1224 Franklin St · Johnstown, PA 15905

$74,900

4 bd · 1.5 ba · 1,578 sqft · SingleFamily · 34 Days on market

Built 1926 4,356 sqft lot Est $131k · 43% under

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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
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Very well maintained! Don't miss your chance to tour this 4 Bedroom, 1.5 Bath two story home in the 8th Ward! Living Room with custom beamed ceiling, paneled walls & laminate flooring. Separate Dining Room has a built-in corner cabinet & vinyl flooring. Custom cabinets & counters in the Kitchen and appliances included. Large Master Bedroom with two double closets & three additional Bedrooms and a Full Bath on the second floor. Finished Bonus Room on the third floor! Covered front porch. Deck & private backyard with firepit. Dual pane windows on first floor. One car attached garage & two driveways on each side of the home. Call today!

Key facts

• Large bonus room
• Separate dining room
• Large living room

Tags

• LARGE LIVING ROOM
• SEPARATE DINING ROOM
• OVERSIZED MASTER BEDROOM
• TWO DOUBLE CLOSETS
• LAMINATE WOOD FLOOR
• LARGE BONUS ROOM

Property features AI

Exterior

• Parking: 1-car garage; Concrete parking; Additional gravel parking
• Utilities: Public water; Public sewer; Sewer available
• Home design: Single-family residence; Two levels / 2 stories
• Construction: Vinyl siding; Shingle roof; Built on unfinished basement
• Exterior features: Covered patio/porch; Deck; Porch; Rectangular lot

Interior

• Kitchen: Microwave
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Hot water heating (natural gas); Ceiling fan(s) for cooling
• Interior features: Beamed ceilings; Double-pane windows; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $340 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.7% vs local median 15.0% in Johnstown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 $518 of loan paydown is wiped out by about $2k 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 $21k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 24y 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 $57k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $72,653 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 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 1926 — 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 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.53% ✓
• Cap rate: 11.74%
• Cash-on-cash: 19.46%
• DSCR: 1.87
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $130,974
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Ross	0.37mi	3/1.5 (-1)	1,512 (-4%)	5mo	$125,000	$83	66
108 Winton St	0.45mi	3/1.5 (-1)	1,580 (+0%)	9mo	$120,000	$76	66
1087 Mckinley Ave	0.33mi	4/1.5	1,733 (+10%)	4mo	$45,000	$26	65
1138 Shaffer St	0.16mi	3/2.0 (-1)	1,358 (-14%)	6mo	$113,000	$83	57
116 Warren St	0.58mi	3/2.0 (-1)	1,580 (+0%)	11mo	$138,900	$88	57
145 Plainfield Ave	0.47mi	3/2.0 (-1)	1,739 (+10%)	1mo	$128,000	$74	53
427 Swank St	0.48mi	3/2.0 (-1)	1,772 (+12%)	1mo	$165,000	$93	49
501 Edward St	0.75mi	3/1.5 (-1)	1,526 (-3%)	7mo	$156,000	$102	48
503 Christine Ct	0.74mi	3/2.0 (-1)	1,456 (-8%)	3mo	$100,000	$69	43
1453 Franklin St	0.51mi	3/1.0 (-1)	1,392 (-12%)	8mo	$76,500	$55	42
115 Plainfield Ave	0.47mi	3/1.0 (-1)	1,801 (+14%)	7mo	$122,000	$68	42
438 Southmont Blvd	0.69mi	3/1.0 (-1)	1,346 (-15%)	8mo	$123,500	$92	30

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: 11.5%
• Equity multiple: 1.46×
• Total profit: $9,568
• Equity at exit: $11,168

10-year hold

• IRR: 20.5%
• Equity multiple: 2.74×
• Total profit: $36,413
• Equity at exit: $6,476

Cash invested: $20,972 (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 15905

• Home prices YoY: -31.1%
• Active inventory: 92
• Price-to-rent: 5.4×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$393
• Tax from tax record: −$143 /mo · $1,721/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $340

Break-even live

Break-even rent $718

Max offer price $74,900

Occupancy floor 65%

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: $18,725
• Closing costs: $2,247
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	43d	1	0.48mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	43d	1	0.97mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	43d	1	0.99mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	43d	1	1.01mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	14d	1	1.10mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	7d	1	1.10mi
906 Lemon St Johnstown, PA	3.0	1.0	1128	$750	$0.66	43d	1	1.20mi
212-214 Palliser St Johnstown, PA	3.0	1.0	1400	$1,150	$0.82	23d	1	1.40mi

Listing history 21 events

1. 2026-06-19
   days on market $74,900 Active 34 DOM
2. 2026-06-18
   days on market $74,900 Active 33 DOM
3. 2026-06-17
   days on market $74,900 Active 32 DOM
4. 2026-06-16
   days on market $74,900 Active 31 DOM
5. 2026-06-15
   days on market $74,900 Active 30 DOM
6. 2026-06-14
   days on market $74,900 Active 28 DOM
7. 2026-06-12
   days on market $74,900 Active 27 DOM
8. 2026-06-09
   days on market $74,900 Active 24 DOM
9. 2026-06-08
   days on market $74,900 Active 23 DOM
10. 2026-06-07
    days on market $74,900 Active 22 DOM
11. 2026-06-05
    days on market $74,900 Active 19 DOM
12. 2026-06-02
    days on market $74,900 Active 17 DOM
13. 2026-06-01
    days on market $74,900 Active 16 DOM
14. 2026-05-31
    days on market $74,900 Active 15 DOM
15. 2026-05-30
    days on market $74,900 Active 14 DOM
16. 2026-05-14
    listed $74,900 Active
17. 2021-08-06
    soldstatus $57,000 677-char remark

    Show marketing remark (677 chars)

    Very well maintained! Don't miss your chance to tour this 4 Bedroom, 1.5 Bath two story home in the 8th Ward! Living Room with custom beamed ceiling, paneled walls & laminate flooring. Separate Dining Room has a built-in corner cabinet & vinyl flooring. Custom cabinets & counters in the Kitchen and appliances included. Large Master Bedroom with two double closets & three additional Bedrooms and a Full Bath on the second floor. Finished Bonus Room on the third floor! Covered front porch. Deck & private backyard with firepit. Dual pane windows on first floor. One car attached garage & two driveways on each side of the home. Call today!

18. 2003-01-24
    soldstatus $14,500 52-char remark

    Show marketing remark (52 chars)

    2 Story home near hospitals. Attic partial finished.

19. 2003-01-24
    listed $23,900 52-char remark

    Show marketing remark (52 chars)

    2 Story home near hospitals. Attic partial finished.

20. 2002-10-31
    listed $23,900
21. 1996-11-01
    soldstatus $35,000

ⓘ 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: $1,721 · $143/mo
• Projected year-2 tax: $1,721 · $143/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 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 17 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: $13,784
• − Mortgage interest: −$4,196
• − Property taxes: −$1,721
• − Insurance: −$374
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,179
• Taxable income: $3,109
• Est. tax owed @ 24.0%: −$746
• After-tax cash flow: $3,334/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

+114.0% since first listed

6 events — show timeline

• 2026-05-14 Listed $74,900 CSMLS
• 2021-08-06 Sold (MLS) $57,000 CSMLS
• 2003-01-24 Listed $23,900 CSMLS
• 2003-01-24 Sold (MLS) $14,500 CSMLS
• 2002-10-31 Listed $23,900 CSMLS
• 1996-11-01 Sold (Public Records) $35,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,721 · +0.0% YoY. Source: county tax records.