517 5th Ave · Altoona, PA 16602

$77,900

2 bd · 1.0 ba · 1,484 sqft · SingleFamily · 46 Days on market

Built 1900 3,049 sqft lot $52/sqft · 50% above area Est $52k · 50% over ↓ 8% since listing

---

Why this score? — see what drove the C 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Good starter home with 2 car detached garage. Nicely cared for by long time owners.

Key facts

• 3,049 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water
• Home design: Single-family residence; Two levels; Residential property
• Construction: Vinyl siding
• Exterior features: Shingle roof; 25 ft frontage; Lot is approximately 0.07 acres; Residential zoning

Interior

• Kitchen: Oven; Range; Refrigerator
• Flooring: Ceramic tile; Hardwood; Tile; Wood
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Steam heating; Has cooling
• Interior features: Porch; Has basement; 8 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $78k.

Deal economics

• At list price, monthly cash flow is $270 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($990 rent vs $78k).
• Recommended offer: $76k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.5% 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; 11 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 $539 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 ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 46 days — a 3% lower offer ($76k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $75,563 (3.0% below list)

Questions for the listing agent

1. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.45%
• Cash-on-cash: 14.86%
• DSCR: 1.66
• GRM: 6.6

CMA / ARV

• ARV (median comp): $52,091
• List price: $77,900
• Delta: 49.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
705 2nd Ave	0.20mi	3/1.5 (+1)	1,503 (+1%)	4mo	$70,000	$47	78
112 Pearl St	0.38mi	2/1.0	1,497 (+1%)	4mo	$89,900	$60	78
316 3rd Ave	0.21mi	3/1.0 (+1)	1,512 (+2%)	7mo	$40,000	$26	76
308 Crawford Ave	0.33mi	3/1.5 (+1)	1,504 (+1%)	3mo	$103,000	$68	73
215 7th Ave	0.30mi	3/1.0 (+1)	1,548 (+4%)	3mo	$45,000	$29	71
414 Grant Ave	0.45mi	3/1.0 (+1)	1,518 (+2%)	2mo	$110,000	$72	69
210 Crawford Ave	0.39mi	3/2.0 (+1)	1,530 (+3%)	1mo	$145,000	$95	67
818 Bell Ave	0.39mi	3/1.5 (+1)	1,632 (+10%)	2mo	$135,000	$83	57
224 E 3rd Ave	0.56mi	3/1.0 (+1)	1,377 (-7%)	0mo	$98,700	$72	57
1320 Walton Ave	0.71mi	3/2.0 (+1)	1,440 (-3%)	6mo	$205,000	$142	48
412 Spruce Ave	0.74mi	3/2.0 (+1)	1,534 (+3%)	7mo	$88,000	$57	45
1313 Grant Ave	0.74mi	3/2.0 (+1)	1,371 (-8%)	1mo	$245,000	$179	43

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: 5.4%
• Equity multiple: 1.21×
• Total profit: $4,582
• Equity at exit: $11,615

10-year hold

• IRR: 14.8%
• Equity multiple: 2.20×
• Total profit: $26,141
• Equity at exit: $6,735

Cash invested: $21,812 (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: 6.6×

Monthly cashflow live

• Estimated rent: $990 high
• Mortgage (P&I): −$409
• Tax from tax record: −$71 /mo · $848/yr
• Insurance: −$32
• HOA: −$0
• Vacancy / Maint / Mgmt: −$208
• Net cashflow: $270

Break-even live

Break-even rent $648

Max offer price $77,900

Occupancy floor 68%

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: $19,475
• Closing costs: $2,337
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	43d	1	0.36mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	0.80mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	0.80mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	43d	1	1.19mi
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	43d	1	1.22mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,277	$1.31	43d	9	1.26mi
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.39mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.42mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	43d	2	1.46mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.46mi
400 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.49mi

Listing history 19 events

1. 2026-06-19
   days on market $77,900 Active 46 DOM
2. 2026-06-18
   days on market $77,900 Active 45 DOM
3. 2026-06-17
   days on market $77,900 Active 44 DOM
4. 2026-06-16
   days on market $77,900 Active 43 DOM
5. 2026-06-15
   days on market $77,900 Active 42 DOM
6. 2026-06-14
   days on market $77,900 Active 40 DOM
7. 2026-06-13
   days on market $77,900 Active 39 DOM
8. 2026-06-10
   days on market $77,900 Active 37 DOM
9. 2026-06-09
   days on market $77,900 Active 36 DOM
10. 2026-06-09
    price $77,900 Active 35 DOM
11. 2026-06-08
    days on market $84,900 Active 35 DOM
12. 2026-06-07
    days on market $84,900 Active 34 DOM
13. 2026-06-05
    days on market $84,900 Active 31 DOM
14. 2026-06-03
    days on market $84,900 Active 30 DOM
15. 2026-06-02
    days on market $84,900 Active 29 DOM
16. 2026-06-01
    days on market $84,900 Active 28 DOM
17. 2026-05-31
    days on market $84,900 Active 27 DOM
18. 2026-05-30
    days on market $84,900 Active 26 DOM
19. 2026-05-04
    listed $84,900 Active 83-char remark

ⓘ 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: $848 · $71/mo
• Projected year-2 tax: $1,039 · $87/mo
• Expected delta: +$191/yr (+$16/mo · 22.6%)

ⓘ 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 4/10 Moderate 7 d/yr ≥90°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: $11,876
• − Mortgage interest: −$4,364
• − Property taxes: −$848
• − Insurance: −$390
• − Repairs & maintenance: −$950
• − Management: −$950
• − Depreciation: −$2,266
• Taxable income: $2,108
• Est. tax owed @ 24.0%: −$506
• After-tax cash flow: $2,736/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
• 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

-8.2% since first listed

2 events — show timeline

• 2026-06-08 Price Changed $77,900 AHARMLS
• 2026-05-04 Listed $84,900 AHARMLS

Property tax history

-8.7%/yr

Latest (2025): $848 · +13.0% YoY. Source: county tax records.