905-907 Coleman Ave · Johnstown, PA 15902

$72,500

5 bd · 2.0 ba · 2,688 sqft · SingleFamily · 13 Days on market

Built 1926 4,792 sqft lot Est $70k · at est.

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +5.8/15.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious converted duplex now offering the flexibility and size! The first floor features a very large living room, functional kitchen, and generous space for everyday living, entertaining, or future layout options. The second floor offers 5 bedrooms, including one bedroom that could serve as a primary suite with its own full bath featuring a jetted tub, stand-up shower, and sink, plus a second full bath also located on the second floor. This property provides exceptional storage and utility space with 2 full walk-up attics, 2 basements, and a 3-car detached garage. Outside, enjoy a covered front patio, a 40x120 lot, and yard space with the opportunity to revamp the existing above-ground po

Key facts

• Functional kitchen
• Stand-up shower
• 40x120 lot

Tags

• FUNCTIONAL KITCHEN
• PRIMARY SUITE
• JETTED TUB
• STAND-UP SHOWER
• COVERED FRONT PATIO
• 40X120 LOT

Property features AI

Exterior

• Parking: Detached 3-car garage
• Utilities: Public water; Public sewer; Cable available
• Home design: Single-family residence; Two-story
• Construction: Brick construction; Shingle roof
• Exterior features: Covered porch; Above-ground private pool; Corner lot; City street frontage; Publicly maintained road

Interior

• Kitchen: Dishwasher
• Flooring: Carpet; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (natural gas); Ceiling fan(s)
• Interior features: Eat-in kitchen; Therapeutic whirlpool
• Laundry & utility: Laundry sink; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $467 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $72k).

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: 64 active listings in the ZIP; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($44k/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 $501 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $57k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,500

Questions for the listing agent

1. Built in 1926 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.83% ✓
• Cap rate: 14.02%
• Cash-on-cash: 27.61%
• DSCR: 2.23
• GRM: 4.5

CMA / ARV

• ARV (on-the-fly): $69,888
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
759 Grove	0.17mi	5/2.0	2,929 (+9%)	18mo	$75,000	$26	62
1100 Boyd Ave	0.66mi	5/3.0	2,688 (0%)	16mo	$63,000	$23	52

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: 21.7%
• Equity multiple: 1.89×
• Total profit: $18,065
• Equity at exit: $10,810

10-year hold

• IRR: 29.8%
• Equity multiple: 3.68×
• Total profit: $54,314
• Equity at exit: $6,268

Cash invested: $20,300 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $1,328 medium
• Mortgage (P&I): −$380
• Tax from tax record: −$172 /mo · $2,064/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $467

Break-even live

Break-even rent $737

Max offer price $72,500

Occupancy floor 60%

Sensitivity live

Price	-10% $508	-5% $488	+0% $467	+5% $446	+10% $426
Rent	-10% $362	-5% $415	+0% $467	+5% $519	+10% $572
Rate	-1.0pp $504	-0.5pp $485	base $467	+0.5pp $448	+1.0pp $429

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: $18,125
• Closing costs: $2,175
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-19
   days on market $72,500 Active 13 DOM
2. 2026-06-18
   days on market $72,500 Active 12 DOM
3. 2026-06-17
   days on market $72,500 Active 11 DOM
4. 2026-06-16
   days on market $72,500 Active 10 DOM
5. 2026-06-15
   days on market $72,500 Active 9 DOM
6. 2026-06-14
   days on market $72,500 Active 7 DOM
7. 2026-06-12
   days on market $72,500 Active 6 DOM
8. 2026-06-09
   days on market $72,500 Active 3 DOM
9. 2026-06-08
   days on market $72,500 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $72,500 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: $2,064 · $172/mo
• Projected year-2 tax: $2,064 · $172/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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $15,940
• − Mortgage interest: −$4,061
• − Property taxes: −$2,064
• − Insurance: −$362
• − Repairs & maintenance: −$1,275
• − Management: −$1,275
• − Depreciation: −$2,109
• Taxable income: $4,793
• Est. tax owed @ 24.0%: −$1,150
• After-tax cash flow: $4,454/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
• County: Cambria County · 30,791 people
• City population: 30,791
• Metro: Johnstown, PA
• Population (ZIP): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• Rent YoY: —
• Metro: Johnstown, 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

+51.0% since first listed

3 events — show timeline

• 2026-06-06 Listed $72,500 CSMLS
• 2006-12-12 Sold (Public Records) $57,000 Public Records
• 2003-02-28 Sold (Public Records) $48,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $2,064 · +0.0% YoY. Source: county tax records.