1150 Edson Ave · Johnstown, PA 15905

$94,900

4 bd · 2.0 ba · 1,668 sqft · MultiFamily · 6 Days on market

Built 1900 4,356 sqft lot Est $67k · 42% over

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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 +30.0/30.0
• 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
• Schools +1.3/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Investment Opportunity in Johnstown! Multi-Family 2-Unit Home with Tenants in 8th Ward. Main Floor Unit includes Living Room, Eat-In Kitchen, 2 Bedrooms, 1 Bathroom. Stove/Oven & Refrigerator as well has front covered porch and back porch. Upstairs unit includes Living Room, Eat-In Kitchen, 2 Bedrooms, and Bathroom. Detached 1-Car Garage and off-street parking for 1 vehicle. Close proximity to Hospital. Call today for your personal tour!

Key facts

• 4,356 sq ft lot
• 2 garage spots
• Built 1900

Property features AI

Finance

• Other: Property listed as residential single-family (SFR)

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Two stories
• Construction: Aluminum siding; Brick; Vinyl siding
• Exterior features: Shingle roof; Rectangular lot; Covered porch

Interior

• Kitchen: Dishwasher; Range/Oven; Refrigerator
• Flooring: Carpet; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating (natural gas); Ceiling fans for cooling
• Interior features: Double-pane windows; Covered porch
• Laundry & utility: Washer and dryer included; Laundry located in basement; Full unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $95k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $95k).

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: 92 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $656 of loan paydown is wiped out by about $3k 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 $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $95k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $94,900

Questions for the listing agent

1. Built in 1900 — 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 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.75% ✓
• Cap rate: 14.49%
• Cash-on-cash: 29.28%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $66,720
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1340 Good St	0.28mi	3/2.0 (-1)	1,584 (-5%)	9mo	$67,000	$42	66
14 Jefferson St	0.58mi	4/2.0	1,902 (+14%)	1mo	$75,000	$39	49
115-117 Rambo St	0.38mi	4/3.0	1,806 (+8%)	22mo	$77,000	$43	46
128-130 Marshall Ave	0.62mi	4/2.0	1,568 (-6%)	18mo	$55,000	$35	46
800 Coleman Ave	0.62mi	4/2.0	1,540 (-8%)	18mo	$62,100	$40	43

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: 23.7%
• Equity multiple: 1.98×
• Total profit: $25,946
• Equity at exit: $14,150

10-year hold

• IRR: 31.6%
• Equity multiple: 3.86×
• Total profit: $75,888
• Equity at exit: $8,205

Cash invested: $26,572 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$498
• Tax from tax record: −$127 /mo · $1,529/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $648

Break-even live

Break-even rent $841

Max offer price $94,900

Occupancy floor 56%

Sensitivity live

Price	-10% $702	-5% $675	+0% $648	+5% $621	+10% $595
Rent	-10% $517	-5% $583	+0% $648	+5% $714	+10% $780
Rate	-1.0pp $696	-0.5pp $672	base $648	+0.5pp $624	+1.0pp $599

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,662
Total (2 units)			$1,662

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: $23,725
• Closing costs: $2,847
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	44d	1	0.44mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	44d	1	0.84mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	44d	1	0.84mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	44d	1	0.86mi
906 Lemon St Johnstown, PA	3.0	1.0	1128	$750	$0.66	44d	1	1.01mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	15d	1	1.38mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	8d	1	1.38mi

Listing history 8 events

1. 2026-06-02
   statusdays on market $94,900 Pending 6 DOM
2. 2026-06-01
   days on market $94,900 Active 5 DOM
3. 2026-05-31
   days on market $94,900 Active 4 DOM
4. 2026-05-30
   days on market $94,900 Active 3 DOM
5. 2026-05-27
   listed $94,900 Active
6. 2022-03-01
   soldstatus $49,900
7. 2022-02-24
   soldstatus $49,900 447-char remark

   Show marketing remark (447 chars)

   Investment Opportunity in Johnstown! Multi-Family 2-Unit Home with Tenants in 8th Ward. Main Floor Unit includes Living Room, Eat-In Kitchen, 2 Bedrooms, 1 Bathroom. Stove/Oven & Refrigerator as well has front covered porch and back porch. Upstairs unit includes Living Room, Eat-In Kitchen, 2 Bedrooms, and Bathroom. Detached 1-Car Garage and off-street parking for 1 vehicle. Close proximity to Hospital. Call today for your personal tour!

8. 2013-04-30
   soldstatus $43,000

ⓘ 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: $1,529 · $127/mo
• Projected year-2 tax: $1,529 · $127/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 (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $19,944
• − Mortgage interest: −$5,316
• − Property taxes: −$1,529
• − Insurance: −$474
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$2,761
• Taxable income: $6,673
• Est. tax owed @ 24.0%: −$1,601
• After-tax cash flow: $6,179/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
• County: Cambria County · 30,791 people
• City population: 30,791
• Metro: Johnstown, PA
• Population (ZIP): 19,329
• Household income: $69,212
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 359.0

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 (92%)
• Race & ethnicity: White 92% Two or more races 3% Hispanic / Latino 2% Black 2%
• Common ancestry: Romanian 7% Scotch-Irish 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 1%

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: ▼ -64.18%
• Current HPI: 142.5218
• Rent YoY: —
• Metro: Johnstown, 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

+120.7% since first listed

4 events — show timeline

• 2026-05-27 Listed $94,900 CSMLS
• 2022-03-01 Sold (Public Records) $49,900 Public Records
• 2022-02-24 Sold (MLS) $49,900 CSMLS
• 2013-04-30 Sold (Public Records) $43,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,529 · +0.0% YoY. Source: county tax records.