1706 3rd Ave · Altoona, PA 16602

$70,000

3 bd · 1.0 ba · 1,410 sqft · SingleFamily · 114 Days on market

Built 1914 3,049 sqft lot $50/sqft · 19% below area Est $86k · 19% under

---

Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Key facts

• 3,049 sq ft lot
• Built 1914
• Listed 113 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $70k.

Deal economics

• At list price, monthly cash flow is $421 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.5% vs local median 5.8% in Altoona — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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.
• Market conditions: 151 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $484 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago 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.
• Current owner paid $6k; list at $70k implies a 1067% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.60% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.79%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $86,434
• List price: $70,000
• Delta: -19.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1925 2nd Ave	0.19mi	3/1.0	1,435 (+2%)	6mo	$71,000	$49	83
1518 1st Ave	0.17mi	2/1.0 (-1)	1,350 (-4%)	3mo	$116,400	$86	78
1919 5th Ave	0.16mi	3/1.0	1,260 (-11%)	3mo	$38,000	$30	72
1320 Walton Ave	0.41mi	3/2.0	1,440 (+2%)	6mo	$205,000	$142	69
1313 Grant Ave	0.48mi	3/2.0	1,371 (-3%)	1mo	$245,000	$179	68
1925 Hudson Ave	0.53mi	3/1.0	1,376 (-2%)	6mo	$93,000	$68	66
2400 Crawford Ave	0.46mi	2/1.0 (-1)	1,316 (-7%)	1mo	$95,000	$72	62
2619 Union Ave	0.66mi	3/2.0	1,389 (-2%)	6mo	$139,900	$101	58
2306 5th Ave	0.39mi	3/1.0	1,602 (+14%)	3mo	$122,900	$77	56
1828 Grant Ave	0.37mi	3/1.5	1,242 (-12%)	6mo	$151,000	$122	56
112 Pearl St	0.63mi	2/1.0 (-1)	1,497 (+6%)	4mo	$89,900	$60	52
822 Bell Ave	0.70mi	2/1.0 (-1)	1,511 (+7%)	8mo	$80,000	$53	44

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: 19.4%
• Equity multiple: 1.79×
• Total profit: $15,493
• Equity at exit: $10,437

10-year hold

• IRR: 27.7%
• Equity multiple: 3.45×
• Total profit: $48,055
• Equity at exit: $6,052

Cash invested: $19,600 (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 16602

• Home prices YoY: -30.3%
• Active inventory: 151
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,117 high
• Mortgage (P&I): −$367
• Tax from tax record: −$65 /mo · $781/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$235
• Net cashflow: $421

Break-even live

Break-even rent $584

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $461	-5% $441	+0% $421	+5% $401	+10% $382
Rent	-10% $333	-5% $377	+0% $421	+5% $465	+10% $510
Rate	-1.0pp $457	-0.5pp $439	base $421	+0.5pp $403	+1.0pp $385

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	45d	1	0.79mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	45d	1	0.82mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	45d	1	1.01mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	45d	1	1.06mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	45d	1	1.20mi

Listing history 21 events

1. 2026-06-21
   days on market $70,000 Active 114 DOM
2. 2026-06-19
   days on market $70,000 Active 112 DOM
3. 2026-06-18
   days on market $70,000 Active 111 DOM
4. 2026-06-17
   days on market $70,000 Active 110 DOM
5. 2026-06-16
   days on market $70,000 Active 109 DOM
6. 2026-06-15
   days on market $70,000 Active 108 DOM
7. 2026-06-14
   days on market $70,000 Active 106 DOM
8. 2026-06-13
   days on market $70,000 Active 105 DOM
9. 2026-06-10
   days on market $70,000 Active 103 DOM
10. 2026-06-09
    days on market $70,000 Active 102 DOM
11. 2026-06-08
    days on market $70,000 Active 101 DOM
12. 2026-06-07
    days on market $70,000 Active 100 DOM
13. 2026-06-05
    days on market $70,000 Active 97 DOM
14. 2026-06-03
    days on market $70,000 Active 96 DOM
15. 2026-06-02
    days on market $70,000 Active 95 DOM
16. 2026-06-01
    days on market $70,000 Active 94 DOM
17. 2026-05-31
    days on market $70,000 Active 93 DOM
18. 2026-05-30
    days on market $70,000 Active 92 DOM
19. 2026-02-26
    listed $70,000 Active
20. 2002-10-30
    listed $48,500
21. 1992-09-01
    soldstatus $6,000

ⓘ 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: $781 · $65/mo
• Projected year-2 tax: $944 · $79/mo
• Expected delta: +$162/yr (+$14/mo · 20.8%)

ⓘ 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 · 17 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: $13,407
• − Mortgage interest: −$3,921
• − Property taxes: −$781
• − Insurance: −$350
• − Repairs & maintenance: −$1,073
• − Management: −$1,073
• − Depreciation: −$2,036
• Taxable income: $4,174
• Est. tax owed @ 24.0%: −$1,002
• After-tax cash flow: $4,054/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): 26,352
• Household income: $55,046
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 740.0

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 2%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -92.37%
• Current HPI: 212.2268
• 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

+1066.7% since first listed

3 events — show timeline

• 2026-02-26 Listed $70,000 AHARMLS
• 2002-10-30 Listed $48,500 AHARMLS
• 1992-09-01 Sold (Public Records) $6,000 Public Records

Property tax history

-7.6%/yr

Latest (2025): $781 · +13.0% YoY. Source: county tax records.