200 Spruce Ave · Altoona, PA 16601

$90,000

3 bd · 1.5 ba · 1,565 sqft · SingleFamily · 9 Days on market

Built 1940 Fair condition 6,098 sqft lot Est $128k · 30% 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 +24.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.0/10.0
• 1% rule +6.4/10.0
• 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

Charming home with original woodwork and built-ins on double corner lot. First floor features living room, dining room with window seat, Kitchen, half bath, and enclosed back porch. Second floor has three nice size bedrooms and full bath. Nice yard and detached one car garage. With a little TLC, this home could be a stunner.

Key facts

• Enclosed back porch
• Double corner lot
• Original woodwork

Tags

• ORIGINAL WOODWORK
• BUILT-INS
• DOUBLE CORNER LOT
• ENCLOSED BACK PORCH
• DETACHED ONE CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $90k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $190 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Cap rate 8.8% vs local median 5.8% 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.
• Market conditions: 186 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $622 of loan paydown is wiped out by about $3k 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

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $90,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.14% ✓
• Cap rate: 8.83%
• Cash-on-cash: 9.06%
• DSCR: 1.40
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $128,330
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
322 Beech Ave	0.15mi	3/1.5	1,560 (-0%)	3mo	$62,000	$40	90
404 Cherry Ave	0.19mi	4/1.0 (+1)	1,657 (+6%)	1mo	$95,000	$57	74
2309 1st St	0.37mi	4/1.5 (+1)	1,496 (-4%)	1mo	$147,100	$98	69
215 7th Ave	0.62mi	3/1.0	1,548 (-1%)	3mo	$45,000	$29	65
1225 19th Ave	0.68mi	3/2.0	1,600 (+2%)	2mo	$138,500	$87	61
208 23rd Ave	0.35mi	3/2.0	1,788 (+14%)	2mo	$212,500	$119	56
1113 Broadway	0.64mi	3/1.0	1,646 (+5%)	4mo	$125,000	$76	56
2408 12th St	0.70mi	3/1.5	1,707 (+9%)	1mo	$230,000	$135	51
220 27th Ave	0.58mi	3/1.0	1,732 (+11%)	3mo	$142,500	$82	51
1009 22nd Ave	0.53mi	3/1.5	1,791 (+14%)	1mo	$75,000	$42	50
1008 21st Ave	0.51mi	4/1.0 (+1)	1,749 (+12%)	2mo	$59,500	$34	48
1111 Broadway	0.64mi	3/1.5	1,785 (+14%)	1mo	$154,900	$87	46

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-2,448
• Equity at exit: $13,419

10-year hold

• IRR: 7.1%
• Equity multiple: 1.54×
• Total profit: $13,538
• Equity at exit: $7,782

Cash invested: $25,200 (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: 7.3×

Monthly cashflow live

• Estimated rent: $1,028 high
• Mortgage (P&I): −$472
• Tax est. 1.5%: −$112 /mo · $1,350/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$216
• Net cashflow: $190

Break-even live

Break-even rent $787

Max offer price $90,000

Occupancy floor 76%

Sensitivity live

Price	-10% $252	-5% $221	+0% $190	+5% $159	+10% $128
Rent	-10% $109	-5% $150	+0% $190	+5% $231	+10% $272
Rate	-1.0pp $236	-0.5pp $213	base $190	+0.5pp $167	+1.0pp $143

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: $22,500
• Closing costs: $2,700
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1102 17th Ave Altoona, PA	3.0	1.0	1430	$899	$0.63	44d	1	0.56mi
1326 14th Ave Altoona, PA	3.0	1.0	1600	$1,150	$0.72	44d	1	0.82mi
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	44d	1	0.89mi
2708 Wehnwood Rd Altoona, PA	1.0–4.0	1.0–1.5	960	$967	$1.01	44d	5	0.96mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	44d	1	1.10mi
2015 12th Ave Altoona, PA	3.0	1.0	1600	$1,200	$0.75	44d	1	1.34mi
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,605	$1.65	44d	9	1.44mi

Listing history 2 events

1. 2026-04-16
   status Pending
2. 2026-04-08
   listed $90,000 Active

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $12,338
• − Mortgage interest: −$5,041
• − Property taxes: −$1,350
• − Insurance: −$450
• − Repairs & maintenance: −$987
• − Management: −$987
• − Depreciation: −$2,618
• Taxable income: $905
• Est. tax owed @ 24.0%: −$217
• After-tax cash flow: $2,067/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 · 11 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to update its dated interior and improve its curb appeal, making it a good investment opportunity.

Repairs flagged

• Moderate Kitchen cabinets — Cluttered and dated
• Moderate Bathroom fixtures — Dated and worn
• Moderate Flooring — Carpeted and dated
• Moderate Interior walls — Yellow walls and dated wallpaper

Value-add opportunities

• Resale Paint interior walls — Fresh paint enhances curb appeal
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics
• Resale Replace bathroom fixtures — Upgraded fixtures increase functionality and appeal
• Resale Replace flooring — Fresh flooring improves overall look and feel

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Cluttered and dated	Moderate	$3,000–15,000
Bathroom fixtures · Dated and worn	Moderate	$3,000–15,000
Flooring · Carpeted and dated	Moderate	$3,000–15,000
Interior walls · Yellow walls and dated wallpaper	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$12,000–60,000

Value-add ROI direction

• Resale Paint interior walls — Fresh paint enhances curb appeal ↑
• Resale Replace kitchen cabinets — Modern cabinets improve functionality and aesthetics ↑
• Resale Replace bathroom fixtures — Upgraded fixtures increase functionality and appeal ↑
• Resale Replace flooring — Fresh flooring improves overall look and feel ↑

ⓘ 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

2 events — show timeline

• 2026-04-16 Pending — AHARMLS
• 2026-04-08 Listed $90,000 AHARMLS