407 - 409 Beatrice Ave · Johnstown, PA 15906

$85,000

4 bd · 2.0 ba · 2,072 sqft · MultiFamily · 87 Days on market

4,792 sqft lot Est $60k · 41% over

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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 +30.0/30.0
• 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
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Well-Maintained Multi-Family Duplex, with Each Side Featuring Living Room, Dining Room, Kitchen with Refrigerator and Stove/Ovens, 2 Bedrooms / 1 Bathroom along with Walk-Up Attic Spaces and Basements. Utilities are Separate and there are both On and Off-Street Parking. Strong Rental History and is Ideal for Investors or Owner-Occupants Alike! Call for Your Personal Tour Today!

Key facts

• Kitchen with stove
• Multi-family duplex
• Living room

Tags

• MULTI-FAMILY DUPLEX
• LIVING ROOM
• DINING ROOM
• KITCHEN WITH REFRIGERATOR
• KITCHEN WITH STOVE
• WALK-UP ATTIC SPACES

Property features AI

Finance

• Financial info: Income property (multi-family)

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public sewer
• Home design: Multi-family residential (residential income property)
• Construction: Vinyl siding
• Exterior features: Shingle roof; 40 x 120 lot; Zoned residential

Interior

• Kitchen: Refrigerator; Range; Oven
• Bedrooms: Two 2-bedroom units
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas hot water heating
• Interior features: Window coverings
• Laundry & utility: Washer

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $85k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive. Per door: $362/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (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; 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 $588 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y 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 $35k; list at $85k implies a 143% gain — meaningful room to come down on a strong offer.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.94% ✓
• Cap rate: 16.53%
• Cash-on-cash: 36.55%
• DSCR: 2.63
• GRM: 4.3

CMA / ARV

• ARV (on-the-fly): $60,088
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
402-402.5 Beatrice Ave	0.03mi	4/2.0	1,856 (-10%)	15mo	$26,500	$14	69
168-168.5 Garfield St	0.67mi	5/2.0 (+1)	2,072 (0%)	3mo	$24,000	$12	61
315 Chandler Ave	0.53mi	5/2.0 (+1)	2,046 (-1%)	16mo	$60,000	$29	55
226 Strayer St	0.55mi	5/2.0 (+1)	2,016 (-3%)	16mo	$152,000	$75	51
139-141 Spring St	0.70mi	4/3.0	1,876 (-10%)	1mo	$59,900	$32	46
181 - 183 Garfield St	0.64mi	4/4.0	2,312 (+12%)	15mo	$65,000	$28	31

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: 32.4%
• Equity multiple: 2.36×
• Total profit: $32,414
• Equity at exit: $12,674

10-year hold

• IRR: 39.4%
• Equity multiple: 4.69×
• Total profit: $87,752
• Equity at exit: $7,349

Cash invested: $23,800 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,648 high
• Mortgage (P&I): −$446
• Tax from tax record: −$96 /mo · $1,150/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$346
• Net cashflow: $725

Break-even live

Break-even rent $730

Max offer price $85,000

Occupancy floor 51%

Sensitivity live

Price	-10% $773	-5% $749	+0% $725	+5% $701	+10% $677
Rent	-10% $595	-5% $660	+0% $725	+5% $790	+10% $855
Rate	-1.0pp $768	-0.5pp $747	base $725	+0.5pp $703	+1.0pp $680

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,648
Total (2 units)			$1,648

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   status $85,000 Pending 87 DOM
2. 2026-06-18
   days on market $85,000 Active 87 DOM
3. 2026-06-17
   days on market $85,000 Active 86 DOM
4. 2026-06-16
   days on market $85,000 Active 85 DOM
5. 2026-06-15
   days on market $85,000 Active 84 DOM
6. 2026-06-14
   days on market $85,000 Active 82 DOM
7. 2026-06-12
   days on market $85,000 Active 81 DOM
8. 2026-06-09
   days on market $85,000 Active 78 DOM
9. 2026-06-08
   days on market $85,000 Active 77 DOM
10. 2026-06-07
    days on market $85,000 Active 76 DOM
11. 2026-06-05
    days on market $85,000 Active 73 DOM
12. 2026-06-02
    days on market $85,000 Active 71 DOM
13. 2026-06-01
    days on market $85,000 Active 70 DOM
14. 2026-05-31
    days on market $85,000 Active 69 DOM
15. 2026-05-30
    days on market $85,000 Active 68 DOM
16. 2026-05-16
    status Active
17. 2026-04-06
    historical Active Under Contract
18. 2026-03-18
    listed $85,000 Active
19. 2024-12-17
    historical $850
20. 2024-12-04
    listed $850
21. 2024-11-30
    historical $850
22. 2024-08-21
    listed $850
23. 2023-09-29
    historical $825
24. 2023-09-22
    listed $825
25. 2022-01-10
    soldstatus $35,000
26. 1984-06-01
    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: $1,150 · $96/mo
• Projected year-2 tax: $1,247 · $104/mo
• Expected delta: +$96/yr (+$8/mo · 8.4%)

ⓘ 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 · 20 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: $19,776
• − Mortgage interest: −$4,761
• − Property taxes: −$1,150
• − Insurance: −$425
• − Repairs & maintenance: −$1,582
• − Management: −$1,582
• − Depreciation: −$2,473
• Taxable income: $7,803
• Est. tax owed @ 24.0%: −$1,873
• After-tax cash flow: $6,826/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

+1316.7% since first listed

11 events — show timeline

• 2026-05-16 Relisted — CSMLS
• 2026-04-06 Contingent — CSMLS
• 2026-03-18 Listed $85,000 CSMLS
• 2024-12-17 Rental Removed $850 CSMLS
• 2024-12-04 Listed for Rent $850 CSMLS
• 2024-11-30 Rental Removed $850 CSMLS
• 2024-08-21 Listed for Rent $850 CSMLS
• 2023-09-29 Rental Removed $825 Constellation-csmls
• 2023-09-22 Listed for Rent $825 Constellation-csmls
• 2022-01-10 Sold (Public Records) $35,000 Public Records
• 1984-06-01 Sold (Public Records) $6,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,150 · +0.0% YoY. Source: county tax records.