517 Margaret Rd #39 · East Altoona, PA 16602

$29,900

3 bd · 1.0 ba · 980 sqft · Manufactured · 105 Days on market

Built 1998 Good condition $31/sqft · 48% below area Est $58k · 48% under ↓ 3% since listing

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Condition / age +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Logan Township offers this 3 bedroom manufactured home located in the Hill Crest Communities. Built in 1998, this home has a covered front porch and large shed. The interior has several updates including newer laminate flooring, lite grey painted kitchen cabinets and an updated full bath. Lot rent in $448.00 per month includes water and sewer, trash removal. Roof was recoated in 2024. Interior photos will be added next week, once seller vacates.

Key facts

• Covered front porch
• Roof recoated
• Updated full bath

Tags

• COVERED FRONT PORCH
• LARGE SHED
• NEWER LAMINATE FLOORING
• UPDATED FULL BATH
• ROOF RECOATED

🏷️ Possibly a rental listed for sale. The $29,900 price doesn't fit this home's estimated sale value (~$57,844) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $30k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $890 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $27k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• 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; 1 comparable units currently listed for rent nearby; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($27k) is reasonable based on typical stale-listing flexibility.

Recommended offer $27,209 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 4.64% ✓
• Cap rate: 42.00%
• Cash-on-cash: 127.53%
• DSCR: 6.67
• GRM: 1.8

CMA / ARV

• ARV (median comp): $57,844
• List price: $29,900
• Delta: -48.31%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
227 Bud Cir	0.41mi	3/2.0	960 (-2%)	13mo	$38,000	$40	63
409 Rhett Ln	0.70mi	2/2.0 (-1)	868 (-11%)	17mo	$25,000	$29	25

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: —
• Equity multiple: 7.19×
• Total profit: $51,842
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 15.12×
• Total profit: $118,194
• Equity at exit: $2,585

Cash invested: $8,372 (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: 1.8×

Monthly cashflow live

• Estimated rent: $1,388 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$291
• Net cashflow: $890

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 31%

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	43d	9	1.23mi

Listing history 19 events

1. 2026-06-19
   days on market $29,900 Active 105 DOM
2. 2026-06-18
   days on market $29,900 Active 104 DOM
3. 2026-06-17
   days on market $29,900 Active 103 DOM
4. 2026-06-16
   days on market $29,900 Active 102 DOM
5. 2026-06-15
   days on market $29,900 Active 101 DOM
6. 2026-06-14
   days on market $29,900 Active 99 DOM
7. 2026-06-13
   days on market $29,900 Active 98 DOM
8. 2026-06-10
   days on market $29,900 Active 96 DOM
9. 2026-06-09
   days on market $29,900 Active 95 DOM
10. 2026-06-08
    days on market $29,900 Active 94 DOM
11. 2026-06-07
    days on market $29,900 Active 93 DOM
12. 2026-06-05
    days on market $29,900 Active 90 DOM
13. 2026-06-03
    days on market $29,900 Active 89 DOM
14. 2026-06-02
    days on market $29,900 Active 88 DOM
15. 2026-06-01
    days on market $29,900 Active 87 DOM
16. 2026-05-31
    days on market $29,900 Active 86 DOM
17. 2026-05-30
    days on market $29,900 Active 85 DOM
18. 2026-04-03
    price $33,900 449-char remark

    Show marketing remark (449 chars)

    Logan Township offers this 3 bedroom manufactured home located in the Hill Crest Communities. Built in 1998, this home has a covered front porch and large shed. The interior has several updates including newer laminate flooring, lite grey painted kitchen cabinets and an updated full bath. Lot rent in $448.00 per month includes water and sewer, trash removal. Roof was recoated in 2024. Interior photos will be added next week, once seller vacates.

19. 2026-03-06
    listed $34,900 Active 449-char remark

    Show marketing remark (449 chars)

    Logan Township offers this 3 bedroom manufactured home located in the Hill Crest Communities. Built in 1998, this home has a covered front porch and large shed. The interior has several updates including newer laminate flooring, lite grey painted kitchen cabinets and an updated full bath. Lot rent in $448.00 per month includes water and sewer, trash removal. Roof was recoated in 2024. Interior photos will be added next week, once seller vacates.

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 6 d/yr ≥91°F today · 13 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: $16,653
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,332
• − Management: −$1,332
• − Depreciation: −$870
• Taxable income: $10,846
• Est. tax owed @ 24.0%: −$2,603
• After-tax cash flow: $8,073/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

Good 75/100 Cosmetic rehab

This 3-bedroom manufactured home in Logan Township is in good condition with recent updates and a good roof. It has a covered front porch and shed, and the interior has updated cabinets, countertops, and appliances. The property is move-in ready with minor maintenance items to address.

Value-add opportunities

• Both Paint exterior siding — Enhances curb appeal and value.
• Both Clean gutters — Improves drainage and property value.
• Both Replace curtains — Freshens interior and adds value.
• Resale Replace countertops — Modernizes kitchen and adds value.
• Resale Replace appliances — Modernizes kitchen and adds value.
• Resale Replace flooring — Modernizes interior and adds value.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior siding — Enhances curb appeal and value. ↑
• Both Clean gutters — Improves drainage and property value. ↑
• Both Replace curtains — Freshens interior and adds value. ↑
• Resale Replace countertops — Modernizes kitchen and adds value. ↑
• Resale Replace appliances — Modernizes kitchen and adds value. ↑
• Resale Replace flooring — Modernizes interior and adds 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 — East Altoona

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• 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

-2.9% since first listed

2 events — show timeline

• 2026-04-03 Price Changed $33,900 AHARMLS
• 2026-03-06 Listed $34,900 AHARMLS