1921 5th Ave · Altoona, PA 16602

$79,900

4 bd · 1.0 ba · 2,233 sqft · SingleFamily · 152 Days on market

Built 1900 3,484 sqft lot $36/sqft · 8% above area Est $74k · 8% over

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• ARV discount +3.9/15.0
• 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

Great starter or investment property! 4 Bed rooms, off street parking in rear. Hardwood floors, boiler, hot water tank and electric all look good. Home could be part of a package deal with purchase of home next door.

Key facts

• Boiler
• Hot water tank
• Off street parking

Tags

• OFF STREET PARKING
• HARDWOOD FLOORS
• BOILER
• HOT WATER TANK

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $486 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $70k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 5.8% in Altoona — 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 79/100 on livability (#237 in PA, #2,060 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment D, amenities 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.
• Market conditions: 151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 152 days — a 12% lower offer ($70k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $7k; list at $80k implies a 1041% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $70,312 (12.0% below list)

Questions for the listing agent

1. It's been on market 152 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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.
7. 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.
8. 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: 1.56% ✓
• Cap rate: 13.59%
• Cash-on-cash: 26.07%
• DSCR: 2.16
• GRM: 5.3

CMA / ARV

• ARV (median comp): $74,032
• List price: $79,900
• Delta: 7.93%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2013 4th Ave	0.09mi	3/1.5 (-1)	2,118 (-5%)	4mo	$80,000	$38	77
1818 Bell Ave	0.33mi	3/1.5 (-1)	2,308 (+3%)	1mo	$209,000	$91	71
1716 First Ave	0.23mi	3/1.0 (-1)	2,402 (+8%)	3mo	$140,000	$58	69
2013 7th Ave	0.12mi	4/1.0	1,959 (-12%)	8mo	$70,000	$36	67
1500 3rd Ave	0.32mi	4/1.5	2,005 (-10%)	1mo	$66,500	$33	65
2522 Dysart Ave	0.43mi	4/1.5	2,052 (-8%)	5mo	$174,900	$85	60
1921 Grant Ave	0.47mi	3/2.0 (-1)	2,088 (-6%)	1mo	$228,000	$109	58
1619 Crawford Ave	0.32mi	3/1.5 (-1)	2,518 (+13%)	3mo	$78,000	$31	54
507 S 22nd St	0.53mi	4/2.0	2,014 (-10%)	7mo	$189,900	$94	49
917 6th Ave	0.74mi	3/1.5 (-1)	1,980 (-11%)	3mo	$77,000	$39	37
2807 Edgewood Dr	0.71mi	4/1.5	1,904 (-15%)	8mo	$290,000	$152	34
1108 6th Ave	0.62mi	3/2.5 (-1)	2,539 (+14%)	9mo	$123,900	$49	30

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: 19.8%
• Equity multiple: 1.80×
• Total profit: $17,996
• Equity at exit: $11,913

10-year hold

• IRR: 28.0%
• Equity multiple: 3.48×
• Total profit: $55,473
• Equity at exit: $6,908

Cash invested: $22,372 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,245 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$45 /mo · $541/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$261
• Net cashflow: $486

Break-even live

Break-even rent $630

Max offer price $79,900

Occupancy floor 56%

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	43d	1	0.68mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.83mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	1.09mi
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	43d	1	1.40mi

Listing history 7 events

1. 2026-06-19
   days on market $79,900 Active 152 DOM
2. 2026-06-18
   days on market $79,900 Active 151 DOM
3. 2026-06-17
   status $79,900 Active 150 DOM
4. 2026-05-07
   status Pending 216-char remark

   Show marketing remark (216 chars)

   Great starter or investment property! 4 Bed rooms, off street parking in rear. Hardwood floors, boiler, hot water tank and electric all look good. Home could be part of a package deal with purchase of home next door.

5. 2026-03-19
   price $79,900 216-char remark

   Show marketing remark (216 chars)

   Great starter or investment property! 4 Bed rooms, off street parking in rear. Hardwood floors, boiler, hot water tank and electric all look good. Home could be part of a package deal with purchase of home next door.

6. 2025-12-08
   listed $89,500 Active 216-char remark

   Show marketing remark (216 chars)

   Great starter or investment property! 4 Bed rooms, off street parking in rear. Hardwood floors, boiler, hot water tank and electric all look good. Home could be part of a package deal with purchase of home next door.

7. 1971-05-01
   soldstatus $7,000

ⓘ 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: $541 · $45/mo
• Projected year-2 tax: $901 · $75/mo
• Expected delta: +$361/yr (+$30/mo · 66.8%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 18 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: $14,938
• − Mortgage interest: −$4,476
• − Property taxes: −$541
• − Insurance: −$400
• − Repairs & maintenance: −$1,195
• − Management: −$1,195
• − Depreciation: −$2,324
• Taxable income: $4,808
• Est. tax owed @ 24.0%: −$1,154
• After-tax cash flow: $4,679/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 — Altoona

• Score: 79/100
• State rank: #237
• US rank: #2060

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, PA
• County: Blair County · 59,867 people
• City population: 59,867
• 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

+1041.4% since first listed

4 events — show timeline

• 2026-05-07 Pending — AHARMLS
• 2026-03-19 Price Changed $79,900 AHARMLS
• 2025-12-08 Listed $89,500 AHARMLS
• 1971-05-01 Sold (Public Records) $7,000 Public Records

Property tax history

-12.6%/yr

Latest (2025): $541 · +13.0% YoY. Source: county tax records.