803 Park Ave · Johnstown, PA 15902

$65,000

4 bd · 2.0 ba · 1,798 sqft · SingleFamily · 69 Days on market

Built 1923 4,792 sqft lot $36/sqft · 31% above area Est $50k · 31% 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 +30.0/30.0
• 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
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

A 4 bedroom, 2 full bath house located in the Moxham area of Johnstown. With some TLC you can easily bring the beauty out in this home. A dining room is located off the kitchen - the kitchen also has an eat in area. 4 bedrooms upstairs with a bathroom that needs some new tiles on the walls but this is your chance to make it what you want. A walk up attic is located in the 4th bedroom. The basement def can be finished off easily and has a full bathroom as well as a walk out. A nice size corner lot adds to this home. Bedroom pics to come soon - waiting for them to be cleaned.

Key facts

• Walk up attic
• Eat in area
• Finished basement

Tags

• DINING ROOM
• EAT IN AREA
• WALK UP ATTIC
• FINISHED BASEMENT
• CORNER LOT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $61k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.0% vs local median 15.0% in Johnstown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 4 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; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 69 days — a 6% lower offer ($61k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 27y ago; this cycle's ask has dropped $5k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $65k implies a 225% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $61,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1923 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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?
7. 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?
8. 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.
9. 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.
10. 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: 1.64% ✓
• Cap rate: 11.96%
• Cash-on-cash: 20.23%
• DSCR: 1.90
• GRM: 5.1

CMA / ARV

• ARV (median comp): $49,705
• List price: $65,000
• Delta: 30.77%
• 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
736-738 / 185 Grove Avenue / Charles St	0.11mi	4/2.0	1,872 (+4%)	6mo	$25,000	$13	83
705 Cypress Ave	0.18mi	4/1.5	1,930 (+7%)	0mo	$114,900	$60	77
145 Plainfield Ave	0.46mi	3/2.0 (-1)	1,739 (-3%)	1mo	$128,000	$74	68
821 Highland Ave	0.18mi	3/1.5 (-1)	1,675 (-7%)	7mo	$54,000	$32	67
115 Plainfield Ave	0.51mi	3/1.0 (-1)	1,801 (+0%)	7mo	$122,000	$68	61
156 Tillman Ave	0.38mi	3/2.0 (-1)	1,928 (+7%)	7mo	$90,000	$47	60
716 Coleman Ave	0.12mi	3/1.0 (-1)	1,564 (-13%)	8mo	$36,000	$23	57
94 Donna Dr	0.60mi	3/2.0 (-1)	1,892 (+5%)	10mo	$119,900	$63	50
392 Ohio St	0.74mi	4/1.5	1,764 (-2%)	13mo	$69,900	$40	50
196 Orlando	0.51mi	3/1.5 (-1)	1,980 (+10%)	6mo	$115,000	$58	47
648 Forest Ave	0.43mi	3/1.0 (-1)	1,568 (-13%)	12mo	$49,900	$32	40
272 Highland Park Rd	0.60mi	3/1.5 (-1)	1,548 (-14%)	8mo	$130,000	$84	35

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: 12.5%
• Equity multiple: 1.50×
• Total profit: $9,080
• Equity at exit: $9,692

10-year hold

• IRR: 21.5%
• Equity multiple: 2.83×
• Total profit: $33,353
• Equity at exit: $5,620

Cash invested: $18,200 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,066 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$167 /mo · $2,008/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$224
• Net cashflow: $307

Break-even live

Break-even rent $678

Max offer price $65,000

Occupancy floor 66%

Sensitivity live

Price	-10% $344	-5% $325	+0% $307	+5% $288	+10% $270
Rent	-10% $223	-5% $265	+0% $307	+5% $349	+10% $391
Rate	-1.0pp $340	-0.5pp $323	base $307	+0.5pp $290	+1.0pp $273

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Cypress Ave Unit 706 Johnstown, PA	3.0	1.0	2496	$950	$0.38	44d	1	0.21mi
550 Ferndale Ave Johnstown, PA	3.0	1.0	1300	$1,100	$0.85	44d	1	0.28mi
553 Vickroy Ave #555 Johnstown, PA	3.0	1.0	1300	$985	$0.76	44d	1	0.32mi
129-131 Plainfield Ave Johnstown, PA	3.0	1.0	1300	$850	$0.65	44d	1	0.47mi

Listing history 30 events

1. 2026-06-19
   days on market $65,000 Active 69 DOM
2. 2026-06-18
   days on market $65,000 Active 68 DOM
3. 2026-06-17
   days on market $65,000 Active 67 DOM
4. 2026-06-16
   days on market $65,000 Active 66 DOM
5. 2026-06-15
   days on market $65,000 Active 65 DOM
6. 2026-06-14
   days on market $65,000 Active 63 DOM
7. 2026-06-12
   days on market $65,000 Active 62 DOM
8. 2026-06-09
   days on market $65,000 Active 59 DOM
9. 2026-06-08
   days on market $65,000 Active 58 DOM
10. 2026-06-07
    days on market $65,000 Active 57 DOM
11. 2026-06-05
    days on market $65,000 Active 54 DOM
12. 2026-06-02
    days on market $65,000 Active 52 DOM
13. 2026-06-01
    days on market $65,000 Active 51 DOM
14. 2026-05-31
    days on market $65,000 Active 50 DOM
15. 2026-05-30
    days on market $65,000 Active 49 DOM
16. 2026-05-19
    price $65,000 580-char remark

    Show marketing remark (580 chars)

    A 4 bedroom, 2 full bath house located in the Moxham area of Johnstown. With some TLC you can easily bring the beauty out in this home. A dining room is located off the kitchen - the kitchen also has an eat in area. 4 bedrooms upstairs with a bathroom that needs some new tiles on the walls but this is your chance to make it what you want. A walk up attic is located in the 4th bedroom. The basement def can be finished off easily and has a full bathroom as well as a walk out. A nice size corner lot adds to this home. Bedroom pics to come soon - waiting for them to be cleaned.

17. 2026-04-12
    listed $70,000 Active 580-char remark

    Show marketing remark (580 chars)

    A 4 bedroom, 2 full bath house located in the Moxham area of Johnstown. With some TLC you can easily bring the beauty out in this home. A dining room is located off the kitchen - the kitchen also has an eat in area. 4 bedrooms upstairs with a bathroom that needs some new tiles on the walls but this is your chance to make it what you want. A walk up attic is located in the 4th bedroom. The basement def can be finished off easily and has a full bathroom as well as a walk out. A nice size corner lot adds to this home. Bedroom pics to come soon - waiting for them to be cleaned.

18. 2020-06-20
    soldstatus $20,000 489-char remark

    Show marketing remark (489 chars)

    Welcome to 803 Park Ave. One of a kind brick colonial on a corner lot. Beautiful wood work and high ceilings showcase the character of this home. You'll love relaxing on one of the two porches, or cozying up in front of the fireplace. Bonus room upstairs could be a 4th bedroom, office, craft room, etc. Huge attic. Unfinished basement with a partially finished half bath. With some TLC, this home would make a great investment opportunity or a forever home. Being sold in as-is condition.

19. 2020-06-20
    soldstatus $20,000

    Show marketing remark (489 chars)

    Welcome to 803 Park Ave. One of a kind brick colonial on a corner lot. Beautiful wood work and high ceilings showcase the character of this home. You'll love relaxing on one of the two porches, or cozying up in front of the fireplace. Bonus room upstairs could be a 4th bedroom, office, craft room, etc. Huge attic. Unfinished basement with a partially finished half bath. With some TLC, this home would make a great investment opportunity or a forever home. Being sold in as-is condition.

20. 2019-11-11
    listed $23,999
21. 2018-10-10
    soldstatus $7,500
22. 2017-09-29
    soldstatus $5,500
23. 2017-03-24
    soldstatus $5,500
24. 2016-12-29
    historical
25. 2016-05-12
    listed $19,800
26. 2015-12-30
    listed $31,200
27. 1999-10-22
    soldstatus $55,000
28. 1999-10-22
    soldstatus $5,500
29. 1999-06-11
    listed $59,900
30. 1989-05-01
    soldstatus $43,000

ⓘ 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: $2,008 · $167/mo
• Projected year-2 tax: $2,008 · $167/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 · 19 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: $12,792
• − Mortgage interest: −$3,641
• − Property taxes: −$2,008
• − Insurance: −$325
• − Repairs & maintenance: −$1,023
• − Management: −$1,023
• − Depreciation: −$1,891
• Taxable income: $2,880
• Est. tax owed @ 24.0%: −$691
• After-tax cash flow: $2,991/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

+51.2% since first listed

15 events — show timeline

• 2026-05-19 Price Changed $65,000 CSMLS
• 2026-04-12 Listed $70,000 CSMLS
• 2020-06-20 Sold (MLS) $20,000 West Penn MLS
• 2020-06-20 Sold (MLS) $20,000 CSMLS
• 2019-11-11 Listed $23,999 West Penn MLS
• 2018-10-10 Sold (Public Records) $7,500 Public Records
• 2017-09-29 Sold (Public Records) $5,500 Public Records
• 2017-03-24 Sold (MLS) $5,500 AHARMLS
• 2016-12-29 Delisted — West Penn MLS
• 2016-05-12 Listed $19,800 AHARMLS
• 2015-12-30 Listed $31,200 West Penn MLS
• 1999-10-22 Sold (Public Records) $5,500 Public Records
• 1999-10-22 Sold (MLS) $55,000 CSMLS
• 1999-06-11 Listed $59,900 CSMLS
• 1989-05-01 Sold (Public Records) $43,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $2,008 · +0.0% YoY. Source: county tax records.