201 E Southey St · Altoona, PA 16602

$107,000

2 bd · 1.0 ba · 1,010 sqft · SingleFamily · 59 Days on market

Built 1960 3,920 sqft lot $106/sqft · 25% below area Est $144k · 25% under

---

Why this score? — see what drove the C 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 +18.2/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +5.3/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Thia one story home located in a great quite neighborhood Garden Heights is move in ready There are beautifully done hardwood floors located in the living room and dining room. Also includes a cute sunroom located off the living room. Full basement with cement floor. Each bedroom and hallway has a closet. All major rooms contain a Light/ceiling fan. Easy to heat with a natural forced air gas furnace, Corner lot with off street parking.

Key facts

• Off street parking
• Sunroom
• Full basement

Tags

• HARDWOOD FLOORS
• SUNROOM
• FULL BASEMENT
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $107k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $107k).
• Recommended offer: $104k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% vs local median 5.8% in Altoona — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 comparable units currently listed for rent nearby; 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 $740 of loan paydown is wiped out by about $3k 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 59 days — a 3% lower offer ($104k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $12k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $107k implies a 168% gain — meaningful room to come down on a strong offer.

Recommended offer $103,790 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.03% ✓
• Cap rate: 7.37%
• Cash-on-cash: 3.85%
• DSCR: 1.17
• GRM: 8.1

CMA / ARV

• ARV (median comp): $143,563
• List price: $107,000
• Delta: -25.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
701 Eveningtide Ave	0.17mi	2/1.0	992 (-2%)	22mo	$150,000	$151	71
312 Shelley Ave	0.30mi	3/1.5 (+1)	1,100 (+9%)	2mo	$125,000	$114	62
816 Jade Ave	0.65mi	2/1.0	1,060 (+5%)	0mo	$129,000	$122	61
1406 Logan Blvd	0.49mi	2/1.0	900 (-11%)	4mo	$33,000	$37	56
323 Milton Ave Ave	0.31mi	3/1.0 (+1)	925 (-8%)	22mo	$155,000	$168	48
1410 Logan Blvd	0.50mi	1/1.0 (-1)	875 (-13%)	4mo	$16,801	$19	46
4018 2nd Ave	0.69mi	2/2.0	952 (-6%)	11mo	$165,500	$174	45
215 40th St	0.72mi	3/2.0 (+1)	1,000 (-1%)	24mo	$198,000	$198	36
4017 Ridge Ave	0.65mi	3/1.0 (+1)	1,116 (+10%)	23mo	$90,000	$81	28

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: -10.2%
• Equity multiple: 0.63×
• Total profit: $-11,177
• Equity at exit: $15,954

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-1,696
• Equity at exit: $9,251

Cash invested: $29,960 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$561
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$45
• HOA: −$0
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $96

Break-even live

Break-even rent $978

Max offer price $107,000

Occupancy floor 86%

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: $26,750
• Closing costs: $3,210
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	43d	1	0.88mi

Listing history 7 events

1. 2026-05-06
   price $107,000 439-char remark

   Show marketing remark (439 chars)

   Thia one story home located in a great quite neighborhood Garden Heights is move in ready There are beautifully done hardwood floors located in the living room and dining room. Also includes a cute sunroom located off the living room. Full basement with cement floor. Each bedroom and hallway has a closet. All major rooms contain a Light/ceiling fan. Easy to heat with a natural forced air gas furnace, Corner lot with off street parking.

2. 2026-05-06
   status Active 439-char remark

   Show marketing remark (439 chars)

   Thia one story home located in a great quite neighborhood Garden Heights is move in ready There are beautifully done hardwood floors located in the living room and dining room. Also includes a cute sunroom located off the living room. Full basement with cement floor. Each bedroom and hallway has a closet. All major rooms contain a Light/ceiling fan. Easy to heat with a natural forced air gas furnace, Corner lot with off street parking.

3. 2026-03-26
   status Pending 439-char remark

   Show marketing remark (439 chars)

   Thia one story home located in a great quite neighborhood Garden Heights is move in ready There are beautifully done hardwood floors located in the living room and dining room. Also includes a cute sunroom located off the living room. Full basement with cement floor. Each bedroom and hallway has a closet. All major rooms contain a Light/ceiling fan. Easy to heat with a natural forced air gas furnace, Corner lot with off street parking.

4. 2026-02-18
   listed $119,000 Active 439-char remark

   Show marketing remark (439 chars)

   Thia one story home located in a great quite neighborhood Garden Heights is move in ready There are beautifully done hardwood floors located in the living room and dining room. Also includes a cute sunroom located off the living room. Full basement with cement floor. Each bedroom and hallway has a closet. All major rooms contain a Light/ceiling fan. Easy to heat with a natural forced air gas furnace, Corner lot with off street parking.

5. 2004-03-10
   soldstatus $40,000
6. 2003-01-28
   listed $75,000
7. 1966-02-01
   soldstatus $10,950

ⓘ 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: $2,004 · $167/mo
• Projected year-2 tax: $2,004 · $167/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 (shaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $13,197
• − Mortgage interest: −$5,994
• − Property taxes: −$2,004
• − Insurance: −$535
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − Depreciation: −$3,113
• Taxable loss: −$559
• Est. tax savings @ 24.0%: +$134
• After-tax cash flow: $1,288/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

+877.2% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $107,000 AHARMLS
• 2026-05-06 Relisted — AHARMLS
• 2026-03-26 Pending — AHARMLS
• 2026-02-18 Listed $119,000 AHARMLS
• 2004-03-10 Sold (Public Records) $40,000 Public Records
• 2003-01-28 Listed $75,000 AHARMLS
• 1966-02-01 Sold (Public Records) $10,950 Public Records

Property tax history

-5.9%/yr

Latest (2025): $2,004 · +13.0% YoY. Source: county tax records.