1305 N 4th Ave · Altoona, PA 16601

$69,900

2 bd · 2.0 ba · 2,085 sqft · SingleFamily · 49 Days on market

Built 1938 Poor condition 6,098 sqft lot $34/sqft · 35% below area Est $108k · 35% under ↓ 7% since listing

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +1.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Juniata brick and vinyl 1.5 story is perfect for investors or handy persons. Metal roof and off street parking to rear. Home was duplexed at one time, but buyer to check city zoning if duplex is permissible. AS-IS sale, seller will make no repairs. SECOND FLOOR EXTERIOR STAIRS ARE HAZARDOUS AND STRICTLY OFF LIMITS. Front exterior steps also hazardous.

Key facts

• Metal roof
• Off street parking
• 6,098 sq ft lot

Tags

• METAL ROOF
• OFF STREET PARKING

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; One and one half stories
• Construction: Brick and vinyl siding construction; Metal roof
• Exterior features: Deck

Interior

• Kitchen: Dishwasher
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating; Natural gas heating; Ceiling fan(s) for cooling
• Interior features: Dishwasher; Ceiling fan(s); Has basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $333 ($4k/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: $68k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.0% 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; 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 $483 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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($68k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1938 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $67,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.48% ✓
• Cap rate: 12.01%
• Cash-on-cash: 20.40%
• DSCR: 1.91
• GRM: 5.6

CMA / ARV

• ARV (median comp): $107,543
• List price: $69,900
• Delta: -35.00%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
708 N 5th Ave	0.49mi	3/1.0 (+1)	1,946 (-7%)	1mo	$89,500	$46	56
1668 Juniata Ln	0.73mi	3/2.0 (+1)	1,802 (-14%)	3mo	$238,000	$132	36
616 N 8th Ave	0.59mi	3/1.0 (+1)	1,836 (-12%)	10mo	$99,900	$54	35
506 N 10th Ave	0.72mi	3/1.5 (+1)	2,240 (+7%)	19mo	$169,900	$76	31
516 5th Ave	0.63mi	3/1.0 (+1)	1,884 (-10%)	19mo	$21,000	$11	30

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: 12.7%
• Equity multiple: 1.50×
• Total profit: $9,881
• Equity at exit: $10,422

10-year hold

• IRR: 21.6%
• Equity multiple: 2.84×
• Total profit: $35,956
• Equity at exit: $6,044

Cash invested: $19,572 (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: 5.6×

Monthly cashflow live

• Estimated rent: $1,033 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$217
• Net cashflow: $333

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 63%

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $69,900 Active 49 DOM
2. 2026-06-18
   days on market $69,900 Active 48 DOM
3. 2026-06-17
   days on market $69,900 Active 47 DOM
4. 2026-06-16
   days on market $69,900 Active 46 DOM
5. 2026-06-15
   days on market $69,900 Active 45 DOM
6. 2026-06-14
   days on market $69,900 Active 43 DOM
7. 2026-06-13
   days on market $69,900 Active 42 DOM
8. 2026-06-10
   days on market $69,900 Active 40 DOM
9. 2026-06-09
   days on market $69,900 Active 39 DOM
10. 2026-06-08
    days on market $69,900 Active 38 DOM
11. 2026-06-07
    days on market $69,900 Active 37 DOM
12. 2026-06-05
    days on market $69,900 Active 34 DOM
13. 2026-06-03
    days on market $69,900 Active 33 DOM
14. 2026-06-03
    price $69,900 Active 32 DOM
15. 2026-06-02
    days on market $74,900 Active 32 DOM
16. 2026-06-01
    days on market $74,900 Active 31 DOM
17. 2026-05-31
    days on market $74,900 Active 30 DOM
18. 2026-05-30
    days on market $74,900 Active 29 DOM
19. 2026-04-30
    listed $74,900 Active 353-char remark

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

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 ≥91°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: $12,392
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$991
• − Management: −$991
• − Depreciation: −$2,033
• Taxable income: $3,062
• Est. tax owed @ 24.0%: −$735
• After-tax cash flow: $3,258/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.

Condition & rehab AI · 12 photos

Poor 30/100 Extensive rehab

This property requires extensive repairs and updates to bring it up to a livable condition. The home is in poor condition and would benefit from a thorough renovation.

Repairs flagged

• Major exterior stairs — Hazardous and strictly off limits
• Major exterior siding — Exposed brick and deteriorated siding
• Major kitchen cabinets — Outdated and in poor condition
• Major bathroom fixtures — Outdated and in poor condition
• Major windows — Old and some broken

Value-add opportunities

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance
• Resale Replace flooring — New flooring can improve the home's overall look and feel
• Resale Replace kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and appearance
• Resale Replace bathroom fixtures — New fixtures can improve the bathroom's functionality and appearance
• Resale Replace windows — New windows can improve the home's energy efficiency and curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior stairs · Hazardous and strictly off limits	Major	$15,000–50,000
exterior siding · Exposed brick and deteriorated siding	Major	$15,000–50,000
kitchen cabinets · Outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · Outdated and in poor condition	Major	$15,000–50,000
windows · Old and some broken	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint can make a significant difference in the home's appearance ↑
• Resale Replace flooring — New flooring can improve the home's overall look and feel ↑
• Resale Replace kitchen cabinets — New cabinets can significantly enhance the kitchen's functionality and appearance ↑
• Resale Replace bathroom fixtures — New fixtures can improve the bathroom's functionality and appearance ↑
• Resale Replace windows — New windows can improve the home's energy efficiency and curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-6.7% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $69,900 AHARMLS
• 2026-04-30 Listed $74,900 AHARMLS