1134 Ridge Ave · Johnstown, PA 15901

$25,000

2 bd · 1.0 ba · 1,016 sqft · SingleFamily · 192 Days on market

Built 1986 6,969 sqft lot $25/sqft · 29% below area Est $35k · 29% under

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

With some finishing touches, make this this a forever home or an excellent investment opportunity!

Key facts

• 6,969 sq ft lot
• Garage
• Built 1986

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $25k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($834 rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 27.9% 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 $173 of loan paydown is wiped out by about $750 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 $7k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 192 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $12k; list at $25k implies a 108% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.2% of price.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 192 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
6. 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?
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: 3.34% ✓
• Cap rate: 27.92%
• Cash-on-cash: 77.25%
• DSCR: 4.44
• GRM: 2.5

CMA / ARV

• ARV (median comp): $35,319
• List price: $25,000
• Delta: -29.22%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
214 Maple Ave	0.21mi	2/1.0	1,056 (+4%)	2mo	$27,000	$26	82
536 Woodvale Ave	0.58mi	2/1.5	1,052 (+4%)	14mo	$26,500	$25	53
992 Cushon	0.44mi	3/1.5 (+1)	950 (-6%)	12mo	$210,000	$221	52
R 501 Main St	0.74mi	2/1.0	990 (-3%)	22mo	$30,000	$30	43
433 Figg Ave	0.53mi	3/1.0 (+1)	1,101 (+8%)	17mo	$45,000	$41	42
603 Woodvale Ave	0.62mi	2/1.0	1,152 (+13%)	10mo	$24,000	$21	40
62 Vogel St	0.49mi	3/1.5 (+1)	1,080 (+6%)	24mo	$45,000	$42	40

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: 77.3%
• Equity multiple: 4.53×
• Total profit: $24,684
• Equity at exit: $3,728

10-year hold

• IRR: 80.9%
• Equity multiple: 9.37×
• Total profit: $58,592
• Equity at exit: $2,162

Cash invested: $7,000 (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: 2.5×

Monthly cashflow live

• Estimated rent: $834 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$67 /mo · $803/yr
• Insurance: −$10
• HOA: −$0
• Vacancy / Maint / Mgmt: −$175
• Net cashflow: $451

Break-even live

Break-even rent $264

Max offer price $25,000

Occupancy floor 41%

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: $6,250
• Closing costs: $750
• 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	1.08mi
906 Lemon St Johnstown, PA	3.0	1.0	1128	$750	$0.66	44d	1	1.34mi

Listing history 19 events

1. 2026-06-19
   days on market $25,000 Active 192 DOM
2. 2026-06-18
   days on market $25,000 Active 191 DOM
3. 2026-06-17
   days on market $25,000 Active 190 DOM
4. 2026-06-16
   days on market $25,000 Active 189 DOM
5. 2026-06-15
   days on market $25,000 Active 188 DOM
6. 2026-06-14
   days on market $25,000 Active 186 DOM
7. 2026-06-12
   days on market $25,000 Active 185 DOM
8. 2026-06-09
   days on market $25,000 Active 182 DOM
9. 2026-06-08
   days on market $25,000 Active 181 DOM
10. 2026-06-07
    days on market $25,000 Active 180 DOM
11. 2026-06-05
    days on market $25,000 Active 177 DOM
12. 2026-06-02
    days on market $25,000 Active 175 DOM
13. 2026-06-01
    days on market $25,000 Active 174 DOM
14. 2026-05-31
    days on market $25,000 Active 173 DOM
15. 2026-05-30
    days on market $25,000 Active 172 DOM
16. 2025-12-10
    listed $25,000 Active 98-char remark

    Show marketing remark (98 chars)

    With some finishing touches, make this this a forever home or an excellent investment opportunity!

17. 2024-04-08
    soldstatus $12,000 Closed 174-char remark

    Show marketing remark (174 chars)

    Johnstown- 2 story, 2 BR frame home on 35 x 212 lot. Gas HW heat. Needs work. Buyer is responsible for sewer compliance & repairs. Most of contents included in the sale

18. 2024-03-18
    status Pending 174-char remark

    Show marketing remark (174 chars)

    Johnstown- 2 story, 2 BR frame home on 35 x 212 lot. Gas HW heat. Needs work. Buyer is responsible for sewer compliance & repairs. Most of contents included in the sale

19. 2024-03-06
    listed $15,000 Active 174-char remark

    Show marketing remark (174 chars)

    Johnstown- 2 story, 2 BR frame home on 35 x 212 lot. Gas HW heat. Needs work. Buyer is responsible for sewer compliance & repairs. Most of contents included in the sale

ⓘ 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: $803 · $67/mo
• Projected year-2 tax: $803 · $67/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 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥94°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: $10,011
• − Mortgage interest: −$1,400
• − Property taxes: −$803
• − Insurance: −$125
• − Repairs & maintenance: −$801
• − Management: −$801
• − Depreciation: −$727
• Taxable income: $5,354
• Est. tax owed @ 24.0%: −$1,285
• After-tax cash flow: $4,123/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

+66.7% since first listed

4 events — show timeline

• 2025-12-10 Listed $25,000 West Penn MLS
• 2024-04-08 Sold (MLS) $12,000 AHARMLS
• 2024-03-18 Pending — AHARMLS
• 2024-03-06 Listed $15,000 AHARMLS

Property tax history

+0.2%/yr

Latest (2026): $803 · +0.0% YoY. Source: county tax records.