224 E 3rd Ave · Altoona, PA 16602

$99,900

3 bd · 1.0 ba · 1,377 sqft · SingleFamily · 1 Days on market

Built 1991 3,484 sqft lot Est $132k · 24% 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 +23.3/30.0
• ARV discount +15.0/15.0
• DSCR +7.5/10.0
• 1% rule +5.9/10.0
• 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

Key facts

• 3,484 sq ft lot
• Built 1991

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Cap rate 8.5% vs local median 5.8% in Altoona — 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 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; 8 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 $691 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 7y 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 $65k; list at $100k implies a 54% gain — meaningful room to come down on a strong offer.

Recommended offer $99,900

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.09% ✓
• Cap rate: 8.49%
• Cash-on-cash: 7.84%
• DSCR: 1.35
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $132,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
224 E 3rd Ave	0.00mi	3/1.0	1,377 (0%)	0mo	$98,700	$72	100
425 E Logan Ave	0.45mi	3/1.0	1,406 (+2%)	7mo	$135,000	$96	70
412 E Logan Ave	0.42mi	3/1.5	1,302 (-5%)	1mo	$211,000	$162	68
830 E Walton Ave	0.58mi	3/1.0	1,330 (-3%)	2mo	$157,900	$119	66
210 Crawford Ave	0.32mi	3/2.0	1,530 (+11%)	1mo	$145,000	$95	62
308 Crawford Ave	0.39mi	3/1.5	1,504 (+9%)	3mo	$103,000	$68	62
215 7th Ave	0.35mi	3/1.0	1,548 (+12%)	3mo	$45,000	$29	61
518 E Walton Ave	0.37mi	3/1.0	1,196 (-13%)	6mo	$190,000	$159	56
414 Grant Ave	0.57mi	3/1.0	1,518 (+10%)	2mo	$110,000	$72	55
224 Hudson Ave	0.55mi	3/1.0	1,200 (-13%)	2mo	$170,000	$142	51
705 2nd Ave	0.67mi	3/1.5	1,503 (+9%)	4mo	$70,000	$47	48
711 E Bell Ave	0.46mi	2/2.0 (-1)	1,580 (+15%)	1mo	$166,000	$105	44

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: -4.3%
• Equity multiple: 0.84×
• Total profit: $-4,544
• Equity at exit: $14,895

10-year hold

• IRR: 5.4%
• Equity multiple: 1.40×
• Total profit: $11,065
• Equity at exit: $8,638

Cash invested: $27,972 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,092 high
• Mortgage (P&I): −$524
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $183

Break-even live

Break-even rent $861

Max offer price $99,900

Occupancy floor 78%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	43d	1	0.23mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	43d	9	0.72mi
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	43d	1	1.14mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	43d	1	1.25mi
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.42mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.46mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	43d	2	1.50mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	43d	1	1.50mi

Listing history 6 events

1. 2026-04-25
   status Pending
2. 2026-04-22
   listed $99,900 Active
3. 2021-10-27
   soldstatus $65,000
4. 2019-06-21
   listed $74,900
5. 2007-03-08
   soldstatus $24,000
6. 1989-04-01
   soldstatus $15,000

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $1,477 · $123/mo
• Expected delta: +$102/yr (+$8/mo · 7.4%)

ⓘ 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 3/10 Moderate 7 d/yr ≥90°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: $13,105
• − Mortgage interest: −$5,596
• − Property taxes: −$1,375
• − Insurance: −$500
• − Repairs & maintenance: −$1,048
• − Management: −$1,048
• − Depreciation: −$2,906
• Taxable income: $632
• Est. tax owed @ 24.0%: −$152
• After-tax cash flow: $2,040/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

+566.0% since first listed

6 events — show timeline

• 2026-04-25 Pending — AHARMLS
• 2026-04-22 Listed $99,900 AHARMLS
• 2021-10-27 Sold (Public Records) $65,000 Public Records
• 2019-06-21 Listed $74,900 AHARMLS
• 2007-03-08 Sold (Public Records) $24,000 Public Records
• 1989-04-01 Sold (Public Records) $15,000 Public Records

Property tax history

-4.8%/yr

Latest (2025): $1,375 · +13.0% YoY. Source: county tax records.