1019 18th Ave · Altoona, PA 16601

$79,900

3 bd · 1.0 ba · 2,097 sqft · SingleFamily · 94 Days on market

Built 1920 3,049 sqft lot $38/sqft · 27% above area Est $63k · 27% 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 +29.8/30.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This two-story home offers a thoughtful layout that maximizes every square inch of its footprint. The main level serves as the heart of the house, featuring a seamless flow between the inviting living room, a dining area, and a kitchen, complemented by the modern convenience of a dedicated first-floor laundry room. Upstairs, you'll find three well-proportioned bedrooms and a centrally located full bathroom. The true standout feature is the walk-up finished attic, providing a versatile bonus space perfect for a quiet home office, a cozy media den, or a playroom tucked away from the main living areas. Tenant occupied. Great for an investor. Rent details available upon request. Schedule your tour today.

Key facts

• 3,049 sq ft lot
• Built 1920
• Listed 93 days

Tags

• WALK-UP FINISHED ATTIC
• VERSATILE BONUS SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $228 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).
• Recommended offer: $73k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.9% 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.
• Zoned schools: Altoona Area Jr Hs (math 21% / reading 45%, grade F, #346 of 512 statewide, top 69%, 1,727 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 186 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $552 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 94 days — a 9% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 9y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $80k implies a 128% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $72,709 (9.0% below list)

Questions for the listing agent

1. It's been on market 94 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.30% ✓
• Cap rate: 10.71%
• Cash-on-cash: 15.78%
• DSCR: 1.70
• GRM: 6.4

CMA / ARV

• ARV (median comp): $62,909
• List price: $79,900
• Delta: 27.01%
• 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
1904 4th St	0.37mi	4/1.0 (+1)	2,076 (-1%)	2mo	$94,000	$45	74
312 Beech Ave	0.41mi	4/1.5 (+1)	2,131 (+2%)	3mo	$106,000	$50	69
1315 21st Ave	0.29mi	4/2.0 (+1)	1,968 (-6%)	2mo	$160,000	$81	65
1009 22nd Ave	0.24mi	3/1.5	1,791 (-15%)	1mo	$75,000	$42	62
1419 21st Ave	0.37mi	3/1.5	1,862 (-11%)	3mo	$116,250	$62	60
1611 21st Ave	0.50mi	3/2.0	1,944 (-7%)	3mo	$83,000	$43	58
1329-31 21st Ave	0.32mi	3/1.5	1,786 (-15%)	3mo	$195,000	$109	56
917 6th Ave	0.72mi	3/1.5	1,980 (-6%)	3mo	$77,000	$39	52
308 27th Ave	0.67mi	3/1.5	1,840 (-12%)	0mo	$159,900	$87	46
208 23rd Ave	0.59mi	3/2.0	1,788 (-15%)	2mo	$212,500	$119	43
2714 3rd St	0.73mi	3/1.5	1,824 (-13%)	1mo	$174,000	$95	42
2809 13th St	0.66mi	4/2.0 (+1)	1,812 (-14%)	1mo	$235,000	$130	37

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: 1.9%
• Equity multiple: 1.07×
• Total profit: $1,594
• Equity at exit: $11,913

10-year hold

• IRR: 11.5%
• Equity multiple: 1.90×
• Total profit: $20,223
• Equity at exit: $6,908

Cash invested: $22,372 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,037 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$73 /mo · $873/yr
• Insurance: −$33
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $228

Break-even live

Break-even rent $749

Max offer price $79,900

Occupancy floor 73%

Sensitivity live

Price	-10% $273	-5% $250	+0% $228	+5% $205	+10% $182
Rent	-10% $146	-5% $187	+0% $228	+5% $269	+10% $310
Rate	-1.0pp $268	-0.5pp $248	base $228	+0.5pp $207	+1.0pp $186

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	45d	1	0.04mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	45d	1	0.31mi
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	45d	1	0.79mi

Listing history 24 events

1. 2026-06-22
   days on market $79,900 Active 94 DOM
2. 2026-06-21
   days on market $79,900 Active 93 DOM
3. 2026-06-19
   days on market $79,900 Active 91 DOM
4. 2026-06-18
   days on market $79,900 Active 90 DOM
5. 2026-06-17
   days on market $79,900 Active 89 DOM
6. 2026-06-16
   days on market $79,900 Active 88 DOM
7. 2026-06-15
   days on market $79,900 Active 87 DOM
8. 2026-06-14
   days on market $79,900 Active 85 DOM
9. 2026-06-13
   days on market $79,900 Active 84 DOM
10. 2026-06-10
    days on market $79,900 Active 82 DOM
11. 2026-06-09
    days on market $79,900 Active 81 DOM
12. 2026-06-08
    days on market $79,900 Active 80 DOM
13. 2026-06-07
    pricedays on market $79,900 Active 79 DOM
14. 2026-06-05
    days on market $85,000 Active 76 DOM
15. 2026-06-03
    days on market $85,000 Active 75 DOM
16. 2026-06-02
    days on market $85,000 Active 74 DOM
17. 2026-06-01
    days on market $85,000 Active 73 DOM
18. 2026-05-31
    days on market $85,000 Active 72 DOM
19. 2026-05-30
    days on market $85,000 Active 71 DOM
20. 2026-03-20
    listed $85,000 Active 709-char remark

    Show marketing remark (709 chars)

    This two-story home offers a thoughtful layout that maximizes every square inch of its footprint. The main level serves as the heart of the house, featuring a seamless flow between the inviting living room, a dining area, and a kitchen, complemented by the modern convenience of a dedicated first-floor laundry room. Upstairs, you'll find three well-proportioned bedrooms and a centrally located full bathroom. The true standout feature is the walk-up finished attic, providing a versatile bonus space perfect for a quiet home office, a cozy media den, or a playroom tucked away from the main living areas. Tenant occupied. Great for an investor. Rent details available upon request. Schedule your tour today.

21. 2020-04-21
    soldstatus $35,000
22. 2018-02-26
    soldstatus $20,000 571-char remark

    Show marketing remark (571 chars)

    PRICE REDUCTION!! OWNER WILL OFFER UP TO 6% SELLERS ASSIST FOR FULL PRICE OFFER AND A $2000 CARPET ALLOWANCE!!! Bring your offers!! FIRST TIME HOME BUYERS OR INVESTORS. .. .You don't want to miss this one!!! This house has newer windows, roof and siding. Laundry room is located off the kitchen. 3 bedrooms on the second floor with the possibility of a 4th in the attic. Living Room, dining room and kitchen are spacious. Off street parking in rear. Motivated Sellers!!! BRING ANY AND ALL OFFERS!!!

23. 2018-02-26
    soldstatus $20,000

    Show marketing remark (571 chars)

    PRICE REDUCTION!! OWNER WILL OFFER UP TO 6% SELLERS ASSIST FOR FULL PRICE OFFER AND A $2000 CARPET ALLOWANCE!!! Bring your offers!! FIRST TIME HOME BUYERS OR INVESTORS. .. .You don't want to miss this one!!! This house has newer windows, roof and siding. Laundry room is located off the kitchen. 3 bedrooms on the second floor with the possibility of a 4th in the attic. Living Room, dining room and kitchen are spacious. Off street parking in rear. Motivated Sellers!!! BRING ANY AND ALL OFFERS!!!

24. 2017-08-12
    listed $39,900 571-char remark

    Show marketing remark (571 chars)

    PRICE REDUCTION!! OWNER WILL OFFER UP TO 6% SELLERS ASSIST FOR FULL PRICE OFFER AND A $2000 CARPET ALLOWANCE!!! Bring your offers!! FIRST TIME HOME BUYERS OR INVESTORS. .. .You don't want to miss this one!!! This house has newer windows, roof and siding. Laundry room is located off the kitchen. 3 bedrooms on the second floor with the possibility of a 4th in the attic. Living Room, dining room and kitchen are spacious. Off street parking in rear. Motivated Sellers!!! BRING ANY AND ALL OFFERS!!!

ⓘ 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: $873 · $73/mo
• Projected year-2 tax: $1,068 · $89/mo
• Expected delta: +$195/yr (+$16/mo · 22.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $12,443
• − Mortgage interest: −$4,476
• − Property taxes: −$873
• − Insurance: −$1,197
• − Repairs & maintenance: −$995
• − Management: −$995
• − Depreciation: −$2,324
• Taxable income: $1,582
• Est. tax owed @ 24.0%: −$380
• After-tax cash flow: $2,352/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): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

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 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% 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: ▼ -60.97%
• Current HPI: 183.9907
• 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

+113.0% since first listed

5 events — show timeline

• 2026-03-20 Listed $85,000 AHARMLS
• 2020-04-21 Sold (Public Records) $35,000 Public Records
• 2018-02-26 Sold (Public Records) $20,000 Public Records
• 2018-02-26 Sold (MLS) $20,000 AHARMLS
• 2017-08-12 Listed $39,900 AHARMLS

Property tax history

-11.3%/yr

Latest (2025): $873 · +13.0% YoY. Source: county tax records.