1052 Bedford St · Johnstown, PA 15902

$50,000

3 bd · 2.0 ba · 1,760 sqft · SingleFamily · 20 Days on market

4,791 sqft lot Est $86k · 42% under

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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 +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

This 3 bedroom/2 bath home provides you plenty of space and has some great potential character with a little work. Centrally located between town and Richland with super easy access to the expressway.

Key facts

• 4,791 sq ft lot
• Garage
• Listed 20 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $443 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $49k (1.5% below list) — sets the bar for market timing.
• Cap rate 18.3% vs local median 15.0% in Johnstown — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 77/100 on livability (#363 in PA, #3,168 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Greater Johnstown SD (urban): math 9% / reading 25% proficiency, ranked #509 of 539 in PA (top 94%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 64 active listings in the ZIP; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $346 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Cambria County population projected at -28% 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 $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($49k) is reasonable based on typical stale-listing flexibility.
• 4 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $49,250 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
5. 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.
6. 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.
7. 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: 2.22% ✓
• Cap rate: 18.27%
• Cash-on-cash: 42.76%
• DSCR: 2.90
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $86,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1052 Bedford St	0.00mi	3/2.0	1,760 (0%)	3mo	$46,500	$26	98
1090 Crest Ave	0.24mi	4/2.0 (+1)	1,784 (+1%)	10mo	$50,000	$28	73
822 Oak St	0.68mi	3/3.0	1,741 (-1%)	1mo	$60,000	$34	62
1500 Linwood Ave	0.55mi	4/3.0 (+1)	1,750 (-1%)	13mo	$260,000	$149	54
690 Messenger St	0.50mi	3/1.0	1,560 (-11%)	2mo	$77,000	$49	52
973 Ash St	0.65mi	3/2.0	1,665 (-5%)	14mo	$58,700	$35	49
138 Vogel St	0.59mi	3/2.0	1,536 (-13%)	3mo	$40,000	$26	48
604 Murdock St	0.55mi	3/2.0	1,512 (-14%)	8mo	$77,700	$51	44
933 Ash St	0.62mi	4/1.5 (+1)	1,632 (-7%)	9mo	$55,500	$34	44
700 Greenich St	0.56mi	4/2.5 (+1)	1,884 (+7%)	19mo	$132,600	$70	40
1727 Ringling Ave	0.72mi	2/1.0 (-1)	1,632 (-7%)	11mo	$165,000	$101	36
1712 Collier St	0.71mi	4/1.5 (+1)	1,500 (-15%)	17mo	$74,000	$49	21

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: 34.1%
• Equity multiple: 2.44×
• Total profit: $20,205
• Equity at exit: $7,455

10-year hold

• IRR: 41.0%
• Equity multiple: 4.87×
• Total profit: $54,240
• Equity at exit: $4,323

Cash invested: $14,000 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $1,110 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$95 /mo · $1,137/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $443

Break-even live

Break-even rent $549

Max offer price $50,000

Occupancy floor 55%

Sensitivity live

Price	-10% $472	-5% $457	+0% $443	+5% $429	+10% $415
Rent	-10% $356	-5% $400	+0% $443	+5% $487	+10% $531
Rate	-1.0pp $469	-0.5pp $456	base $443	+0.5pp $430	+1.0pp $417

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Cypress Ave Unit 706 Johnstown, PA	3.0	1.0	2496	$950	$0.38	45d	1	1.35mi

Listing history 14 events

1. 2026-03-30
   soldstatus $46,500
2. 2026-03-24
   soldstatus $46,500 Closed 200-char remark

   Show marketing remark (200 chars)

   This 3 bedroom/2 bath home provides you plenty of space and has some great potential character with a little work. Centrally located between town and Richland with super easy access to the expressway.

3. 2026-02-26
   status Pending

   Show marketing remark (200 chars)

   This 3 bedroom/2 bath home provides you plenty of space and has some great potential character with a little work. Centrally located between town and Richland with super easy access to the expressway.

4. 2026-02-26
   status Pending 200-char remark

   Show marketing remark (200 chars)

   This 3 bedroom/2 bath home provides you plenty of space and has some great potential character with a little work. Centrally located between town and Richland with super easy access to the expressway.

5. 2026-02-06
   listed $50,000 Active
6. 2026-02-05
   listed $50,000 Active 200-char remark

   Show marketing remark (200 chars)

   This 3 bedroom/2 bath home provides you plenty of space and has some great potential character with a little work. Centrally located between town and Richland with super easy access to the expressway.

7. 2013-06-04
   soldstatus $16,000
8. 2004-11-16
   soldstatus $17,000 99-char remark

   Show marketing remark (99 chars)

   Large 3 bedroom home with level yard in convenient location. Nice potential. 1 car detached garage.

9. 2004-10-15
   soldstatus $17,000
10. 2004-07-31
    listed $21,900 99-char remark

    Show marketing remark (99 chars)

    Large 3 bedroom home with level yard in convenient location. Nice potential. 1 car detached garage.

11. 2003-05-16
    soldstatus $25,000
12. 2003-05-15
    soldstatus $25,000
13. 2002-10-11
    listed $26,950
14. 1985-06-01
    soldstatus $13,000

ⓘ 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: $1,137 · $95/mo
• Projected year-2 tax: $1,137 · $95/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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,317
• − Mortgage interest: −$2,801
• − Property taxes: −$1,137
• − Insurance: −$916
• − Repairs & maintenance: −$1,065
• − Management: −$1,065
• − Depreciation: −$1,455
• Taxable income: $4,877
• Est. tax owed @ 24.0%: −$1,170
• After-tax cash flow: $4,150/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: Greater Johnstown SD
• NCES district ID: 4210950
• Math proficiency: 9% ▼ -6.00%
• Reading proficiency: 25% ▼ -6.00%
• Median HH income: $27,890
• Composite: 13.25/100
• National rank: #9550
• State rank: #509 of 539 in PA

Livability — Johnstown

• Score: 77/100
• State rank: #363
• US rank: #3168

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Johnstown, PA
• County: Cambria County · 30,791 people
• City population: 30,791
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

Population outlook (Cambria County) Hauer SSP2

• Today (2025): 122,754 people
• By 2030: 115,827 · -5.6%
• By 2040: 101,309 · -17.5%
• By 2050: 88,379 · -28.0%
• By 2075: 65,237 · -46.9%
• By 2100: 46,909 · -61.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Cambria

• 2024 margin: Solid R (+39.7) · D 29.8% · R 69.5%
• 2008→2024 swing: -40.4pp toward R · 2008: 0.7pp · 2024: -39.7pp
• All cycles: 2024: R+39.7 2020: R+37.3 2016: R+37.8 2012: R+17.8 2008: D+0.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.86%
• Current HPI: 108.2198
• Rent YoY: —
• Metro: Johnstown, 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

+257.7% since first listed

14 events — show timeline

• 2026-03-30 Sold (Public Records) $46,500 Public Records
• 2026-03-24 Sold (MLS) $46,500 CSMLS
• 2026-02-26 Pending — AHARMLS
• 2026-02-26 Pending — CSMLS
• 2026-02-06 Listed $50,000 AHARMLS
• 2026-02-05 Listed $50,000 CSMLS
• 2013-06-04 Sold (Public Records) $16,000 Public Records
• 2004-11-16 Sold (MLS) $17,000 CSMLS
• 2004-10-15 Sold (Public Records) $17,000 Public Records
• 2004-07-31 Listed $21,900 CSMLS
• 2003-05-16 Sold (MLS) $25,000 CSMLS
• 2003-05-15 Sold (Public Records) $25,000 Public Records
• 2002-10-11 Listed $26,950 CSMLS
• 1985-06-01 Sold (Public Records) $13,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,137 · +0.0% YoY. Source: county tax records.