1492 Franklin St · Johnstown, PA 15905

$54,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 6 Days on market

Built 1916 5,663 sqft lot $44/sqft · 24% below area Est $72k · 24% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Listing remarks

Don't miss your chance to tour this 3 Bedroom, 1 Bathroom two story home in the City of Johnstown - 8th Ward. The first floor has a spacious Living Room with fireplace, Kitchen with appliances included and a separate Dining Room with built-in storage cabinets. There are three Bedrooms and a Bathroom with tub/shower and a dual vanity on the second floor. Laundry area in the basement with washer & dryer included. Detached two car garage. Sewer compliant. Call today!!

Key facts

• Sewer compliant
• 5,663 sq ft lot
• 2 garage spots

Tags

• LIVING ROOM WITH FIREPLACE
• KITCHEN WITH APPLIANCES
• LAUNDRY AREA IN BASEMENT
• DETACHED TWO CAR GARAGE
• SEWER COMPLIANT

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Two-story home
• Construction: Wood siding; Shingle roof; Built with traditional foundation (basement present)
• Exterior features: Rectangular lot; No pool

Interior

• Kitchen: Range; Oven; Refrigerator; Dishwasher (not listed separately — appliances include range/oven/refrigerator)
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating (natural gas); Window cooling units
• Interior features: Wood-burning fireplace (1); Full, unfinished basement
• Laundry & utility: Washer; Dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $330 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($978 rent vs $55k).

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: 92 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent is only 17% of the median local income ($69k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 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 $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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 $47k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1916 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1916 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.78% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.78%
• DSCR: 2.15
• GRM: 4.7

CMA / ARV

• ARV (median comp): $72,249
• List price: $54,900
• Delta: -24.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1492 Franklin St	0.00mi	3/1.0	1,248 (0%)	1mo	$47,000	$38	100
394 Plainfield Ave	0.24mi	2/1.0 (-1)	1,150 (-8%)	2mo	$27,900	$24	69
545 Summit Ave	0.48mi	3/1.0	1,187 (-5%)	3mo	$89,000	$75	67
707 Tammie Ct	0.65mi	3/1.0	1,282 (+3%)	7mo	$48,000	$37	59
627 Vickroy Ave	0.51mi	2/1.5 (-1)	1,188 (-5%)	3mo	$125,000	$105	59
100 Donna Dr	0.50mi	4/2.0 (+1)	1,312 (+5%)	1mo	$115,000	$88	58
182 Watson St	0.38mi	2/1.5 (-1)	1,337 (+7%)	7mo	$114,000	$85	58
751 Park Ave	0.46mi	3/1.5	1,388 (+11%)	3mo	$43,500	$31	55
1138 Shaffer St	0.51mi	3/2.0	1,358 (+9%)	6mo	$113,000	$83	52
800 Highland Ave	0.63mi	4/1.0 (+1)	1,320 (+6%)	7mo	$45,000	$34	50
714 Glenwood Ave	0.62mi	3/1.5	1,432 (+15%)	1mo	$113,420	$79	44
217 Bond St	0.66mi	3/2.0	1,391 (+12%)	6mo	$63,500	$46	41

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: 19.5%
• Equity multiple: 1.79×
• Total profit: $12,195
• Equity at exit: $8,186

10-year hold

• IRR: 27.8%
• Equity multiple: 3.47×
• Total profit: $37,925
• Equity at exit: $4,747

Cash invested: $15,372 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $978 high
• Mortgage (P&I): −$288
• Tax from tax record: −$132 /mo · $1,579/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$205
• Net cashflow: $330

Break-even live

Break-even rent $560

Max offer price $54,900

Occupancy floor 61%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	43d	1	0.15mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	43d	1	0.38mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	43d	1	0.42mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	43d	1	0.43mi
619 Grove Ave Johnstown, PA	2.0	2.0	1100	$1,050	$0.95	43d	1	0.64mi
1201 Heeney Ave Johnstown, PA	1.0–3.0	1.0	750	$1,050	$1.40	4d	1	1.05mi

Listing history 7 events

1. 2026-05-05
   status Pending 475-char remark
2. 2026-05-04
   historical Active Under Contract 475-char remark
3. 2026-05-01
   status Active 475-char remark
4. 2026-04-30
   status Pending 475-char remark
5. 2026-04-29
   listed $54,900 Active 475-char remark
6. 2025-06-05
   listed $54,900 Active
7. 1978-06-01
   soldstatus $28,500

ⓘ 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: $1,579 · $132/mo
• Projected year-2 tax: $1,579 · $132/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 7 d/yr ≥93°F today · 16 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: $11,737
• − Mortgage interest: −$3,075
• − Property taxes: −$1,579
• − Insurance: −$274
• − Repairs & maintenance: −$939
• − Management: −$939
• − Depreciation: −$1,597
• Taxable income: $3,333
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,164/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): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% 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: ▼ -64.18%
• Current HPI: 142.5218
• 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

+64.9% since first listed

8 events — show timeline

• 2026-06-02 Sold (MLS) $47,000 CSMLS
• 2026-05-05 Pending — CSMLS
• 2026-05-04 Contingent — CSMLS
• 2026-05-01 Relisted — CSMLS
• 2026-04-30 Pending — CSMLS
• 2026-04-29 Listed $54,900 CSMLS
• 2025-06-05 Listed $54,900 CSMLS
• 1978-06-01 Sold (Public Records) $28,500 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,579 · +0.0% YoY. Source: county tax records.