629 N 7th Ave · Altoona, PA 16601

$49,900

3 bd · 1.0 ba · 1,850 sqft · SingleFamily · 42 Days on market

Built 1930 2,178 sqft lot $27/sqft · 37% below area Est $79k · 37% under ↓ 9% since listing

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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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.0/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Three bedroom, one bath handyman special with plenty of potential! This home features a spacious first floor with great living space, a large kitchen ready for your personal touch, and three bedrooms located upstairs. Whether you're looking for your next investment property or a home to make your own, this property offers a great opportunity to add value and build equity. Don't miss the chance to bring your vision to life!

Key facts

• 2,178 sq ft lot
• Built 1930
• Listed 42 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residenceTwo levels
• Construction: Vinyl sidingShingle roof
• Exterior features: Front porch

Interior

• Flooring: Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heatingHot water heating
• Interior features: Carpet flooringBasement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $50k.

Deal economics

• At list price, monthly cash flow is $521 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 18.8% vs local median 6.0% 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.
• 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 $345 of loan paydown is wiped out by about $1k 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.31% ✓
• Cap rate: 18.82%
• Cash-on-cash: 44.74%
• DSCR: 2.99
• GRM: 3.6

CMA / ARV

• ARV (median comp): $78,602
• List price: $49,900
• Delta: -36.52%
• 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
708 N 5th Ave	0.14mi	3/1.0	1,946 (+5%)	2mo	$89,500	$46	84
1003 N 2nd St	0.45mi	3/1.0	1,877 (+2%)	3mo	$136,999	$73	74
411 N 10th Ave	0.26mi	3/1.5	1,700 (-8%)	6mo	$155,000	$91	68
1008 N 3rd St	0.36mi	4/1.0 (+1)	1,811 (-2%)	8mo	$125,000	$69	68
815 N 4th St	0.26mi	3/1.5	1,657 (-10%)	2mo	$135,000	$81	67
713 N 8th Ave	0.08mi	3/2.0	1,578 (-15%)	2mo	$110,000	$70	66
1106 N 3rd St	0.40mi	4/2.0 (+1)	1,779 (-4%)	0mo	$155,000	$87	66
1111 Broadway	0.57mi	3/1.5	1,785 (-4%)	1mo	$154,900	$87	65
1113 Broadway	0.57mi	3/1.0	1,646 (-11%)	4mo	$125,000	$76	52
110 N 11th Ave	0.49mi	4/1.0 (+1)	1,685 (-9%)	8mo	$134,900	$80	50
1401 N 4th Ave	0.67mi	4/2.0 (+1)	1,694 (-8%)	7mo	$139,500	$82	40
1115 N 2nd St	0.50mi	4/2.0 (+1)	2,103 (+14%)	8mo	$154,000	$73	38

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: 41.8%
• Equity multiple: 2.80×
• Total profit: $25,135
• Equity at exit: $7,440

10-year hold

• IRR: 48.0%
• Equity multiple: 5.64×
• Total profit: $64,791
• Equity at exit: $4,314

Cash invested: $13,972 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,154 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$108 /mo · $1,299/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$242
• Net cashflow: $521

Break-even live

Break-even rent $495

Max offer price $49,900

Occupancy floor 50%

Sensitivity live

Price	-10% $549	-5% $535	+0% $521	+5% $507	+10% $493
Rent	-10% $430	-5% $475	+0% $521	+5% $566	+10% $612
Rate	-1.0pp $546	-0.5pp $534	base $521	+0.5pp $508	+1.0pp $495

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 2nd Ave Unit 2nd Fl Altoona, PA	3.0	1.0	1244	$790	$0.64	47d	1	1.40mi

Listing history 21 events

1. 2026-06-22
   days on market $49,900 Active 42 DOM
2. 2026-06-21
   days on market $49,900 Active 41 DOM
3. 2026-06-19
   days on market $49,900 Active 39 DOM
4. 2026-06-18
   days on market $49,900 Active 38 DOM
5. 2026-06-17
   days on market $49,900 Active 37 DOM
6. 2026-06-16
   days on market $49,900 Active 36 DOM
7. 2026-06-15
   days on market $49,900 Active 35 DOM
8. 2026-06-14
   days on market $49,900 Active 33 DOM
9. 2026-06-13
   days on market $49,900 Active 32 DOM
10. 2026-06-10
    days on market $49,900 Active 30 DOM
11. 2026-06-09
    days on market $49,900 Active 29 DOM
12. 2026-06-08
    days on market $49,900 Active 28 DOM
13. 2026-06-07
    days on market $49,900 Active 27 DOM
14. 2026-06-05
    days on market $49,900 Active 24 DOM
15. 2026-06-03
    days on market $49,900 Active 23 DOM
16. 2026-06-02
    days on market $49,900 Active 22 DOM
17. 2026-06-01
    days on market $49,900 Active 21 DOM
18. 2026-05-31
    price $49,900 Active 20 DOM
19. 2026-05-31
    days on market $54,900 Active 20 DOM
20. 2026-05-30
    days on market $54,900 Active 19 DOM
21. 2026-05-11
    listed $54,900 Active 426-char remark

ⓘ 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: $1,299 · $108/mo
• Projected year-2 tax: $1,299 · $108/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 3/10 Moderate 7 d/yr ≥91°F today · 17 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: $13,847
• − Mortgage interest: −$2,795
• − Property taxes: −$1,299
• − Insurance: −$250
• − Repairs & maintenance: −$1,108
• − Management: −$1,108
• − Depreciation: −$1,452
• Taxable income: $5,836
• Est. tax owed @ 24.0%: −$1,401
• After-tax cash flow: $4,850/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 — 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

-9.1% since first listed

2 events — show timeline

• 2026-05-31 Price Changed $49,900 AHARMLS
• 2026-05-11 Listed $54,900 AHARMLS

Property tax history

-4.1%/yr

Latest (2025): $1,299 · +13.0% YoY. Source: county tax records.