1415 Winterberry St · Greenwood, PA 16602

$81,000

1 bd · 1.0 ba · 704 sqft · SingleFamily · 95 Days on market

Built 1930 6,098 sqft lot $115/sqft · at area comps Est $82k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.9/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

Key facts

• Fenced yard
• Appliances included
• Off-street parking

Tags

• FENCED YARD
• OFF-STREET PARKING
• APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $81k.

Deal economics

• At list price, monthly cash flow is $323 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $81k).
• Recommended offer: $74k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#452 in PA, #4,135 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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; 2 comparable units currently listed for rent nearby; 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 $560 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 $23k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($74k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $73,710 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.37% ✓
• Cap rate: 11.07%
• Cash-on-cash: 17.07%
• DSCR: 1.76
• GRM: 6.1

CMA / ARV

• ARV (median comp): $81,720
• List price: $81,000
• Delta: -0.88%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 8.4%
• Equity multiple: 1.33×
• Total profit: $7,438
• Equity at exit: $12,077

10-year hold

• IRR: 17.6%
• Equity multiple: 2.45×
• Total profit: $32,994
• Equity at exit: $7,003

Cash invested: $22,680 (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: 6.1×

Monthly cashflow live

• Estimated rent: $1,111 medium
• Mortgage (P&I): −$425
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$34
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $323

Break-even live

Break-even rent $702

Max offer price $81,000

Occupancy floor 66%

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: $20,250
• Closing costs: $2,430
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,277	$1.31	43d	9	0.59mi
115 Crawford Ave Unit A Altoona, PA	2.0	1.0	650	$1,450	$2.23	43d	1	1.36mi

Listing history 7 events

1. 2026-05-19
   status Active 253-char remark

   Show marketing remark (253 chars)

   This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

2. 2026-05-05
   status Pending 253-char remark

   Show marketing remark (253 chars)

   This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

3. 2026-05-01
   status Active 253-char remark

   Show marketing remark (253 chars)

   This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

4. 2026-05-01
   historical 253-char remark

   Show marketing remark (253 chars)

   This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

5. 2026-02-12
   status Active 253-char remark

   Show marketing remark (253 chars)

   This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

6. 2025-11-13
   status Pending 253-char remark

   Show marketing remark (253 chars)

   This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

7. 2025-11-08
   listed $81,000 Active 253-char remark

   Show marketing remark (253 chars)

   This cozy first-floor one-bedroom, one-bath home in Greenwood, Blair County, features a fenced yard, off-street parking, and comes with appliances included. It's full of potential for first-time homeowners or investors. Call or text for a showing today!

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $1,217 · $101/mo
• Expected delta: +$63/yr (+$5/mo · 5.4%)

ⓘ 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 ≥91°F today · 16 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: $13,327
• − Mortgage interest: −$4,537
• − Property taxes: −$1,154
• − Insurance: −$405
• − Repairs & maintenance: −$1,066
• − Management: −$1,066
• − Depreciation: −$2,356
• Taxable income: $2,742
• Est. tax owed @ 24.0%: −$658
• After-tax cash flow: $3,214/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 — Greenwood

• Score: 75/100
• State rank: #452
• US rank: #4135

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, PA
• County: Blair County · 59,867 people
• 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

7 events — show timeline

• 2026-05-19 Relisted — AHARMLS
• 2026-05-05 Pending — AHARMLS
• 2026-05-01 Relisted — AHARMLS
• 2026-05-01 Delisted — AHARMLS
• 2026-02-12 Relisted — AHARMLS
• 2025-11-13 Pending — AHARMLS
• 2025-11-08 Listed $81,000 AHARMLS

Property tax history

+12.3%/yr

Latest (2025): $1,154 · +5.0% YoY. Source: county tax records.