417 N 12th St · Altoona, PA 16601

$128,000

3 bd · 1.0 ba · 1,278 sqft · SingleFamily · 732 Days on market

Built 1960 3,049 sqft lot $100/sqft · 13% above area Est $113k · 13% over ↓ 3% 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 +19.7/30.0
• DSCR +6.2/10.0
• 1% rule +4.5/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.7/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Completely remodeled 3-bedroom 2 story home in the Juniata area of Altoona. New roof, new drywall, new carpet and new stove and refrigerator. Move in ready call for an appointment today.

Key facts

• New drywall
• New stove
• New carpet

Tags

• COMPLETELY REMODELED HOME
• 2 STORY HOME
• NEW ROOF
• NEW DRYWALL
• NEW CARPET
• NEW STOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $128k.

Deal economics

• At list price, monthly cash flow is $149 ($2k/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 $122k (4.9% below list).
• Recommended offer: $113k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 5.9% in Altoona — 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 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; 3 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 $885 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 732 days — a 12% lower offer ($113k) is reasonable based on typical stale-listing flexibility.

Recommended offer $112,640 (12.0% below list)

Questions for the listing agent

1. It's been on market 732 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.95% ✗
• Cap rate: 7.69%
• Cash-on-cash: 4.99%
• DSCR: 1.22
• GRM: 8.8

CMA / ARV

• ARV (median comp): $113,305
• List price: $128,000
• Delta: 12.97%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1104 N 5th Ave	0.06mi	2/1.0 (-1)	1,269 (-1%)	4mo	$23,900	$19	88
1224 N 5th Ave	0.07mi	3/2.0	1,287 (+1%)	7mo	$110,000	$85	85
1115 N 4th Ave	0.05mi	3/1.0	1,223 (-4%)	12mo	$55,000	$45	81
1419 N 7th Ave	0.31mi	3/2.0	1,244 (-3%)	5mo	$219,000	$176	72
1014 N 6th Ave	0.13mi	3/1.0	1,386 (+8%)	15mo	$85,000	$61	67
1500 N 4th Ave	0.35mi	4/2.0 (+1)	1,320 (+3%)	3mo	$149,900	$114	67
619 N 6th Ave	0.44mi	2/1.5 (-1)	1,288 (+1%)	7mo	$105,000	$82	66
1201 N 6th Ave	0.08mi	3/3.0	1,416 (+11%)	16mo	$267,500	$189	57
724 N 7th Ave	0.36mi	2/1.0 (-1)	1,356 (+6%)	16mo	$30,400	$22	55
1815 N 4th Ave	0.64mi	3/2.0	1,144 (-10%)	7mo	$145,600	$127	43
656 Clairmont Dr	0.73mi	3/2.0	1,400 (+10%)	12mo	$33,000	$24	36
512 N 7th Ave	0.54mi	2/2.0 (-1)	1,430 (+12%)	13mo	$90,000	$63	35

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: -8.6%
• Equity multiple: 0.69×
• Total profit: $-11,274
• Equity at exit: $19,085

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,303
• Equity at exit: $11,067

Cash invested: $35,840 (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: 8.8×

Monthly cashflow live

• Estimated rent: $1,217 medium
• Mortgage (P&I): −$671
• Tax from tax record: −$88 /mo · $1,058/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $149

Break-even live

Break-even rent $1,029

Max offer price $128,000

Occupancy floor 83%

Sensitivity live

Price	-10% $222	-5% $185	+0% $149	+5% $113	+10% $77
Rent	-10% $53	-5% $101	+0% $149	+5% $197	+10% $245
Rate	-1.0pp $214	-0.5pp $182	base $149	+0.5pp $116	+1.0pp $82

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: $32,000
• Closing costs: $3,840
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
124 Clairmont Dr Altoona, PA	3.0	2.0	1216	$1,200	$0.99	45d	1	0.64mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	45d	9	1.18mi
2708 Wehnwood Rd Altoona, PA	1.0–4.0	1.0–1.5	960	$967	$1.01	45d	5	1.28mi

Listing history 20 events

1. 2026-06-21
   days on market $128,000 Active 732 DOM
2. 2026-06-19
   days on market $128,000 Active 730 DOM
3. 2026-06-18
   days on market $128,000 Active 729 DOM
4. 2026-06-17
   days on market $128,000 Active 728 DOM
5. 2026-06-16
   days on market $128,000 Active 727 DOM
6. 2026-06-15
   days on market $128,000 Active 726 DOM
7. 2026-06-14
   days on market $128,000 Active 724 DOM
8. 2026-06-13
   days on market $128,000 Active 723 DOM
9. 2026-06-10
   days on market $128,000 Active 721 DOM
10. 2026-06-09
    days on market $128,000 Active 720 DOM
11. 2026-06-08
    days on market $128,000 Active 719 DOM
12. 2026-06-07
    days on market $128,000 Active 718 DOM
13. 2026-06-05
    days on market $128,000 Active 715 DOM
14. 2026-06-03
    days on market $128,000 Active 714 DOM
15. 2026-06-02
    days on market $128,000 Active 713 DOM
16. 2026-06-01
    days on market $128,000 Active 712 DOM
17. 2026-05-31
    days on market $128,000 Active 711 DOM
18. 2026-05-30
    days on market $128,000 Active 710 DOM
19. 2024-10-25
    price $128,000 186-char remark

    Show marketing remark (186 chars)

    Completely remodeled 3-bedroom 2 story home in the Juniata area of Altoona. New roof, new drywall, new carpet and new stove and refrigerator. Move in ready call for an appointment today.

20. 2024-06-19
    listed $132,000 Active 186-char remark

    Show marketing remark (186 chars)

    Completely remodeled 3-bedroom 2 story home in the Juniata area of Altoona. New roof, new drywall, new carpet and new stove and refrigerator. Move in ready call for an appointment today.

ⓘ 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: $1,058 · $88/mo
• Projected year-2 tax: $1,540 · $128/mo
• Expected delta: +$482/yr (+$40/mo · 45.6%)

ⓘ 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 ≥91°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: $14,610
• − Mortgage interest: −$7,170
• − Property taxes: −$1,058
• − Insurance: −$640
• − Repairs & maintenance: −$1,169
• − Management: −$1,169
• − Depreciation: −$3,724
• Taxable loss: −$319
• Est. tax savings @ 24.0%: +$77
• After-tax cash flow: $1,865/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

-3.0% since first listed

2 events — show timeline

• 2024-10-25 Price Changed $128,000 AHARMLS
• 2024-06-19 Listed $132,000 AHARMLS

Property tax history

-2.4%/yr

Latest (2025): $1,058 · +13.0% YoY. Source: county tax records.