5409-5411 Kissell Ave · Altoona, PA 16601

$119,000

3 bd · 1.0 ba · 1,920 sqft · SingleFamily · 146 Days on market

Built 1940 Fair condition 6,098 sqft lot $62/sqft · 45% below area Est $217k · 45% under ↓ 14% since listing

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming 3-bedroom, 1-bath home in a sought-after neighborhood close to all amenities. This fixer-upper offers great potential with a little TLC and sweat equity. Features include a full unfinished basement, a nice back yard and a metal roof installed in 2019. Also included is a nice sized 21X30 detached garage that would make a great workshop. With solid bones and convenient location, all it needs is your vision to make this house your HOME.

Key facts

• Metal roof installed
• Nice back yard
• 6,098 sq ft lot

Tags

• FULL UNFINISHED BASEMENT
• NICE BACK YARD
• METAL ROOF INSTALLED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $101 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (1.8% below list).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.3% vs local median 5.9% in Altoona — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 1 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 $823 of loan paydown is wiped out by about $4k 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

• It's been on market 146 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $104,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.64%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $217,171
• List price: $119,000
• Delta: -45.20%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
5413 Grandview Ave	0.06mi	4/2.0 (+1)	1,832 (-5%)	0mo	$245,000	$134	80
5016 Beale Ave	0.33mi	3/1.5	1,847 (-4%)	7mo	$225,000	$122	71
5401 Montrose Ave	0.42mi	3/1.0	1,881 (-2%)	9mo	$155,500	$83	70
4112-4114 Beale Ave	0.61mi	3/2.5	1,882 (-2%)	1mo	$255,000	$135	61
404 51st St	0.54mi	3/1.5	1,831 (-5%)	8mo	$230,000	$126	58
4921 5th	0.54mi	3/2.5	1,834 (-4%)	4mo	$325,500	$177	58
4411 4th Ave	0.64mi	3/2.5	1,968 (+2%)	8mo	$237,550	$121	54
5516 Avondale Ave	0.19mi	4/2.0 (+1)	2,167 (+13%)	11mo	$125,000	$58	51
146 Valley Ave	0.72mi	4/2.0 (+1)	1,878 (-2%)	6mo	$239,000	$127	49
405 57th St	0.53mi	3/1.5	1,710 (-11%)	10mo	$150,000	$88	46
5418 5th Ave	0.44mi	3/3.0	2,179 (+14%)	5mo	$316,750	$145	45
5418 5th Ave	0.44mi	3/3.0	2,179 (+14%)	5mo	$316,750	$145	45

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: -10.6%
• Equity multiple: 0.62×
• Total profit: $-12,826
• Equity at exit: $17,743

10-year hold

• IRR: -1.2%
• Equity multiple: 0.92×
• Total profit: $-2,805
• Equity at exit: $10,289

Cash invested: $33,320 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$624
• Tax est. 1.5%: −$149 /mo · $1,785/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$245
• Net cashflow: $101

Break-even live

Break-even rent $1,041

Max offer price $119,000

Occupancy floor 86%

Sensitivity live

Price	-10% $183	-5% $142	+0% $101	+5% $60	+10% $19
Rent	-10% $9	-5% $55	+0% $101	+5% $147	+10% $193
Rate	-1.0pp $161	-0.5pp $131	base $101	+0.5pp $70	+1.0pp $39

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3925 Burgoon Rd Altoona, PA	3.0	1.0	1500	$895	$0.60	45d	1	0.99mi

Listing history 5 events

1. 2026-05-11
   status Pending 446-char remark

   Show marketing remark (446 chars)

   Charming 3-bedroom, 1-bath home in a sought-after neighborhood close to all amenities. This fixer-upper offers great potential with a little TLC and sweat equity. Features include a full unfinished basement, a nice back yard and a metal roof installed in 2019. Also included is a nice sized 21X30 detached garage that would make a great workshop. With solid bones and convenient location, all it needs is your vision to make this house your HOME.

2. 2026-05-01
   price $119,000 446-char remark

   Show marketing remark (446 chars)

   Charming 3-bedroom, 1-bath home in a sought-after neighborhood close to all amenities. This fixer-upper offers great potential with a little TLC and sweat equity. Features include a full unfinished basement, a nice back yard and a metal roof installed in 2019. Also included is a nice sized 21X30 detached garage that would make a great workshop. With solid bones and convenient location, all it needs is your vision to make this house your HOME.

3. 2026-02-23
   price $124,999 446-char remark

   Show marketing remark (446 chars)

   Charming 3-bedroom, 1-bath home in a sought-after neighborhood close to all amenities. This fixer-upper offers great potential with a little TLC and sweat equity. Features include a full unfinished basement, a nice back yard and a metal roof installed in 2019. Also included is a nice sized 21X30 detached garage that would make a great workshop. With solid bones and convenient location, all it needs is your vision to make this house your HOME.

4. 2026-01-08
   price $129,000 446-char remark

   Show marketing remark (446 chars)

   Charming 3-bedroom, 1-bath home in a sought-after neighborhood close to all amenities. This fixer-upper offers great potential with a little TLC and sweat equity. Features include a full unfinished basement, a nice back yard and a metal roof installed in 2019. Also included is a nice sized 21X30 detached garage that would make a great workshop. With solid bones and convenient location, all it needs is your vision to make this house your HOME.

5. 2025-12-16
   listed $139,000 Active 446-char remark

   Show marketing remark (446 chars)

   Charming 3-bedroom, 1-bath home in a sought-after neighborhood close to all amenities. This fixer-upper offers great potential with a little TLC and sweat equity. Features include a full unfinished basement, a nice back yard and a metal roof installed in 2019. Also included is a nice sized 21X30 detached garage that would make a great workshop. With solid bones and convenient location, all it needs is your vision to make this house your HOME.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 6% 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: $14,028
• − Mortgage interest: −$6,666
• − Property taxes: −$1,785
• − Insurance: −$595
• − Repairs & maintenance: −$1,122
• − Management: −$1,122
• − Depreciation: −$3,462
• Taxable loss: −$724
• Est. tax savings @ 24.0%: +$174
• After-tax cash flow: $1,387/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This fixer-upper has potential with a moderate level of renovation needed. The home is in a good location and has a metal roof installed in 2019, but it needs updates to the kitchen, bathroom, exterior, flooring, and interior walls to increase its value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Major bathroom fixtures — possibly mold and need to be replaced
• Moderate exterior siding — weathered and in need of repainting
• Major hardwood floors — damaged and need to be refinished or replaced
• Major interior walls — pink walls in one room and need to be painted

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers
• Resale replace bathroom fixtures and possibly mold remediation — a clean and updated bathroom will attract more buyers
• Both paint exterior siding and replace damaged windows — improving the curb appeal will attract more buyers and renters
• Both refinish or replace hardwood floors — modernizing the flooring will attract more buyers and renters
• Both paint interior walls — painting the interior walls will improve the overall appearance and attract more buyers and renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · possibly mold and need to be replaced	Major	$15,000–50,000
exterior siding · weathered and in need of repainting	Moderate	$3,000–15,000
hardwood floors · damaged and need to be refinished or replaced	Major	$15,000–50,000
interior walls · pink walls in one room and need to be painted	Major	$15,000–50,000
Total estimated repair cost · 5 items		$51,000–180,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen will attract more buyers ↑
• Resale replace bathroom fixtures and possibly mold remediation — a clean and updated bathroom will attract more buyers ↑
• Both paint exterior siding and replace damaged windows — improving the curb appeal will attract more buyers and renters ↑
• Both refinish or replace hardwood floors — modernizing the flooring will attract more buyers and renters ↑
• Both paint interior walls — painting the interior walls will improve the overall appearance and attract more buyers and renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-14.4% since first listed

5 events — show timeline

• 2026-05-11 Pending — AHARMLS
• 2026-05-01 Price Changed $119,000 AHARMLS
• 2026-02-23 Price Changed $124,999 AHARMLS
• 2026-01-08 Price Changed $129,000 AHARMLS
• 2025-12-16 Listed $139,000 AHARMLS