538 Woodvale Ave · Johnstown, PA 15901

$32,500

2 bd · 1.0 ba · 980 sqft · SingleFamily · 5 Days on market

Built 1900 2,613 sqft lot Est $25k · 28% over

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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 +30.0/30.0
• 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
• Appreciation +2.3/10.0
• Schools +1.3/10.0
• ARV discount +0.0/15.0

Listing remarks

Nestled on a quiet street in Woodvale, this 2-bedroom, 1-bathroom home is ready for your personal touch. The main floor features a highly convenient layout, including a main-floor bathroom, a living room, and a bright kitchen complete with beautiful built-in cabinetry and included appliances. Head upstairs to find two generously sized bedrooms, or relax on the cozy covered front porch. Downstairs, the partially finished basement offers a versatile space perfect for a home office, playroom, or a potential third bedroom. All utilities are active and on, making updates seamless. With a little care and imagination, this property is the perfect canvas to create your dream home or next great inve

Key facts

• Bright kitchen
• Versatile space
• Built-in cabinetry

Tags

• MAIN FLOOR BATHROOM
• BRIGHT KITCHEN
• BUILT-IN CABINETRY
• COZY COVERED FRONT PORCH
• PARTIALLY FINISHED BASEMENT
• VERSATILE SPACE

Property features AI

Finance

• Other: Lot size approximately 0.06 acres

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single family residence; Two levels (2 stories); Residential property
• Construction: Vinyl siding construction; Shingle roof; Below-grade finished area
• Exterior features: Covered porch; Shingle roof; Vinyl siding; Residential zoning

Interior

• Kitchen: Dishwasher; Range; Oven; Refrigerator
• Flooring: Hardwood; Vinyl; Wood; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Natural gas
• Interior features: Dishwasher; Range; Oven; Refrigerator; Hardwood, vinyl, wood and linoleum floors; Full, partially finished basement; Covered porch
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $493 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($932 rent vs $32k).
• Cap rate 24.5% vs local median 15.0% in Johnstown — 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 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: 20 active listings in the ZIP; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $2k; list at $32k implies a 2067% 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 $32,500

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 2.87% ✓
• Cap rate: 24.49%
• Cash-on-cash: 65.00%
• DSCR: 3.89
• GRM: 2.9

CMA / ARV

• ARV (on-the-fly): $25,480
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
536 Woodvale Ave	0.01mi	2/1.5	1,052 (+7%)	14mo	$26,500	$25	74
214 Maple Ave	0.39mi	2/1.0	1,056 (+8%)	2mo	$27,000	$26	67
433 Figg Ave	0.14mi	3/1.0 (+1)	1,101 (+12%)	17mo	$45,000	$41	54

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: 64.2%
• Equity multiple: 3.87×
• Total profit: $26,155
• Equity at exit: $4,846

10-year hold

• IRR: 68.6%
• Equity multiple: 7.96×
• Total profit: $63,306
• Equity at exit: $2,810

Cash invested: $9,100 (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 15901

• Home prices YoY: -5.5%
• Active inventory: 20
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $932 medium
• Mortgage (P&I): −$170
• Tax from tax record: −$59 /mo · $711/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $493

Break-even live

Break-even rent $308

Max offer price $32,500

Occupancy floor 42%

Sensitivity live

Price	-10% $511	-5% $502	+0% $493	+5% $484	+10% $475
Rent	-10% $419	-5% $456	+0% $493	+5% $530	+10% $567
Rate	-1.0pp $509	-0.5pp $501	base $493	+0.5pp $485	+1.0pp $476

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-19
   days on market $32,500 Active 5 DOM
2. 2026-06-18
   days on market $32,500 Active 4 DOM
3. 2026-06-17
   days on market $32,500 Active 3 DOM
4. 2026-06-16
   days on market $32,500 Active 2 DOM
5. 2026-06-15
   listing id $32,500 Active 1 DOM
6. 2026-06-14
   remarks 699-char remark
7. 2026-06-14
   listed $32,500 Active 1 DOM

ⓘ 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: $711 · $59/mo
• Projected year-2 tax: $711 · $59/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 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 18 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: $11,182
• − Mortgage interest: −$1,821
• − Property taxes: −$711
• − Insurance: −$162
• − Repairs & maintenance: −$895
• − Management: −$895
• − Depreciation: −$945
• Taxable income: $5,754
• Est. tax owed @ 24.0%: −$1,381
• After-tax cash flow: $4,534/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
• City population: 30,791
• Population (ZIP): 3,466

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 (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 11% Two or more races 6% Native American 1%
• Hispanic origin (detail): Puerto Rican 8% Dominican 1%
• Common ancestry: Romanian 11% Slovak 2% Serbian 2%
• Foreign-born: 1% · Canada
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -5.41%
• Current HPI: 92.1212
• Rent YoY: —
• Metro: —
• 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

+209.5% since first listed

3 events — show timeline

• 2026-06-13 Listed $32,500 CSMLS
• 2015-03-11 Sold (Public Records) $1,500 Public Records
• 1999-08-11 Sold (Public Records) $10,500 Public Records

Property tax history

+0.2%/yr

Latest (2026): $711 · +0.0% YoY. Source: county tax records.