2012 13th Ave · Altoona, PA 16601

$87,000

3 bd · 1.5 ba · 1,771 sqft · SingleFamily · 166 Days on market

Built 1891 Fair condition 6,098 sqft lot $49/sqft · at area comps Est $90k · at est. ↓ 17% since listing

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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 +29.6/30.0
• DSCR +10.0/10.0
• ARV discount +9.2/15.0
• 1% rule +8.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

Key facts

• Half bath
• Formal dining room
• Eat in kitchen

Tags

• EAT IN KITCHEN
• FORMAL DINING ROOM
• LIVING ROOM
• LAUNDRY
• HALF BATH
• BONUS ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $87k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $87k).
• Recommended offer: $77k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $601 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $18k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $76,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1891 — 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 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?
7. 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.
8. 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.
9. 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: 1.33% ✓
• Cap rate: 10.62%
• Cash-on-cash: 15.45%
• DSCR: 1.69
• GRM: 6.3

CMA / ARV

• ARV (median comp): $90,465
• List price: $87,000
• Delta: -3.83%
• 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
2022 Pine Ave	0.24mi	2/1.0 (-1)	1,740 (-2%)	1mo	$48,000	$28	78
2018 15th Ave	0.11mi	4/1.5 (+1)	1,674 (-6%)	6mo	$135,000	$81	76
1329-31 21st Ave	0.59mi	3/1.5	1,786 (+1%)	3mo	$195,000	$109	69
1419 21st Ave	0.54mi	3/1.5	1,862 (+5%)	3mo	$116,250	$62	64
891 27th St	0.65mi	3/1.0	1,721 (-3%)	2mo	$91,000	$53	61
1605 22nd Ave	0.48mi	3/1.0	1,621 (-8%)	1mo	$139,900	$86	61
2810 Oak Ave	0.71mi	3/1.0	1,780 (+0%)	4mo	$133,000	$75	61
1611 21st Ave	0.43mi	3/2.0	1,944 (+10%)	3mo	$83,000	$43	59
2300 16th Ave	0.25mi	3/2.0	2,023 (+14%)	6mo	$168,000	$83	57
1225 19th Ave	0.64mi	3/2.0	1,600 (-10%)	2mo	$138,500	$87	50
1406 20th Ave	0.54mi	4/1.0 (+1)	1,558 (-12%)	4mo	$27,000	$17	44
1315 21st Ave	0.62mi	4/2.0 (+1)	1,968 (+11%)	2mo	$160,000	$81	44

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: 6.2%
• Equity multiple: 1.24×
• Total profit: $5,890
• Equity at exit: $12,972

10-year hold

• IRR: 15.6%
• Equity multiple: 2.27×
• Total profit: $30,915
• Equity at exit: $7,522

Cash invested: $24,360 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,158 medium
• Mortgage (P&I): −$456
• Tax est. 1.5%: −$109 /mo · $1,305/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $314

Break-even live

Break-even rent $761

Max offer price $87,000

Occupancy floor 68%

Sensitivity live

Price	-10% $374	-5% $344	+0% $314	+5% $283	+10% $253
Rent	-10% $222	-5% $268	+0% $314	+5% $359	+10% $405
Rate	-1.0pp $357	-0.5pp $336	base $314	+0.5pp $291	+1.0pp $268

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: $21,750
• Closing costs: $2,610
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	44d	1	0.12mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	44d	1	0.52mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	0.75mi

Listing history 7 events

1. 2026-05-14
   status Pending 273-char remark

   Show marketing remark (273 chars)

   This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

2. 2026-05-07
   status Active 273-char remark

   Show marketing remark (273 chars)

   This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

3. 2026-03-30
   status Pending 273-char remark

   Show marketing remark (273 chars)

   This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

4. 2026-03-17
   price $87,000 273-char remark

   Show marketing remark (273 chars)

   This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

5. 2025-12-10
   price $92,900 273-char remark

   Show marketing remark (273 chars)

   This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

6. 2025-11-04
   price $99,900 273-char remark

   Show marketing remark (273 chars)

   This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

7. 2025-10-21
   listed $104,900 Active 273-char remark

   Show marketing remark (273 chars)

   This home offers beautiful large eat in kitchen, formal dining room, living room, laundry, plus half bath all on main level. Second floor offers three bedrooms, plus bonus room and full bath on the second floor. There is an oversized one car garage plus off-street parking.

ⓘ 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 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: $13,896
• − Mortgage interest: −$4,873
• − Property taxes: −$1,305
• − Insurance: −$435
• − Repairs & maintenance: −$1,112
• − Management: −$1,112
• − Depreciation: −$2,531
• Taxable income: $2,528
• Est. tax owed @ 24.0%: −$607
• After-tax cash flow: $3,156/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include painting, updating flooring, and landscaping.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom fixtures — standard fixtures
• Minor exterior siding — gray siding, some wear
• Minor HVAC unit — air conditioning unit visible

Value-add opportunities

• Resale paint interior walls — fresh paint enhances curb appeal
• Resale replace carpet in bedrooms — new carpet improves comfort and appearance
• Both landscaping — improved landscaping enhances curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · slight wear	Minor	$500–3,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
exterior siding · gray siding, some wear	Minor	$500–3,000
HVAC unit · air conditioning unit visible	Minor	$500–3,000
Total estimated repair cost · 4 items		$2,000–12,000

Value-add ROI direction

• Resale paint interior walls — fresh paint enhances curb appeal ↑
• Resale replace carpet in bedrooms — new carpet improves comfort and appearance ↑
• Both landscaping — improved landscaping enhances curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

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 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% 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: ▼ -60.97%
• Current HPI: 183.9907
• 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

-17.1% since first listed

7 events — show timeline

• 2026-05-14 Pending — AHARMLS
• 2026-05-07 Relisted — AHARMLS
• 2026-03-30 Pending — AHARMLS
• 2026-03-17 Price Changed $87,000 AHARMLS
• 2025-12-10 Price Changed $92,900 AHARMLS
• 2025-11-04 Price Changed $99,900 AHARMLS
• 2025-10-21 Listed $104,900 AHARMLS