1172 Milford St · Johnstown, PA 15905

$97,000

3 bd · 1.0 ba · 1,556 sqft · SingleFamily · 239 Days on market

6,098 sqft lot $62/sqft · 28% above area Est $76k · 28% 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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +6.1/10.0
• 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

Listing remarks MLS

Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

Key facts

• Covered front porch
• Walk up attic
• First floor laundry

Tags

• TWO STORY HOME
• UPDATED EAT IN KITCHEN
• FIRST FLOOR LAUNDRY
• COVERED FRONT PORCH
• REAR COVERED PATIO
• WALK UP ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $85k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 70% 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 $671 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.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($85k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 21y ago; this cycle's ask has dropped $22k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $97k implies a 142% gain — meaningful room to come down on a strong offer.

Recommended offer $85,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.11% ✓
• Cap rate: 9.04%
• Cash-on-cash: 9.82%
• DSCR: 1.44
• GRM: 7.5

CMA / ARV

• ARV (median comp): $75,583
• List price: $97,000
• Delta: 28.34%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Winton St	0.47mi	3/1.5	1,580 (+2%)	9mo	$120,000	$76	66
111 Ross	0.54mi	3/1.5	1,512 (-3%)	5mo	$125,000	$83	64
1087 Mckinley Ave	0.28mi	4/1.5 (+1)	1,733 (+11%)	4mo	$45,000	$26	58
1138 Shaffer St	0.27mi	3/2.0	1,358 (-13%)	6mo	$113,000	$83	57
501 Edward St	0.73mi	3/1.5	1,526 (-2%)	7mo	$156,000	$102	54
301 Southmont Blvd	0.29mi	2/1.5 (-1)	1,754 (+13%)	9mo	$72,000	$41	51
503 Christine Ct	0.73mi	3/2.0	1,456 (-6%)	3mo	$100,000	$69	49
145 Plainfield Ave	0.64mi	3/2.0	1,739 (+12%)	1mo	$128,000	$74	46
182 Watson St	0.39mi	2/1.5 (-1)	1,337 (-14%)	7mo	$114,000	$85	46
427 Swank St	0.58mi	3/2.0	1,772 (+14%)	1mo	$165,000	$93	45
1453 Franklin St	0.69mi	3/1.0	1,392 (-10%)	8mo	$76,500	$55	44
438 Southmont Blvd	0.63mi	3/1.0	1,346 (-14%)	8mo	$123,500	$92	42

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: -1.5%
• Equity multiple: 0.94×
• Total profit: $-1,569
• Equity at exit: $14,463

10-year hold

• IRR: 8.2%
• Equity multiple: 1.62×
• Total profit: $16,829
• Equity at exit: $8,387

Cash invested: $27,160 (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: 7.5×

Monthly cashflow live

• Estimated rent: $1,079 high
• Mortgage (P&I): −$509
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$227
• Net cashflow: $222

Break-even live

Break-even rent $797

Max offer price $97,000

Occupancy floor 74%

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 10 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	0.61mi
619 Grove Ave Johnstown, PA	2.0	2.0	1100	$1,050	$0.95	43d	1	0.86mi
412 Oak St Unit 1 Johnstown, PA	2.0	1.0	1100	$900	$0.82	43d	1	0.99mi
522 Vickroy Ave Johnstown, PA	3.0	1.0	1125	$850	$0.76	43d	1	1.08mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	43d	1	1.09mi
906 Lemon St Johnstown, PA	3.0	1.0	1128	$750	$0.66	43d	1	1.10mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	7d	1	1.11mi
108 Dell St Johnstown, PA	3.0	2.0	2250	$1,749	$0.78	14d	1	1.11mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	43d	1	1.12mi
212-214 Palliser St Johnstown, PA	3.0	1.0	1400	$1,150	$0.82	23d	1	1.38mi

Listing history 43 events

1. 2026-06-19
   days on market $97,000 Active 239 DOM
2. 2026-06-18
   days on market $97,000 Active 238 DOM
3. 2026-06-17
   days on market $97,000 Active 237 DOM
4. 2026-06-16
   days on market $97,000 Active 236 DOM
5. 2026-06-15
   days on market $97,000 Active 235 DOM
6. 2026-06-14
   days on market $97,000 Active 233 DOM
7. 2026-06-12
   days on market $97,000 Active 232 DOM
8. 2026-06-09
   days on market $97,000 Active 229 DOM
9. 2026-06-08
   days on market $97,000 Active 228 DOM
10. 2026-06-07
    days on market $97,000 Active 227 DOM
11. 2026-06-05
    days on market $97,000 Active 224 DOM
12. 2026-06-02
    days on market $97,000 Active 222 DOM
13. 2026-06-01
    days on market $97,000 Active 221 DOM
14. 2026-05-31
    days on market $97,000 Active 220 DOM
15. 2026-05-30
    days on market $97,000 Active 219 DOM
16. 2026-05-02
    status Active 735-char remark

    Show marketing remark (735 chars)

    Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

17. 2026-04-22
    status Pending 735-char remark

    Show marketing remark (735 chars)

    Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

18. 2026-04-01
    price $102,500 735-char remark

    Show marketing remark (735 chars)

    Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

19. 2026-01-29
    price $107,000 735-char remark

    Show marketing remark (735 chars)

    Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

20. 2025-12-03
    price $112,500 735-char remark

    Show marketing remark (735 chars)

    Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

21. 2025-11-11
    price $115,000 735-char remark

    Show marketing remark (735 chars)

    Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

22. 2025-10-13
    listed $119,000 Active 735-char remark

    Show marketing remark (735 chars)

    Charming and move-in ready two-story home in the 8th Ward of Johnstown! This vinyl-sided home offers three full bedrooms and a convenient location near hospitals, restaurants, Roxbury Park, and more. Enjoy the updated eat-in kitchen with oak cabinets. The first-floor laundry includes shelving and a closet for added convenience. All appliances included! Freshly painted and professionally cleaned, this home is move-in ready and features newer wall-to-wall carpeting throughout and an updated full bath. The home has efficient gas hot water heat with a routinely-maintained boiler. Outside, relax on the covered front porch or rear covered patio. The walk-up attic and detached two-car garage add extra storage! Call for a tour today!

23. 2025-10-02
    historical $925
24. 2025-09-19
    listed $925
25. 2025-09-19
    historical $925
26. 2025-09-18
    listed $925
27. 2025-02-11
    historical $925
28. 2025-01-16
    listed $925
29. 2024-12-24
    historical $925
30. 2024-12-13
    listed $925
31. 2024-12-13
    historical $925
32. 2024-12-10
    listed $925
33. 2024-05-29
    historical $875
34. 2024-03-23
    listed $875
35. 2019-12-02
    soldstatus $40,000
36. 2018-07-01
    listed $55,500
37. 2009-03-26
    soldstatus $67,000
38. 2009-03-05
    soldstatus $67,000
39. 2008-06-24
    listed $69,900
40. 2005-12-16
    soldstatus $62,000
41. 2005-12-12
    soldstatus $63,000
42. 2005-10-22
    listed $69,000
43. 1979-01-01
    soldstatus $6,000

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,251 · $104/mo
• Expected delta: +$282/yr (+$24/mo · 29.1%)

ⓘ 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: $12,943
• − Mortgage interest: −$5,434
• − Property taxes: −$969
• − Insurance: −$485
• − Repairs & maintenance: −$1,035
• − Management: −$1,035
• − Depreciation: −$2,822
• Taxable income: $1,163
• Est. tax owed @ 24.0%: −$279
• After-tax cash flow: $2,388/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

+1608.3% since first listed

28 events — show timeline

• 2026-05-02 Relisted — CSMLS
• 2026-04-22 Pending — CSMLS
• 2026-04-01 Price Changed $102,500 CSMLS
• 2026-01-29 Price Changed $107,000 CSMLS
• 2025-12-03 Price Changed $112,500 CSMLS
• 2025-11-11 Price Changed $115,000 CSMLS
• 2025-10-13 Listed $119,000 CSMLS
• 2025-10-02 Rental Removed $925 CSMLS
• 2025-09-19 Listed for Rent $925 CSMLS
• 2025-09-19 Rental Removed $925 APPFOLIO
• 2025-09-18 Listed for Rent $925 APPFOLIO
• 2025-02-11 Rental Removed $925 CSMLS
• 2025-01-16 Listed for Rent $925 CSMLS
• 2024-12-24 Rental Removed $925 CSMLS
• 2024-12-13 Listed for Rent $925 CSMLS
• 2024-12-13 Rental Removed $925 APPFOLIO
• 2024-12-10 Listed for Rent $925 APPFOLIO
• 2024-05-29 Rental Removed $875 CSMLS
• 2024-03-23 Listed for Rent $875 CSMLS
• 2019-12-02 Sold (MLS) $40,000 CSMLS
• 2018-07-01 Listed $55,500 CSMLS
• 2009-03-26 Sold (MLS) $67,000 CSMLS
• 2009-03-05 Sold (Public Records) $67,000 Public Records
• 2008-06-24 Listed $69,900 CSMLS
• 2005-12-16 Sold (MLS) $62,000 CSMLS
• 2005-12-12 Sold (Public Records) $63,000 Public Records
• 2005-10-22 Listed $69,000 CSMLS
• 1979-01-01 Sold (Public Records) $6,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $969 · +0.0% YoY. Source: county tax records.