1904 12th Ave · Altoona, PA 16601

$92,000

3 bd · 1.0 ba · 1,747 sqft · SingleFamily · 185 Days on market

Built 1890 3,049 sqft lot $53/sqft · 72% above area

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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 +27.0/30.0
• DSCR +9.4/10.0
• ARV discount +7.5/15.0
• 1% rule +7.1/10.0
• 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

This beautifully updated Three-bedroom, one-full-bath home offers a perfect blend of modern comfort and charming space. Step inside to discover a large, inviting living room, ideal for relaxation and entertaining, which flows seamlessly into the bright, eat-in kitchen. Beyond the main level, a finished attic provides valuable extra space perfect for a home office, or an extra bedroom. This is a must see. Schedule your tour.

Key facts

• Finished attic
• 3,049 sq ft lot
• Built 1890

Tags

• LARGE INVITING LIVING ROOM
• BRIGHT EAT-IN KITCHEN
• FINISHED ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $92k.

Deal economics

• At list price, monthly cash flow is $259 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $81k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.7% 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: 186 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $636 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $26k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 185 days — a 12% lower offer ($81k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 18y 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.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $80,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 185 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.21% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.05%
• DSCR: 1.54
• GRM: 6.9

CMA / ARV

• ARV (median comp): $53,627
• List price: $92,000
• Delta: 71.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2022 Pine Ave	0.22mi	2/1.0 (-1)	1,740 (-0%)	1mo	$48,000	$28	83
2018 15th Ave	0.21mi	4/1.5 (+1)	1,674 (-4%)	6mo	$135,000	$81	71
1329-31 21st Ave	0.56mi	3/1.5	1,786 (+2%)	3mo	$195,000	$109	66
1605 22nd Ave	0.49mi	3/1.0	1,621 (-7%)	1mo	$139,900	$86	64
891 27th St	0.69mi	3/1.0	1,721 (-2%)	2mo	$91,000	$53	64
1419 21st Ave	0.52mi	3/1.5	1,862 (+7%)	3mo	$116,250	$62	60
1611 21st Ave	0.44mi	3/2.0	1,944 (+11%)	3mo	$83,000	$43	54
1225 19th Ave	0.59mi	3/2.0	1,600 (-8%)	2mo	$138,500	$87	53
2306 5th Ave	0.72mi	3/1.0	1,602 (-8%)	3mo	$122,900	$77	50
1406 20th Ave	0.52mi	4/1.0 (+1)	1,558 (-11%)	4mo	$27,000	$17	50
2115 5th Ave	0.69mi	3/2.5	1,862 (+7%)	6mo	$78,000	$42	46
1315 21st Ave	0.59mi	4/2.0 (+1)	1,968 (+13%)	2mo	$160,000	$81	40

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: 1.6%
• Equity multiple: 1.06×
• Total profit: $1,568
• Equity at exit: $13,717

10-year hold

• IRR: 11.2%
• Equity multiple: 1.88×
• Total profit: $22,598
• Equity at exit: $7,954

Cash invested: $25,760 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,111 high
• Mortgage (P&I): −$482
• Tax from tax record: −$98 /mo · $1,177/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $259

Break-even live

Break-even rent $783

Max offer price $92,000

Occupancy floor 72%

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: $23,000
• Closing costs: $2,760
• 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	43d	1	0.13mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	43d	1	0.28mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.40mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	0.66mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	43d	1	1.46mi

Listing history 17 events

1. 2026-06-19
   days on market $92,000 Active 185 DOM
2. 2026-06-18
   days on market $92,000 Active 184 DOM
3. 2026-06-17
   price $92,000 Active 183 DOM
4. 2026-06-02
   days on market $95,000 Active 183 DOM
5. 2026-06-01
   days on market $95,000 Active 182 DOM
6. 2026-05-31
   days on market $95,000 Active 181 DOM
7. 2026-05-30
   days on market $95,000 Active 180 DOM
8. 2025-12-01
   listed $95,000 Active 427-char remark

   Show marketing remark (427 chars)

   This beautifully updated Three-bedroom, one-full-bath home offers a perfect blend of modern comfort and charming space. Step inside to discover a large, inviting living room, ideal for relaxation and entertaining, which flows seamlessly into the bright, eat-in kitchen. Beyond the main level, a finished attic provides valuable extra space perfect for a home office, or an extra bedroom. This is a must see. Schedule your tour.

9. 2025-03-19
   historical $1,150
10. 2025-02-08
    listed $1,150
11. 2025-01-07
    soldstatus $89,900
12. 2025-01-02
    soldstatus $89,900 Closed 390-char remark

    Show marketing remark (390 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home, featuring fresh paint and brand new carpeting throughout. The spacious living areas provide plenty of room for relaxation and entertainment, while the newly renovated bathroom adds a touch of modern elegance. The finished attic offers even more possibilities—perfect for an office, playroom, or additional storage space.

13. 2024-11-28
    status Pending 390-char remark

    Show marketing remark (390 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home, featuring fresh paint and brand new carpeting throughout. The spacious living areas provide plenty of room for relaxation and entertainment, while the newly renovated bathroom adds a touch of modern elegance. The finished attic offers even more possibilities—perfect for an office, playroom, or additional storage space.

14. 2024-11-15
    listed $89,900 Active 390-char remark

    Show marketing remark (390 chars)

    Welcome to this beautifully updated 3-bedroom, 1-bathroom home, featuring fresh paint and brand new carpeting throughout. The spacious living areas provide plenty of room for relaxation and entertainment, while the newly renovated bathroom adds a touch of modern elegance. The finished attic offers even more possibilities—perfect for an office, playroom, or additional storage space.

15. 2009-06-03
    soldstatus $25,000
16. 2008-12-23
    listed $32,900
17. 1988-07-01
    soldstatus $8,000

ⓘ 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: $1,177 · $98/mo
• Projected year-2 tax: $1,315 · $110/mo
• Expected delta: +$139/yr (+$12/mo · 11.8%)

ⓘ 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 · 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: $13,328
• − Mortgage interest: −$5,153
• − Property taxes: −$1,177
• − Insurance: −$460
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,676
• Taxable income: $1,729
• Est. tax owed @ 24.0%: −$415
• After-tax cash flow: $2,688/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

+1087.5% since first listed

10 events — show timeline

• 2025-12-01 Listed $95,000 AHARMLS
• 2025-03-19 Rental Removed $1,150 RENTEC
• 2025-02-08 Listed for Rent $1,150 RENTEC
• 2025-01-07 Sold (Public Records) $89,900 Public Records
• 2025-01-02 Sold (MLS) $89,900 AHARMLS
• 2024-11-28 Pending — AHARMLS
• 2024-11-15 Listed $89,900 AHARMLS
• 2009-06-03 Sold (MLS) $25,000 AHARMLS
• 2008-12-23 Listed $32,900 AHARMLS
• 1988-07-01 Sold (Public Records) $8,000 Public Records

Property tax history

-4.1%/yr

Latest (2025): $1,177 · +13.0% YoY. Source: county tax records.