1185 Ridge Ave · Johnstown, PA 15901

$17,500

3 bd · 1.0 ba · 1,000 sqft · Other · 257 Days on market

Built 1900 3,920 sqft lot $18/sqft · 55% below area ↓ 12% since listing

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Why this score? — see what drove the D 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 +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Listing remarks MLS

Property is being sold AS-IS. NO INTERIOR SHOWINGS

Key facts

• 3,920 sq ft lot
• Built 1900
• Listed 256 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $18k.

Deal economics

• At list price, monthly cash flow is $507 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($833 rent vs $18k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 41.0% 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; 2 comparable units currently listed for rent nearby; 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 $121 of loan paydown is wiped out by about $525 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 257 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $2k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.6% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $15,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 257 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 4.76% ✓
• Cap rate: 41.04%
• Cash-on-cash: 124.09%
• DSCR: 6.52
• GRM: 1.7

CMA / ARV

• ARV (median comp): $38,570
• List price: $17,500
• Delta: -54.63%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 7.01×
• Total profit: $29,467
• Equity at exit: $2,609

10-year hold

• IRR: —
• Equity multiple: 14.74×
• Total profit: $67,342
• Equity at exit: $1,513

Cash invested: $4,900 (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: 1.7×

Monthly cashflow live

• Estimated rent: $833 medium
• Mortgage (P&I): −$92
• Tax from tax record: −$53 /mo · $632/yr
• Insurance: −$7
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $507

Break-even live

Break-even rent $192

Max offer price $17,500

Occupancy floor 34%

Sensitivity live

Price	-10% $517	-5% $512	+0% $507	+5% $502	+10% $497
Rent	-10% $441	-5% $474	+0% $507	+5% $540	+10% $573
Rate	-1.0pp $516	-0.5pp $511	base $507	+0.5pp $502	+1.0pp $498

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
412 Oak St Unit 1 Johnstown, PA	2.0	1.0	1100	$900	$0.82	44d	1	1.15mi
906 Lemon St Johnstown, PA	3.0	1.0	1128	$750	$0.66	44d	1	1.41mi

Listing history 19 events

1. 2026-06-19
   days on market $17,500 Active 257 DOM
2. 2026-06-18
   days on market $17,500 Active 256 DOM
3. 2026-06-17
   days on market $17,500 Active 255 DOM
4. 2026-06-16
   days on market $17,500 Active 254 DOM
5. 2026-06-15
   days on market $17,500 Active 253 DOM
6. 2026-06-14
   days on market $17,500 Active 251 DOM
7. 2026-06-12
   days on market $17,500 Active 250 DOM
8. 2026-06-09
   days on market $17,500 Active 247 DOM
9. 2026-06-08
   days on market $17,500 Active 246 DOM
10. 2026-06-07
    days on market $17,500 Active 245 DOM
11. 2026-06-05
    days on market $17,500 Active 242 DOM
12. 2026-06-02
    days on market $17,500 Active 240 DOM
13. 2026-06-01
    days on market $17,500 Active 239 DOM
14. 2026-05-31
    days on market $17,500 Active 238 DOM
15. 2026-05-30
    days on market $17,500 Active 237 DOM
16. 2026-03-27
    status Active 50-char remark

    Show marketing remark (50 chars)

    Property is being sold AS-IS. NO INTERIOR SHOWINGS

17. 2026-03-14
    status Pending 50-char remark

    Show marketing remark (50 chars)

    Property is being sold AS-IS. NO INTERIOR SHOWINGS

18. 2025-10-31
    price $17,500 50-char remark

    Show marketing remark (50 chars)

    Property is being sold AS-IS. NO INTERIOR SHOWINGS

19. 2025-09-22
    listed $20,000 Active 50-char remark

    Show marketing remark (50 chars)

    Property is being sold AS-IS. NO INTERIOR SHOWINGS

ⓘ 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: $632 · $53/mo
• Projected year-2 tax: $632 · $53/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°F today · 17 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: $10,001
• − Mortgage interest: −$980
• − Property taxes: −$632
• − Insurance: −$88
• − Repairs & maintenance: −$800
• − Management: −$800
• − Depreciation: −$509
• Taxable income: $6,192
• Est. tax owed @ 24.0%: −$1,486
• After-tax cash flow: $4,594/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

-12.5% since first listed

4 events — show timeline

• 2026-03-27 Relisted — CSMLS
• 2026-03-14 Pending — CSMLS
• 2025-10-31 Price Changed $17,500 CSMLS
• 2025-09-22 Listed $20,000 CSMLS

Property tax history

+0.2%/yr

Latest (2026): $632 · +0.0% YoY. Source: county tax records.