502 Pleasant Valley Blvd · Altoona, PA 16602

$149,900

3 bd · 1.0 ba · 1,248 sqft · SingleFamily · 20 Days on market

Built 1910 4,356 sqft lot Est $131k · 14% 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 +15.0/30.0
• DSCR +4.6/10.0
• 1% rule +4.0/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

AS IS Condition

Key facts

• 4,356 sq ft lot
• Garage
• Built 1910

Property features AI

Exterior

• Parking: Detached or attached garage not specified — 1 garage space
• Utilities: Public water
• Home design: Single-family residence; Two levels; Residential property
• Construction: Wood siding
• Exterior features: Shingle roof; Frontage approximately 45 x 100

Interior

• Kitchen: Dishwasher; Microwave; Range
• Bedrooms: Total of 7 rooms (bedroom breakdown not provided)
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Has cooling
• Interior features: Wood-burning fireplace (1); Basement
• Laundry & utility: Washer/dryer details not provided

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $46 ($549/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 $134k (10.4% below list).
• Recommended offer: $134k (10.4% 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.
• Market conditions: 151 active listings in the ZIP; 4 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 $1k 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 20 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y 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 $40k; list at $150k implies a 273% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $134,382 (10.4% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.90% ✗
• Cap rate: 6.66%
• Cash-on-cash: 1.31%
• DSCR: 1.06
• GRM: 9.3

CMA / ARV

• ARV (on-the-fly): $131,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 Hudson Ave	0.23mi	3/1.0	1,200 (-4%)	2mo	$170,000	$142	82
1018 S 10th St	0.43mi	3/1.0	1,176 (-6%)	3mo	$131,900	$112	68
125 Crawford Ave	0.46mi	3/1.0	1,224 (-2%)	10mo	$128,900	$105	67
408 Bell Ave	0.32mi	3/2.0	1,314 (+5%)	8mo	$122,000	$93	66
712 Logan Ave	0.23mi	3/1.0	1,403 (+12%)	9mo	$88,000	$63	61
412 E Logan Ave	0.67mi	3/1.5	1,302 (+4%)	1mo	$211,000	$162	59
801 3rd Ave	0.55mi	2/1.0 (-1)	1,288 (+3%)	9mo	$35,000	$27	57
409 2nd St	0.67mi	3/1.0	1,148 (-8%)	1mo	$12,500	$11	54
1313 Grant Ave	0.63mi	3/2.0	1,371 (+10%)	1mo	$245,000	$179	50
224 E 3rd Ave	0.75mi	3/1.0	1,377 (+10%)	0mo	$98,700	$72	48
431 E Logan Ave	0.70mi	3/1.0	1,380 (+11%)	8mo	$189,900	$138	43
425 E Logan Ave	0.69mi	3/1.0	1,406 (+13%)	7mo	$135,000	$96	41

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: -14.2%
• Equity multiple: 0.49×
• Total profit: $-21,366
• Equity at exit: $22,351

10-year hold

• IRR: -5.4%
• Equity multiple: 0.65×
• Total profit: $-14,818
• Equity at exit: $12,961

Cash invested: $41,972 (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: 9.3×

Monthly cashflow live

• Estimated rent: $1,344 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$167 /mo · $2,007/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $46

Break-even live

Break-even rent $1,286

Max offer price $149,900

Occupancy floor 92%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	44d	1	0.51mi
315 10th St Unit Rear- 1st Fl Altoona, PA	2.0	1.0	800	$1,100	$1.38	44d	1	0.66mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	44d	9	1.13mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	1.39mi

Listing history 16 events

1. 2026-06-19
   days on market $149,900 Active 20 DOM
2. 2026-06-18
   days on market $149,900 Active 19 DOM
3. 2026-06-17
   days on market $149,900 Active 18 DOM
4. 2026-06-16
   days on market $149,900 Active 17 DOM
5. 2026-06-15
   days on market $149,900 Active 16 DOM
6. 2026-06-14
   days on market $149,900 Active 14 DOM
7. 2026-06-13
   days on market $149,900 Active 13 DOM
8. 2026-06-10
   days on market $149,900 Active 11 DOM
9. 2026-06-09
   days on market $149,900 Active 10 DOM
10. 2026-06-08
    days on market $149,900 Active 9 DOM
11. 2026-06-07
    days on market $149,900 Active 8 DOM
12. 2026-06-05
    days on market $149,900 Active 5 DOM
13. 2026-06-03
    days on market $149,900 Active 4 DOM
14. 2026-06-02
    days on market $149,900 Active 3 DOM
15. 2026-06-01
    days on market $149,900 Active 2 DOM
16. 2026-05-31
    listed $149,900 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: $2,007 · $167/mo
• Projected year-2 tax: $2,188 · $182/mo
• Expected delta: +$181/yr (+$15/mo · 9.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥90°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: $16,126
• − Mortgage interest: −$8,397
• − Property taxes: −$2,007
• − Insurance: −$750
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$4,361
• Taxable loss: −$1,969
• Est. tax savings @ 24.0%: +$472
• After-tax cash flow: $1,022/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

+1159.7% since first listed

6 events — show timeline

• 2026-05-29 Listed $149,900 AHARMLS
• 2025-09-05 Price Changed $148,500 AHARMLS
• 2008-01-25 Sold (Public Records) $40,200 Public Records
• 2008-01-25 Sold (MLS) $40,200 AHARMLS
• 2007-10-16 Listed $45,000 AHARMLS
• 1967-03-01 Sold (Public Records) $11,900 Public Records

Property tax history

-5.8%/yr

Latest (2025): $2,007 · +13.0% YoY. Source: county tax records.