848 22nd St · Altoona, PA 16601

$128,900

3 bd · 1.0 ba · 1,468 sqft · SingleFamily · 13 Days on market

Built 1960 2,178 sqft lot Est $119k · 8% over

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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 +15.5/30.0
• DSCR +4.8/10.0
• Livability +4.0/5.0
• ARV discount +3.7/15.0
• 1% rule +3.4/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move right into this well maintained 3 bedroom, 1 bath home offering comfortable living space and plenty of natural light throughout. The spacious living room and separate dining room provide plenty of room for everyday living and entertaining. An updated kitchen and convenient first floor laundry add to the home's appeal. Upstairs, you'll find three bedrooms and a full bath. The attic offers exciting potential for additional living space and could be finished as a fourth bedroom, home office, playroom, or hobby room. Enjoy relaxing on the back deck overlooking the yard, with off street parking for added convenience. Recent updates include a newer roof and brand new electric service install

Key facts

• Off street parking
• Newer roof
• First floor laundry

Tags

• UPDATED KITCHEN
• FIRST FLOOR LAUNDRY
• ATTIC POTENTIAL
• BACK DECK
• OFF STREET PARKING
• NEWER ROOF

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Three or more levels
• Construction: Aluminum siding
• Exterior features: Metal roof

Interior

• Kitchen: Range; Refrigerator
• Flooring: Laminate flooring; Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating
• Interior features: Insulated windows; Basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $52 ($621/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 $109k (15.5% below list).
• Recommended offer: $109k (15.5% below list) — sets the bar for 1% rule.

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.
• Zoned schools: Altoona Area Jr Hs (math 21% / reading 45%, grade F, #346 of 512 statewide, top 69%, 1,727 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 186 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $891 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $30k; list at $129k implies a 328% gain — meaningful room to come down on a strong offer.

Recommended offer $108,872 (15.5% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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?
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: 0.84% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $118,908
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2306 5th Ave	0.34mi	3/1.0	1,602 (+9%)	3mo	$122,900	$77	66
2710 7th Ave	0.51mi	3/1.0	1,400 (-5%)	3mo	$125,000	$89	66
2020 16th Ave	0.60mi	3/1.5	1,419 (-3%)	3mo	$125,000	$88	62
2015 12th Ave	0.35mi	3/1.0	1,309 (-11%)	5mo	$80,000	$61	62
939 29th St	0.66mi	3/1.0	1,494 (+2%)	5mo	$108,000	$72	62
2627 Oak Ave	0.46mi	3/1.5	1,320 (-10%)	0mo	$144,900	$110	60
1919 5th Ave	0.36mi	3/1.0	1,260 (-14%)	3mo	$38,000	$30	57
2817 Oak Ave	0.60mi	3/1.0	1,328 (-10%)	6mo	$136,000	$102	52
2428 5th Ave	0.41mi	2/1.0 (-1)	1,681 (+14%)	2mo	$45,000	$27	50
2400 Crawford Ave	0.61mi	2/1.0 (-1)	1,316 (-10%)	1mo	$95,000	$72	49
1518 1st Ave	0.67mi	2/1.0 (-1)	1,350 (-8%)	3mo	$116,400	$86	48
2018 15th Ave	0.54mi	4/1.5 (+1)	1,674 (+14%)	6mo	$135,000	$81	39

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: -13.6%
• Equity multiple: 0.51×
• Total profit: $-17,623
• Equity at exit: $19,219

10-year hold

• IRR: -4.8%
• Equity multiple: 0.69×
• Total profit: $-11,238
• Equity at exit: $11,145

Cash invested: $36,092 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,089 high
• Mortgage (P&I): −$676
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $52

Break-even live

Break-even rent $1,023

Max offer price $128,900

Occupancy floor 90%

Sensitivity live

Price	-10% $125	-5% $88	+0% $52	+5% $15	+10% $-21
Rent	-10% $-34	-5% $9	+0% $52	+5% $95	+10% $138
Rate	-1.0pp $117	-0.5pp $85	base $52	+0.5pp $18	+1.0pp $-16

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: $32,225
• Closing costs: $3,867
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	45d	1	0.32mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	45d	1	0.64mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	45d	1	0.67mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	45d	1	0.96mi
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	45d	1	1.40mi

Listing history 11 events

1. 2026-06-22
   days on market $128,900 Active 13 DOM
2. 2026-06-21
   days on market $128,900 Active 12 DOM
3. 2026-06-19
   days on market $128,900 Active 10 DOM
4. 2026-06-18
   days on market $128,900 Active 9 DOM
5. 2026-06-17
   days on market $128,900 Active 8 DOM
6. 2026-06-16
   days on market $128,900 Active 7 DOM
7. 2026-06-15
   days on market $128,900 Active 6 DOM
8. 2026-06-14
   days on market $128,900 Active 4 DOM
9. 2026-06-13
   days on market $128,900 Active 3 DOM
10. 2026-06-10
    remarks 699-char remark
11. 2026-06-10
    listed $128,900 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: $944 · $79/mo
• Projected year-2 tax: $1,490 · $124/mo
• Expected delta: +$547/yr (+$46/mo · 57.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 19 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: $13,065
• − Mortgage interest: −$7,220
• − Property taxes: −$944
• − Insurance: −$644
• − Repairs & maintenance: −$1,045
• − Management: −$1,045
• − Depreciation: −$3,750
• Taxable loss: −$1,584
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,002/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): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

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 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% 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: ▼ -60.97%
• Current HPI: 183.9907
• 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

+377.4% since first listed

3 events — show timeline

• 2026-06-09 Listed $128,900 AHARMLS
• 2008-05-13 Sold (Public Records) $30,100 Public Records
• 1995-10-01 Sold (Public Records) $27,000 Public Records

Property tax history

-9.0%/yr

Latest (2025): $944 · +13.0% YoY. Source: county tax records.