631 Lehigh Ln · Greenwood, PA 16602

$44,000

None bd · 4.0 ba · 1,138 sqft · Manufactured · 63 Days on market

Built 1962 0.37 ac lot $39/sqft · 53% below area ↓ 27% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this fully occupied duplex in the beautiful Greenwood area of Altoona! One side is an efficiency and the other is a two bedroom. Both have private outdoor areas. The property spans three lots with a large, flat yard and include a shed and pump house for the well.

Key facts

• Shed
• Pump house
• Large flat yard

Tags

• FULLY OCCUPIED DUPLEX
• PRIVATE OUTDOOR AREAS
• LARGE FLAT YARD
• SHED
• PUMP HOUSE

What this means for you Summary

Snapshot

• This is a ?-bed/4.0-bath manufactured listed at $44k.

Deal economics

• At list price, monthly cash flow is $602 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $44k).
• Recommended offer: $41k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 75/100 on livability (#452 in PA, #4,135 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute 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: 151 active listings in the ZIP; 2 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 $304 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 $12k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($41k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $41,360 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 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 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. 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: 2.63% ✓
• Cap rate: 22.72%
• Cash-on-cash: 58.67%
• DSCR: 3.61
• GRM: 3.2

CMA / ARV

• ARV (median comp): $92,765
• List price: $44,000
• Delta: -52.57%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1427 Pitt Rd	0.23mi	3/1.0	1,002 (-12%)	11mo	$89,500	$89	49

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: 57.3%
• Equity multiple: 3.54×
• Total profit: $31,254
• Equity at exit: $6,561

10-year hold

• IRR: 62.2%
• Equity multiple: 7.23×
• Total profit: $76,705
• Equity at exit: $3,804

Cash invested: $12,320 (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 16602

• Home prices YoY: -30.3%
• Active inventory: 151
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $1,159 medium
• Mortgage (P&I): −$231
• Tax from tax record: −$64 /mo · $770/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$243
• Net cashflow: $602

Break-even live

Break-even rent $397

Max offer price $44,000

Occupancy floor 43%

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: $11,000
• Closing costs: $1,320
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1101 E Walton Ave Altoona, PA	2.0–3.0	1.0–1.5	975	$1,277	$1.31	43d	9	0.81mi
124 Clairmont Dr Altoona, PA	3.0	2.0	1216	$1,200	$0.99	43d	1	1.03mi

Listing history 13 events

1. 2026-06-07
   statusdays on market $44,000 Pending 63 DOM
2. 2026-06-05
   days on market $44,000 Active 62 DOM
3. 2026-06-03
   days on market $44,000 Active 61 DOM
4. 2026-06-02
   days on market $44,000 Active 60 DOM
5. 2026-06-01
   days on market $44,000 Active 59 DOM
6. 2026-05-31
   days on market $44,000 Active 58 DOM
7. 2026-05-30
   days on market $44,000 Active 57 DOM
8. 2026-04-03
   listed $44,000 Active 273-char remark

   Show marketing remark (273 chars)

   Check out this fully occupied duplex in the beautiful Greenwood area of Altoona! One side is an efficiency and the other is a two bedroom. Both have private outdoor areas. The property spans three lots with a large, flat yard and include a shed and pump house for the well.

9. 2025-10-14
   price $49,900
10. 2025-09-18
    price $50,000
11. 2025-07-29
    price $63,200
12. 2016-01-13
    listed $34,900
13. 2011-03-16
    listed $59,900

ⓘ 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: $770 · $64/mo
• Projected year-2 tax: $770 · $64/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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥91°F today · 16 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: $13,907
• − Mortgage interest: −$2,465
• − Property taxes: −$770
• − Insurance: −$220
• − Repairs & maintenance: −$1,113
• − Management: −$1,113
• − Depreciation: −$1,280
• Taxable income: $6,947
• Est. tax owed @ 24.0%: −$1,667
• After-tax cash flow: $5,560/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 — Greenwood

• Score: 75/100
• State rank: #452
• US rank: #4135

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment B Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Greenwood, PA
• County: Blair County · 59,867 people
• Metro: Altoona, PA
• Population (ZIP): 26,352
• Household income: $55,046
• Rent vs Own: 32.7% rent · 67.3% own
• Severe rent burden: 740.0

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 2%
• Common ancestry: Romanian 4% Lithuanian 1% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 97% English-only · 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: ▼ -92.37%
• Current HPI: 212.2268
• 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

-26.5% since first listed

6 events — show timeline

• 2026-04-03 Listed $44,000 AHARMLS
• 2025-10-14 Price Changed $49,900 AHARMLS
• 2025-09-18 Price Changed $50,000 AHARMLS
• 2025-07-29 Price Changed $63,200 AHARMLS
• 2016-01-13 Listed $34,900 AHARMLS
• 2011-03-16 Listed $59,900 AHARMLS

Property tax history

+11.8%/yr

Latest (2025): $770 · +5.0% YoY. Source: county tax records.