757-759 Highland Ave · Johnstown, PA 15902

$62,000

6 bd · 3.0 ba · 2,520 sqft · MultiFamily · 1 Days on market

Built 1910 4,356 sqft lot Est $68k · 9% under

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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
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks

Fully rented 2 unit. 757 side features 2 bedrooms, 2 baths, living room, dining room, kitchen. Section 8 tenant. $700 per month includes garbage, water and sewer up to $100 mo. Tenant pays electric, and gas. 759 side features 3 bedrooms, 1.5 baths, living room, dining room, kitchen. Tenant pays electric and gas Owner pays water and sewer up to $100 per month. and garbage. Both sides are occupied. Photos taken prior to tenants occupying.

Key facts

• 4,356 sq ft lot

Property features AI

Finance

• Financial info: Actual rent: $700 (reported for a 2-bedroom unit); Actual rent: $700 (reported for a 3-bedroom unit)

Exterior

• Parking: On-street parking
• Utilities: Public sewer
• Home design: Residential income property; Multi-family; 2 stories
• Construction: Vinyl siding
• Exterior features: Porch; Shingle roof

Interior

• Kitchen: Refrigerator; Range; Oven
• Bedrooms: Two-bedroom unit (one unit listed as 2 bedroom); Three-bedroom unit (one unit listed as 3 bedroom)
• Flooring: Carpet
• Bathrooms: One bathroom (in the 2-bedroom unit); Two bathrooms (in the 3-bedroom unit)
• Heating & cooling: Natural gas heating; Hot water heating
• Interior features: Full basement; Porch

What this means for you Summary

Snapshot

• This is a 2 × 3.0-bed/1.5-bath units multifamily listed at $62k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $561/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $62k).
• Cap rate 28.0% vs local median 15.0% in Johnstown — 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 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: 64 active listings in the ZIP; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• At $2,004/mo this rent would consume 54% of the median local household income ($44k/yr) (locally 266% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $429 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $62,000

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 3.23% ✓
• Cap rate: 28.02%
• Cash-on-cash: 77.61%
• DSCR: 4.45
• GRM: 2.6

CMA / ARV

• ARV (on-the-fly): $68,040
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
534-536 Highland Ave	0.36mi	6/—	2,408 (-4%)	0mo	$66,000	$27	76
828-830 Grove Ave	0.12mi	6/2.0	2,448 (-3%)	14mo	$60,000	$25	74
548-550 Ferndale Ave	0.35mi	6/2.0	2,560 (+2%)	5mo	$78,500	$31	73
809-811 Grove Ave	0.13mi	6/2.0	2,688 (+7%)	8mo	$40,000	$15	73
346-348 Linden Ave	0.53mi	6/2.0	2,432 (-4%)	1mo	$86,500	$36	65
660-R660 Russell Ave	0.21mi	5/3.0 (-1)	2,376 (-6%)	14mo	$65,000	$27	64
529-531 Linden Ave	0.36mi	6/2.0	2,480 (-2%)	14mo	$45,000	$18	64
523-525 Vickroy Ave	0.40mi	6/2.0	2,560 (+2%)	13mo	$80,000	$31	64
161-163 Frederick St	0.17mi	6/2.0	2,816 (+12%)	6mo	$49,000	$17	63
800-802 Vickroy Ave	0.41mi	6/3.0	2,256 (-10%)	1mo	$100,000	$44	63
525 - 527 Cypress Ave	0.37mi	6/2.0	2,868 (+14%)	18mo	$57,000	$20	41
1146-1148 Boyd Ave	0.73mi	6/2.0	2,208 (-12%)	3mo	$65,000	$29	39

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: 77.7%
• Equity multiple: 4.54×
• Total profit: $61,511
• Equity at exit: $9,244

10-year hold

• IRR: 81.2%
• Equity multiple: 9.40×
• Total profit: $145,844
• Equity at exit: $5,361

Cash invested: $17,360 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $2,004 high
• Mortgage (P&I): −$325
• Tax from tax record: −$109 /mo · $1,313/yr
• Insurance: −$26
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $1,123

Break-even live

Break-even rent $583

Max offer price $62,000

Occupancy floor 39%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3.0	1.5	$2,004
Total (2 units)			$2,004

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-17
   status $62,000 Pending 1 DOM
2. 2026-06-16
   remarks 441-char remark
3. 2026-06-16
   listed $62,000 Active 1 DOM

ⓘ 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: $1,313 · $109/mo
• Projected year-2 tax: $1,313 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $24,048
• − Mortgage interest: −$3,473
• − Property taxes: −$1,313
• − Insurance: −$310
• − Repairs & maintenance: −$1,924
• − Management: −$1,924
• − Depreciation: −$1,804
• Taxable income: $13,300
• Est. tax owed @ 24.0%: −$3,192
• After-tax cash flow: $10,281/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): 11,462
• Household income: $44,215
• Rent vs Own: 35.7% rent · 64.3% own
• Severe rent burden: 266.0

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 (75%)
• Race & ethnicity: White 75% Two or more races 14% Black 8% Hispanic / Latino 3%
• Common ancestry: Romanian 7% Slovak 2% Hungarian 2%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -43.86%
• Current HPI: 108.2198
• 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

+148.0% since first listed

3 events — show timeline

• 2026-06-15 Listed $62,000 CSMLS
• 2024-03-15 Sold (Public Records) $56,500 Public Records
• 1987-11-01 Sold (Public Records) $25,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $1,313 · +0.0% YoY. Source: county tax records.