505 27th Ave · Altoona, PA 16601

$109,000

3 bd · 1.0 ba · 995 sqft · SingleFamily · 11 Days on market

Built 1926 1,742 sqft lot Est $131k · 17% under

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +15.7/30.0
• ARV discount +15.0/15.0
• DSCR +4.8/10.0
• 1% rule +4.4/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideal starter home featuring 3BR and 1BA. Major updates include a newer roof, updated windows, a new furnace, and new central air for year-round comfort. Enjoy affordable utilities and low taxes, making this a smart and budget-friendly choice for homeownership. Delayed possession.

Key facts

• New furnace
• Newer roof
• Updated windows

Tags

• NEWER ROOF
• UPDATED WINDOWS
• NEW FURNACE
• NEW CENTRAL AIR

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $109k.

Deal economics

• At list price, monthly cash flow is $47 ($565/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $102k (6.0% below list).
• Recommended offer: $102k (6.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#237 in PA, #2,060 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Altoona Area SD (urban): math 30% / reading 44% proficiency, ranked #406 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altoona Area Jr Hs (math 21% / reading 45%, grade F, #346 of 512 statewide, top 69%, 1,727 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 186 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $754 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,483 (6.0% below list)

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.94% ✗
• Cap rate: 6.81%
• Cash-on-cash: 1.85%
• DSCR: 1.08
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $131,340
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
502 27th Ave	0.02mi	3/1.0	960 (-4%)	11mo	$85,000	$89	84
508 26th Ave	0.04mi	2/1.5 (-1)	949 (-5%)	11mo	$140,000	$148	74
117 E 25th Ave	0.44mi	3/1.5	1,008 (+1%)	3mo	$145,000	$144	73
1220-1224 28th Ave	0.33mi	2/1.0 (-1)	986 (-1%)	9mo	$129,900	$132	70
1206 22nd Ave	0.40mi	3/1.5	1,000 (+0%)	13mo	$149,900	$150	68
118 23rd Ave	0.39mi	3/1.0	1,056 (+6%)	11mo	$97,900	$93	63
1013 16th Ave	0.67mi	2/1.0 (-1)	995 (0%)	6mo	$18,000	$18	59
227 22nd Ave	0.36mi	3/1.0	1,128 (+13%)	14mo	$83,000	$74	49
315-323 E 23rd Ave	0.64mi	3/2.0	912 (-8%)	10mo	$175,000	$192	44
130 E 25th Ave	0.47mi	3/1.0	1,144 (+15%)	14mo	$129,900	$114	42
207 Spruce Ave	0.63mi	2/1.5 (-1)	1,108 (+11%)	7mo	$78,000	$70	39
2802 Elm St	0.69mi	2/1.0 (-1)	1,118 (+12%)	12mo	$171,000	$153	32

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -13.3%
• Equity multiple: 0.52×
• Total profit: $-14,640
• Equity at exit: $16,252

10-year hold

• IRR: -4.4%
• Equity multiple: 0.71×
• Total profit: $-8,798
• Equity at exit: $9,424

Cash invested: $30,520 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$572
• Tax from tax record: −$145 /mo · $1,746/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $47

Break-even live

Break-even rent $965

Max offer price $109,000

Occupancy floor 90%

Sensitivity live

Price	-10% $109	-5% $78	+0% $47	+5% $16	+10% $-15
Rent	-10% $-34	-5% $7	+0% $47	+5% $88	+10% $128
Rate	-1.0pp $102	-0.5pp $75	base $47	+0.5pp $19	+1.0pp $-10

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.34mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.34mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	45d	2	0.34mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.35mi
400 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.35mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	45d	1	0.87mi
2708 Wehnwood Rd Altoona, PA	1.0–4.0	1.0–1.5	960	$967	$1.01	45d	5	0.96mi
315 10th St Unit Rear- 1st Fl Altoona, PA	2.0	1.0	800	$1,100	$1.38	45d	1	1.38mi

Listing history 4 events

1. 2026-03-11
   status Pending 281-char remark

   Show marketing remark (281 chars)

   Ideal starter home featuring 3BR and 1BA. Major updates include a newer roof, updated windows, a new furnace, and new central air for year-round comfort. Enjoy affordable utilities and low taxes, making this a smart and budget-friendly choice for homeownership. Delayed possession.

2. 2026-03-11
   status Pending

   Show marketing remark (281 chars)

   Ideal starter home featuring 3BR and 1BA. Major updates include a newer roof, updated windows, a new furnace, and new central air for year-round comfort. Enjoy affordable utilities and low taxes, making this a smart and budget-friendly choice for homeownership. Delayed possession.

3. 2026-02-28
   listed $109,000 Active
4. 2026-02-27
   listed $109,000 Active 281-char remark

   Show marketing remark (281 chars)

   Ideal starter home featuring 3BR and 1BA. Major updates include a newer roof, updated windows, a new furnace, and new central air for year-round comfort. Enjoy affordable utilities and low taxes, making this a smart and budget-friendly choice for homeownership. Delayed possession.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,746 · $145/mo
• Projected year-2 tax: $1,746 · $145/mo
• Expected delta: $0/yr ($0/mo · -0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,298
• − Mortgage interest: −$6,106
• − Property taxes: −$1,746
• − Insurance: −$545
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,171
• Taxable loss: −$1,237
• Est. tax savings @ 24.0%: +$297
• After-tax cash flow: $862/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Altoona Area SD
• NCES district ID: 4202340
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $38,465
• Composite: 30.85/100
• National rank: #6130
• State rank: #406 of 539 in PA

Livability — Altoona

• Score: 79/100
• State rank: #237
• US rank: #2060

Category grades

Amenities F Commute A+ Cost of living A+ Crime C- Employment D Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, PA
• County: Blair County · 59,867 people
• City population: 59,867
• Metro: Altoona, PA
• Population (ZIP): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.97%
• Current HPI: 183.9907
• Rent YoY: —
• Metro: Altoona, PA
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

+0.0% since first listed

4 events — show timeline

• 2026-03-11 Pending — AHARMLS
• 2026-03-11 Pending — BRIGHT MLS
• 2026-02-28 Listed $109,000 BRIGHT MLS
• 2026-02-27 Listed $109,000 AHARMLS

Property tax history

-3.2%/yr

Latest (2025): $1,746 · +13.0% YoY. Source: county tax records.