713 S Carlisle Ln · Greenwood, PA 16602

$199,000

4 bd · 3.0 ba · 2,372 sqft · SingleFamily · 73 Days on market

Built 1907 0.28 ac lot $84/sqft · 36% below area Est $310k · 36% under

---

Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +11.3/30.0
• Livability +3.8/5.0
• DSCR +3.3/10.0
• 1% rule +3.1/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Back On Market!! Seller will consider reasonable offers! 4Br, 3Bath Remodeled Home in Desirable Bellemeade Area of Altoona. .28 acre flat yard. Many Upgrades! New Windows, New Roof, Newer Furnace & Water Lines. New Kitchen. Beautiful White Oak Flooring. And much more! Call today for your Exclusive Showing!

Key facts

• Newer furnace
• Flat yard
• New roof

Tags

• REMODELED HOME
• DESIRABLE BELLEMEADE AREA
• FLAT YARD
• NEW WINDOWS
• NEW ROOF
• NEWER FURNACE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $-72 ($-860/yr) — negative.
• To cash-flow at today's rent, offer at most $186k (6.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $161k (19.1% below list).
• Recommended offer: $161k (19.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 75/100 on livability (#452 in PA, #4,135 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute 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.
• Zoned schools: Altoona Area Jr Hs (math 21% / reading 45%, grade F, #346 of 512 statewide, top 69%, 1,727 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 151 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($55k/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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 25y ago; this cycle's ask has dropped $11k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $42k; list at $199k implies a 374% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $160,922 (19.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.81% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.54%
• DSCR: 0.93
• GRM: 10.3

CMA / ARV

• ARV (median comp): $310,223
• List price: $199,000
• Delta: -35.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
153 Frederick Rd	0.12mi	4/3.5	2,688 (+13%)	10mo	$443,000	$165	62
1016 S Carlisle Ln	0.39mi	3/2.5 (-1)	2,530 (+7%)	3mo	$320,000	$126	61
1858 Erin Dr	0.67mi	4/3.0	2,548 (+7%)	11mo	$320,000	$126	48
421 S Dartmouth Ln	0.59mi	3/2.0 (-1)	2,240 (-6%)	10mo	$225,000	$100	46

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-36,808
• Equity at exit: $29,672

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-37,913
• Equity at exit: $17,206

Cash invested: $55,720 (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 16602

• Home prices YoY: -30.3%
• Active inventory: 151
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$1,044
• Tax from tax record: −$216 /mo · $2,598/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $-72

Break-even live

Break-even rent $1,700

Max offer price $186,335

Occupancy floor 99%

Sensitivity live

Price	-10% $41	-5% $-15	+0% $-72	+5% $-128	+10% $-184
Rent	-10% $-199	-5% $-135	+0% $-72	+5% $-8	+10% $55
Rate	-1.0pp $29	-0.5pp $-21	base $-72	+0.5pp $-123	+1.0pp $-176

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $199,000 Active 73 DOM
2. 2026-06-21
   days on market $199,000 Active 72 DOM
3. 2026-06-19
   days on market $199,000 Active 70 DOM
4. 2026-06-18
   days on market $199,000 Active 69 DOM
5. 2026-06-17
   days on market $199,000 Active 68 DOM
6. 2026-06-16
   days on market $199,000 Active 67 DOM
7. 2026-06-15
   days on market $199,000 Active 66 DOM
8. 2026-06-14
   days on market $199,000 Active 64 DOM
9. 2026-06-13
   days on market $199,000 Active 63 DOM
10. 2026-06-10
    days on market $199,000 Active 61 DOM
11. 2026-06-09
    days on market $199,000 Active 60 DOM
12. 2026-06-08
    days on market $199,000 Active 59 DOM
13. 2026-06-07
    days on market $199,000 Active 58 DOM
14. 2026-06-05
    days on market $199,000 Active 55 DOM
15. 2026-06-03
    days on market $199,000 Active 54 DOM
16. 2026-06-02
    days on market $199,000 Active 53 DOM
17. 2026-06-01
    days on market $199,000 Active 52 DOM
18. 2026-05-31
    days on market $199,000 Active 51 DOM
19. 2026-05-30
    days on market $199,000 Active 50 DOM
20. 2026-05-07
    status Active 313-char remark

    Show marketing remark (313 chars)

    Back On Market!! Seller will consider reasonable offers! 4Br, 3Bath Remodeled Home in Desirable Bellemeade Area of Altoona. .28 acre flat yard. Many Upgrades! New Windows, New Roof, Newer Furnace & Water Lines. New Kitchen. Beautiful White Oak Flooring. And much more! Call today for your Exclusive Showing!

21. 2026-05-04
    status Pending 313-char remark

    Show marketing remark (313 chars)

    Back On Market!! Seller will consider reasonable offers! 4Br, 3Bath Remodeled Home in Desirable Bellemeade Area of Altoona. .28 acre flat yard. Many Upgrades! New Windows, New Roof, Newer Furnace & Water Lines. New Kitchen. Beautiful White Oak Flooring. And much more! Call today for your Exclusive Showing!

22. 2026-04-19
    price $204,000 313-char remark

    Show marketing remark (313 chars)

    Back On Market!! Seller will consider reasonable offers! 4Br, 3Bath Remodeled Home in Desirable Bellemeade Area of Altoona. .28 acre flat yard. Many Upgrades! New Windows, New Roof, Newer Furnace & Water Lines. New Kitchen. Beautiful White Oak Flooring. And much more! Call today for your Exclusive Showing!

23. 2026-04-07
    listed $210,000 Active 313-char remark

    Show marketing remark (313 chars)

    Back On Market!! Seller will consider reasonable offers! 4Br, 3Bath Remodeled Home in Desirable Bellemeade Area of Altoona. .28 acre flat yard. Many Upgrades! New Windows, New Roof, Newer Furnace & Water Lines. New Kitchen. Beautiful White Oak Flooring. And much more! Call today for your Exclusive Showing!

24. 2020-10-09
    soldstatus $42,000
25. 2020-08-29
    listed $42,900
26. 2007-06-15
    soldstatus $65,920
27. 2004-02-24
    soldstatus $50,000
28. 2001-08-02
    listed $62,900

ⓘ 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: $2,598 · $216/mo
• Projected year-2 tax: $2,871 · $239/mo
• Expected delta: +$273/yr (+$23/mo · 10.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 17 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: $19,311
• − Mortgage interest: −$11,147
• − Property taxes: −$2,598
• − Insurance: −$995
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$5,789
• Taxable loss: −$4,308
• Est. tax savings @ 24.0%: +$1,034
• After-tax cash flow: $174/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: 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 — Greenwood

• Score: 75/100
• State rank: #452
• US rank: #4135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, PA
• County: Blair County · 59,867 people
• Metro: Altoona, PA
• Population (ZIP): 26,352
• Household income: $55,046
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 740.0

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 2%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -92.37%
• Current HPI: 212.2268
• 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

+224.3% since first listed

9 events — show timeline

• 2026-05-07 Relisted — AHARMLS
• 2026-05-04 Pending — AHARMLS
• 2026-04-19 Price Changed $204,000 AHARMLS
• 2026-04-07 Listed $210,000 AHARMLS
• 2020-10-09 Sold (MLS) $42,000 AHARMLS
• 2020-08-29 Listed $42,900 AHARMLS
• 2007-06-15 Sold (Public Records) $65,920 Public Records
• 2004-02-24 Sold (Public Records) $50,000 Public Records
• 2001-08-02 Listed $62,900 AHARMLS

Property tax history

+16.7%/yr

Latest (2025): $2,598 · +3.8% YoY. Source: county tax records.