1185 Honan Ave · Johnstown, PA 15906

$69,900

1 bd · 1.0 ba · 1,384 sqft · SingleFamily · 216 Days on market

Poor condition 13 ac lot $51/sqft · 75% above area ↓ 11% 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
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +7.5/15.0
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Schools +1.3/10.0
• Condition / age +1.0/5.0

Listing remarks MLS

Looking for a getaway? This unique property is located on a usable dirt road between Minersville and Hinkston Run Dam. Sitting on a private 13 acres, the building has solar panels and a windmill. There is a 3/4 bath although the source of water and sewage is unknown. The main floor has a custom bar with high ceilings. The kitchen has barn doors overlooking the level cleared front yard. An additional outbuilding for storage is also included. Proof of funds required. Cash Only due to the unknown of the utilities. Building is in great shape with block walls and steel beams! Call today

Key facts

• Barn doors
• Private 13 acres
• Solar panels

Tags

• PRIVATE 13 ACRES
• SOLAR PANELS
• HIGH CEILINGS
• BARN DOORS
• LEVEL CLEARED FRONT YARD
• OUTBUILDING FOR STORAGE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $235 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($993 rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.5% vs local median 15.0% in Johnstown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $483 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 $20k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 12% 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 1.42% ✓
• Cap rate: 11.46%
• Cash-on-cash: 18.46%
• DSCR: 1.82
• GRM: 5.9

CMA / ARV

• ARV (median comp): $39,912
• List price: $69,900
• Delta: 75.14%
• Verdict: OVERPRICED
• Comps: 19 within 2.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 4.8%
• Equity multiple: 1.19×
• Total profit: $3,668
• Equity at exit: $10,422

10-year hold

• IRR: 14.3%
• Equity multiple: 2.16×
• Total profit: $22,658
• 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 15906

• Home prices YoY: -4.0%
• Active inventory: 47
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $993 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $235

Break-even live

Break-even rent $696

Max offer price $69,900

Occupancy floor 71%

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 23 events

1. 2026-06-19
   days on market $69,900 Active 216 DOM
2. 2026-06-18
   days on market $69,900 Active 215 DOM
3. 2026-06-17
   days on market $69,900 Active 214 DOM
4. 2026-06-17
   remarks 629-char remark
5. 2026-06-17
   price $69,900 Active 213 DOM
6. 2026-06-16
   days on market $71,500 Active 213 DOM
7. 2026-06-15
   days on market $71,500 Active 212 DOM
8. 2026-06-14
   days on market $71,500 Active 210 DOM
9. 2026-06-12
   days on market $71,500 Active 209 DOM
10. 2026-06-09
    days on market $71,500 Active 206 DOM
11. 2026-06-08
    days on market $71,500 Active 205 DOM
12. 2026-06-07
    days on market $71,500 Active 204 DOM
13. 2026-06-05
    days on market $71,500 Active 201 DOM
14. 2026-06-02
    days on market $71,500 Active 199 DOM
15. 2026-06-01
    days on market $71,500 Active 198 DOM
16. 2026-05-31
    days on market $71,500 Active 197 DOM
17. 2026-05-30
    days on market $71,500 Active 196 DOM
18. 2026-04-01
    price $71,500 589-char remark

    Show marketing remark (589 chars)

    Looking for a getaway? This unique property is located on a usable dirt road between Minersville and Hinkston Run Dam. Sitting on a private 13 acres, the building has solar panels and a windmill. There is a 3/4 bath although the source of water and sewage is unknown. The main floor has a custom bar with high ceilings. The kitchen has barn doors overlooking the level cleared front yard. An additional outbuilding for storage is also included. Proof of funds required. Cash Only due to the unknown of the utilities. Building is in great shape with block walls and steel beams! Call today

19. 2026-03-26
    status Active 589-char remark

    Show marketing remark (589 chars)

    Looking for a getaway? This unique property is located on a usable dirt road between Minersville and Hinkston Run Dam. Sitting on a private 13 acres, the building has solar panels and a windmill. There is a 3/4 bath although the source of water and sewage is unknown. The main floor has a custom bar with high ceilings. The kitchen has barn doors overlooking the level cleared front yard. An additional outbuilding for storage is also included. Proof of funds required. Cash Only due to the unknown of the utilities. Building is in great shape with block walls and steel beams! Call today

20. 2026-03-15
    status Pending 589-char remark

    Show marketing remark (589 chars)

    Looking for a getaway? This unique property is located on a usable dirt road between Minersville and Hinkston Run Dam. Sitting on a private 13 acres, the building has solar panels and a windmill. There is a 3/4 bath although the source of water and sewage is unknown. The main floor has a custom bar with high ceilings. The kitchen has barn doors overlooking the level cleared front yard. An additional outbuilding for storage is also included. Proof of funds required. Cash Only due to the unknown of the utilities. Building is in great shape with block walls and steel beams! Call today

21. 2026-02-27
    price $72,500 589-char remark

    Show marketing remark (589 chars)

    Looking for a getaway? This unique property is located on a usable dirt road between Minersville and Hinkston Run Dam. Sitting on a private 13 acres, the building has solar panels and a windmill. There is a 3/4 bath although the source of water and sewage is unknown. The main floor has a custom bar with high ceilings. The kitchen has barn doors overlooking the level cleared front yard. An additional outbuilding for storage is also included. Proof of funds required. Cash Only due to the unknown of the utilities. Building is in great shape with block walls and steel beams! Call today

22. 2025-12-03
    price $74,900 589-char remark

    Show marketing remark (589 chars)

    Looking for a getaway? This unique property is located on a usable dirt road between Minersville and Hinkston Run Dam. Sitting on a private 13 acres, the building has solar panels and a windmill. There is a 3/4 bath although the source of water and sewage is unknown. The main floor has a custom bar with high ceilings. The kitchen has barn doors overlooking the level cleared front yard. An additional outbuilding for storage is also included. Proof of funds required. Cash Only due to the unknown of the utilities. Building is in great shape with block walls and steel beams! Call today

23. 2025-11-04
    listed $80,000 Active 589-char remark

    Show marketing remark (589 chars)

    Looking for a getaway? This unique property is located on a usable dirt road between Minersville and Hinkston Run Dam. Sitting on a private 13 acres, the building has solar panels and a windmill. There is a 3/4 bath although the source of water and sewage is unknown. The main floor has a custom bar with high ceilings. The kitchen has barn doors overlooking the level cleared front yard. An additional outbuilding for storage is also included. Proof of funds required. Cash Only due to the unknown of the utilities. Building is in great shape with block walls and steel beams! Call today

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $11,910
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$1,147
• − Repairs & maintenance: −$953
• − Management: −$953
• − Depreciation: −$2,033
• Taxable income: $1,860
• Est. tax owed @ 24.0%: −$446
• After-tax cash flow: $2,368/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 20/100 Extensive rehab

This property requires extensive renovations, including kitchen and bathroom updates, exterior landscaping, and interior painting. The property is currently in poor condition and lacks basic utilities.

Repairs flagged

• Major Kitchen — Exposed beams and unfinished walls
• Major Bath — Exposed beams and unfinished walls
• Major Exterior — Overgrown vegetation and no visible siding
• Major Flooring — Exposed concrete
• Major Interior walls/paint — Exposed concrete

Value-add opportunities

• Resale Kitchen renovation — Modern kitchen with appliances
• Resale Bathroom renovation — Modern bathroom with fixtures
• Both Exterior landscaping — Enhances curb appeal and property value
• Both Interior painting — Improves aesthetics and property value
• Both Water source and sewage system — Ensures functionality and safety

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen · Exposed beams and unfinished walls	Major	$15,000–50,000
Bath · Exposed beams and unfinished walls	Major	$15,000–50,000
Exterior · Overgrown vegetation and no visible siding	Major	$15,000–50,000
Flooring · Exposed concrete	Major	$15,000–50,000
Interior walls/paint · Exposed concrete	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Resale Kitchen renovation — Modern kitchen with appliances ↑
• Resale Bathroom renovation — Modern bathroom with fixtures ↑
• Both Exterior landscaping — Enhances curb appeal and property value ↑
• Both Interior painting — Improves aesthetics and property value ↑
• Both Water source and sewage system — Ensures functionality and safety ↑

ⓘ 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: 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

-10.6% since first listed

6 events — show timeline

• 2026-04-01 Price Changed $71,500 CSMLS
• 2026-03-26 Relisted — CSMLS
• 2026-03-15 Pending — CSMLS
• 2026-02-27 Price Changed $72,500 CSMLS
• 2025-12-03 Price Changed $74,900 CSMLS
• 2025-11-04 Listed $80,000 CSMLS