287 Glenn St · Johnstown, PA 15906

$39,900

2 bd · 1.0 ba · 1,410 sqft · SingleFamily · 72 Days on market

Built 1926 4,792 sqft lot Est $59k · 33% 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
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

CASH ONLY! 3 Bedrooms / 1 Bathroom / 1 Car Detached Garage w/ a nicely sized backyard! NEW Sump Pump installed in basement & Waterproofed! Gutted to the studs waiting for someone to come & finish this beauty up! TONS of potential with this home! BEAUTIFUL Hardwood Floors throughout Main Floor! Open concept between kitchen to dining room! Bring your FINISHING Touches and make this home your own! Gas / Forced Air Heat! Sewer Compliant! Must check it out!

Key facts

• Covered porches
• Brick home
• Level back yard

Tags

• BRICK HOME
• COVERED PORCHES
• LEVEL BACK YARD

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer (sewer available)
• Home design: Single family residence; Two levels / 2 stories
• Construction: Brick construction; Shingle roof
• Exterior features: Covered porch; Rectangular lot; City street frontage; Publicly maintained road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: Full, unfinished basement; Covered porch
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $318 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($886 rent vs $40k).
• Recommended offer: $38k (6.0% below list) — sets the bar for market timing.

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: 47 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $276 of loan paydown is wiped out by about $1k 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 $11k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($38k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $20k; list at $40k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 4.7% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $37,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 15.84%
• Cash-on-cash: 34.11%
• DSCR: 2.52
• GRM: 3.8

CMA / ARV

• ARV (on-the-fly): $59,220
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
287 Glenn St	0.00mi	2/1.0	1,410 (0%)	1mo	$36,000	$26	100
185 Glenn St	0.19mi	3/1.0 (+1)	1,372 (-3%)	8mo	$69,000	$50	75
201 Blaine St	0.33mi	3/1.0 (+1)	1,434 (+2%)	4mo	$52,000	$36	74
204 Strayer St	0.21mi	2/2.0	1,536 (+9%)	1mo	$60,000	$39	70
314 Cord St	0.50mi	2/1.5	1,352 (-4%)	2mo	$25,000	$18	66
426 Decker Ave	0.25mi	3/1.0 (+1)	1,318 (-6%)	8mo	$65,720	$50	66
219 Strayer St	0.17mi	3/1.5 (+1)	1,580 (+12%)	0mo	$34,000	$22	65
394 Fairfield Ave	0.34mi	3/1.0 (+1)	1,323 (-6%)	8mo	$65,000	$49	63
355 Corinne St	0.32mi	2/1.0	1,254 (-11%)	6mo	$52,500	$42	62
419 Beatrice Ave	0.57mi	3/2.0 (+1)	1,392 (-1%)	4mo	$65,900	$47	59
124 Bheam Ave	0.42mi	3/1.5 (+1)	1,506 (+7%)	8mo	$42,000	$28	55
560 Dorothy Ave	0.58mi	3/1.5 (+1)	1,596 (+13%)	7mo	$74,900	$47	38

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: 29.6%
• Equity multiple: 2.24×
• Total profit: $13,841
• Equity at exit: $5,949

10-year hold

• IRR: 37.0%
• Equity multiple: 4.44×
• Total profit: $38,419
• Equity at exit: $3,450

Cash invested: $11,172 (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 15906

• Home prices YoY: -4.0%
• Active inventory: 47
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $886 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$156 /mo · $1,874/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$186
• Net cashflow: $318

Break-even live

Break-even rent $484

Max offer price $39,900

Occupancy floor 59%

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: $9,975
• Closing costs: $1,197
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Stone St Johnstown, PA	2.0	1.0	989	$1,100	$1.11	23d	1	0.27mi
444 Stone St Johnstown, PA	2.0	1.0	908	$700	$0.77	43d	1	0.41mi
444 Stone St Unit 444 Johnstown, PA	2.0	1.0	950	$700	$0.74	23d	1	0.43mi
459 Stone St Johnstown, PA	3.0	1.0	1120	$900	$0.80	23d	1	0.43mi

Listing history 7 events

1. 2026-05-01
   status Pending
2. 2026-02-18
   listed $39,900 Active
3. 2020-12-28
   soldstatus $20,000 468-char remark

   Show marketing remark (468 chars)

   CASH ONLY! 3 Bedrooms / 1 Bathroom / 1 Car Detached Garage w/ a nicely sized backyard! NEW Sump Pump installed in basement & Waterproofed! Gutted to the studs waiting for someone to come & finish this beauty up! TONS of potential with this home! BEAUTIFUL Hardwood Floors throughout Main Floor! Open concept between kitchen to dining room! Bring your FINISHING Touches and make this home your own! Gas / Forced Air Heat! Sewer Compliant! Must check it out!

4. 2020-06-08
   soldstatus $23,000 155-char remark

   Show marketing remark (155 chars)

   Very stately home with lots of natural light! Formal dining room, eat-in kitchen, master bedroom leads to the covered porch, new furnace and 1 car garage.

5. 2013-05-31
   soldstatus $34,500
6. 2013-05-21
   soldstatus $34,500
7. 2013-04-24
   listed $39,900

ⓘ 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: $1,874 · $156/mo
• Projected year-2 tax: $1,874 · $156/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 8 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,627
• − Mortgage interest: −$2,235
• − Property taxes: −$1,874
• − Insurance: −$200
• − Repairs & maintenance: −$850
• − Management: −$850
• − Depreciation: −$1,161
• Taxable income: $3,458
• Est. tax owed @ 24.0%: −$830
• After-tax cash flow: $2,981/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
• City population: 30,791
• Population (ZIP): 9,654

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 (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -3.26%
• Current HPI: 77.6797
• Rent YoY: —
• Metro: —
• 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

7 events — show timeline

• 2026-05-01 Pending — CSMLS
• 2026-02-18 Listed $39,900 CSMLS
• 2020-12-28 Sold (MLS) $20,000 CSMLS
• 2020-06-08 Sold (MLS) $23,000 CSMLS
• 2013-05-31 Sold (MLS) $34,500 CSMLS
• 2013-05-21 Sold (Public Records) $34,500 Public Records
• 2013-04-24 Listed $39,900 CSMLS

Property tax history

+0.2%/yr

Latest (2026): $1,874 · +0.0% YoY. Source: county tax records.