2022 Pleasant Valley Blvd · Altoona, PA 16602

$124,900

3 bd · 1.0 ba · 1,356 sqft · SingleFamily · 25 Days on market

Built 1929 6,534 sqft lot $92/sqft · 19% below area Est $154k · 19% under

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Classic charm meets modern convenience in this beautifully refreshed Pleasant Valley home. This two story brick and vinyl home features upgrades including recently refinished hardwood floors, new carpeting and paint throughout, new stainless steel appliances, updated electrical and more! Large formal living room w/ ornamental FP, formal dining room, oak kitchen w/ farmer's sink and breakfast bar plus a bright sunroom and rear enclosed porch round out the first floor. Three bedrooms, full bath upstairs plus attic with walk-up stairs for storage. One car detached garage (needs TLC) plus loads of off-street parking and storage shed. Offers will be reviewed after 7 days on the market. Seller re

Key facts

• 6,534 sq ft lot
• Garage
• Built 1929

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water
• Home design: Single-family residence; Two levels
• Construction: Brick and vinyl siding exterior; Shingle roof
• Exterior features: Porch

Interior

• Kitchen: Microwave; Range; Refrigerator
• Flooring: Hardwood; Laminate; Wood; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas
• Interior features: Eat-in kitchen; Insulated windows; Basement; Fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $71 ($850/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (6.6% below list).
• Recommended offer: $117k (6.6% below list) — sets the bar for 1% rule.
• Cap rate 7.0% vs local median 5.8% in Altoona — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 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 $864 of loan paydown is wiped out by about $4k 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.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $116,614 (6.6% below list)

Questions for the listing agent

1. Built in 1929 — 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 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?
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: 0.93% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.43%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $154,427
• List price: $124,900
• Delta: -19.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2400 Crawford Ave	0.38mi	2/1.0 (-1)	1,316 (-3%)	1mo	$95,000	$72	72
1916 Hudson Ave	0.15mi	3/1.0	1,169 (-14%)	2mo	$170,000	$145	69
2524 Pleasant Valley Blvd	0.35mi	3/1.0	1,456 (+7%)	6mo	$164,900	$113	67
1828 Grant Ave	0.28mi	3/1.5	1,242 (-8%)	6mo	$151,000	$122	66
1631 Van Buren Ave	0.40mi	4/3.0 (+1)	1,344 (-1%)	3mo	$250,000	$186	64
1518 1st Ave	0.61mi	2/1.0 (-1)	1,350 (-0%)	3mo	$116,400	$86	63
1313 Grant Ave	0.67mi	3/2.0	1,371 (+1%)	1mo	$245,000	$179	62
2619 Union Ave	0.64mi	3/2.0	1,389 (+2%)	6mo	$139,900	$101	57
1919 5th Ave	0.65mi	3/1.0	1,260 (-7%)	3mo	$38,000	$30	56
1320 Walton Ave	0.67mi	3/2.0	1,440 (+6%)	6mo	$205,000	$142	50
1110 S 16th St	0.40mi	2/1.0 (-1)	1,164 (-14%)	6mo	$75,000	$64	48
1611 Tyler Ave	0.52mi	3/2.0	1,554 (+15%)	5mo	$279,000	$180	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: -12.4%
• Equity multiple: 0.55×
• Total profit: $-15,719
• Equity at exit: $18,623

10-year hold

• IRR: -3.4%
• Equity multiple: 0.78×
• Total profit: $-7,841
• Equity at exit: $10,799

Cash invested: $34,972 (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: 8.9×

Monthly cashflow live

• Estimated rent: $1,166 medium
• Mortgage (P&I): −$655
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $71

Break-even live

Break-even rent $1,077

Max offer price $124,900

Occupancy floor 89%

Sensitivity live

Price	-10% $142	-5% $106	+0% $71	+5% $35	+10% $0
Rent	-10% $-21	-5% $25	+0% $71	+5% $117	+10% $163
Rate	-1.0pp $134	-0.5pp $103	base $71	+0.5pp $38	+1.0pp $6

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: $31,225
• Closing costs: $3,747
• 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	1.27mi
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	44d	1	1.28mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	44d	1	1.41mi

Listing history 4 events

1. 2026-06-01
   status $124,900 Pending 25 DOM
2. 2026-05-31
   days on market $124,900 Active 25 DOM
3. 2026-05-30
   days on market $124,900 Active 24 DOM
4. 2026-05-06
   listed $124,900 Active 839-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: $1,721 · $143/mo
• Projected year-2 tax: $1,847 · $154/mo
• Expected delta: +$126/yr (+$11/mo · 7.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 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: $13,994
• − Mortgage interest: −$6,996
• − Property taxes: −$1,721
• − Insurance: −$624
• − Repairs & maintenance: −$1,119
• − Management: −$1,119
• − Depreciation: −$3,633
• Taxable loss: −$1,220
• Est. tax savings @ 24.0%: +$293
• After-tax cash flow: $1,143/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
• City population: 59,867
• 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 events — show timeline

• 2026-05-31 Pending — AHARMLS
• 2026-05-06 Listed $124,900 AHARMLS

Property tax history

-7.0%/yr

Latest (2025): $1,721 · +13.0% YoY. Source: county tax records.