177-179 Pine St · Johnstown, PA 15902

$24,900

15 bd · 9.0 ba · — sqft · MultiFamily · 88 Days on market

Built 1900 4,356 sqft lot ↓ 53% since listing

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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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Investor Alert!! Great Triplex/Quad with covered front porch, 2 attached garages. Fix it up and have a great income generating property. Needs some TLC. Sold in as-is condition.

Key facts

• Covered front porch
• Attached garages
• 4,356 sq ft lot

Tags

• COVERED FRONT PORCH
• ATTACHED GARAGES
• INCOME GENERATING PROPERTY

What this means for you Summary

Snapshot

• This is a 3 × 5-bed/3.0-bath units multifamily listed at $25k.

Deal economics

• At list price, monthly cash flow is $3k ($37k/yr) — positive. Per door: $1k/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $25k).
• Recommended offer: $23k (6.0% below list) — sets the bar for market timing.
• Cap rate 159.4% vs local median 15.0% in Johnstown — 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 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: 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.
• Zoned schools: Greater Johnstown El Sch (math 14% / reading 21%, grade F, #1,291 of 1,518 statewide, top 85%, 1,269 students, 100% FRL); Greater Johnstown Ms (math 6% / reading 24%, grade F, #471 of 512 statewide, top 93%, 660 students, 100% FRL); Greater Johnstown Shs (math 8% / reading 32%, grade F, #387 of 437 statewide, top 89%, 894 students, 98% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 64 active listings in the ZIP; lower-income renter base — watch delinquency; 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 $172 of loan paydown is wiped out by about $747 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($23k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 4y ago; this cycle's ask has dropped $5k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $23,406 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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?
11. 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.
12. 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.
13. 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: 17.02% ✓
• Cap rate: 159.39%
• Cash-on-cash: 546.77%
• DSCR: 25.33
• GRM: 0.5

CMA / ARV

• ARV (median comp): $51,397
• List price: $24,900
• Delta: -51.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 28.95×
• Total profit: $194,853
• Equity at exit: $3,713

10-year hold

• IRR: —
• Equity multiple: 62.11×
• Total profit: $426,048
• Equity at exit: $2,153

Cash invested: $6,972 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $4,239 medium
• Mortgage (P&I): −$131
• Tax est. 1.5%: −$31 /mo · $374/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$890
• Net cashflow: $3,121

Break-even live

Break-even rent $288

Max offer price $24,900

Occupancy floor 21%

Sensitivity live

Price	-10% $3,138	-5% $3,130	+0% $3,121	+5% $3,113	+10% $3,104
Rent	-10% $2,786	-5% $2,954	+0% $3,121	+5% $3,289	+10% $3,456
Rate	-1.0pp $3,134	-0.5pp $3,128	base $3,121	+0.5pp $3,115	+1.0pp $3,108

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

Units	Beds	Baths	Est. rent
▸ 3× units	5	3	$4,239
Total (3 units)			$4,239

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Listing history 30 events

1. 2026-06-19
   days on market $24,900 Active 88 DOM
2. 2026-06-18
   days on market $24,900 Active 87 DOM
3. 2026-06-17
   days on market $24,900 Active 86 DOM
4. 2026-06-16
   days on market $24,900 Active 85 DOM
5. 2026-06-15
   days on market $24,900 Active 84 DOM
6. 2026-06-14
   days on market $24,900 Active 82 DOM
7. 2026-06-12
   days on market $24,900 Active 81 DOM
8. 2026-06-09
   days on market $24,900 Active 78 DOM
9. 2026-06-08
   days on market $24,900 Active 77 DOM
10. 2026-06-07
    days on market $24,900 Active 76 DOM
11. 2026-06-05
    pricedays on market $24,900 Active 73 DOM
12. 2026-06-02
    days on market $27,900 Active 71 DOM
13. 2026-06-01
    days on market $27,900 Active 70 DOM
14. 2026-05-31
    days on market $27,900 Active 69 DOM
15. 2026-05-30
    days on market $27,900 Active 68 DOM
16. 2026-05-08
    price $27,900 177-char remark

    Show marketing remark (177 chars)

    Investor Alert!! Great Triplex/Quad with covered front porch, 2 attached garages. Fix it up and have a great income generating property. Needs some TLC. Sold in as-is condition.

17. 2026-04-02
    price $28,900 177-char remark

    Show marketing remark (177 chars)

    Investor Alert!! Great Triplex/Quad with covered front porch, 2 attached garages. Fix it up and have a great income generating property. Needs some TLC. Sold in as-is condition.

18. 2026-03-23
    listed $29,900 Active 177-char remark

    Show marketing remark (177 chars)

    Investor Alert!! Great Triplex/Quad with covered front porch, 2 attached garages. Fix it up and have a great income generating property. Needs some TLC. Sold in as-is condition.

19. 2023-06-16
    soldstatus $17,000 Closed 52-char remark

    Show marketing remark (52 chars)

    4 Unit fixer upper opportunity located in Johnstown!

20. 2023-05-23
    status Pending 52-char remark

    Show marketing remark (52 chars)

    4 Unit fixer upper opportunity located in Johnstown!

21. 2023-05-05
    listed $29,000 Active 52-char remark

    Show marketing remark (52 chars)

    4 Unit fixer upper opportunity located in Johnstown!

22. 2023-04-27
    price $29,000
23. 2023-03-25
    price $32,900
24. 2023-03-05
    status Active
25. 2023-02-22
    listed $45,000 Active
26. 2023-02-13
    status Active
27. 2022-12-04
    price $40,000
28. 2022-09-20
    listed $48,000 Active
29. 2022-05-12
    listed $50,000
30. 2022-04-22
    listed $59,900

ⓘ 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 9/10 Extreme FEMA zone X (shaded) · 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,868
• − Mortgage interest: −$1,395
• − Property taxes: −$374
• − Insurance: −$791
• − Repairs & maintenance: −$4,069
• − Management: −$4,069
• − Depreciation: −$724
• Taxable income: $39,445
• Est. tax owed @ 24.0%: −$9,467
• After-tax cash flow: $27,987/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
• County: Cambria County · 30,791 people
• City population: 30,791
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• Rent YoY: —
• Metro: Johnstown, 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

-53.4% since first listed

15 events — show timeline

• 2026-05-08 Price Changed $27,900 West Penn MLS
• 2026-04-02 Price Changed $28,900 West Penn MLS
• 2026-03-23 Listed $29,900 West Penn MLS
• 2023-06-16 Sold (MLS) $17,000 West Penn MLS
• 2023-05-23 Pending — West Penn MLS
• 2023-05-05 Listed $29,000 West Penn MLS
• 2023-04-27 Price Changed $29,000 CSMLS
• 2023-03-25 Price Changed $32,900 CSMLS
• 2023-03-05 Relisted — CSMLS
• 2023-02-22 Listed $45,000 CSMLS
• 2023-02-13 Relisted — CSMLS
• 2022-12-04 Price Changed $40,000 CSMLS
• 2022-09-20 Listed $48,000 CSMLS
• 2022-05-12 Listed $50,000 CSMLS
• 2022-04-22 Listed $59,900 West Penn MLS