759 Park Ave · Johnstown, PA 15902

$35,900

3 bd · 1.0 ba · 2,600 sqft · SingleFamily · 101 Days on market

Built 1926 3,354 sqft lot $14/sqft · 53% below area

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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 +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great Investment Opportunity. This house has solid bones and is just waiting for your finishing touches! Would be a great investment property to generate income, or a great first home!

Key facts

• 3,354 sq ft lot
• Built 1926
• Listed 100 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $36k.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $36k).
• Recommended offer: $33k (9.0% below list) — sets the bar for market timing.
• Cap rate 26.2% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• This rent runs 30% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $248 of loan paydown is wiped out by about $1k 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($33k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 23y ago; this cycle's ask has dropped $4k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.5% of price; built in 1926 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $32,669 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1926 — 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: 3.09% ✓
• Cap rate: 26.24%
• Cash-on-cash: 71.24%
• DSCR: 4.17
• GRM: 2.7

CMA / ARV

• ARV (median comp): $77,159
• List price: $35,900
• Delta: -53.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
754 Coleman Ave	0.04mi	3/1.0	2,620 (+1%)	16mo	$44,900	$17	84
735 Grove Ave	0.07mi	3/2.0	2,484 (-4%)	4mo	$60,000	$24	82
548 Margaret Ave	0.74mi	3/3.0	2,562 (-2%)	6mo	$145,000	$57	50
409 Wheat St	0.38mi	2/1.5 (-1)	2,391 (-8%)	19mo	$30,000	$13	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: 70.9%
• Equity multiple: 4.21×
• Total profit: $32,228
• Equity at exit: $5,353

10-year hold

• IRR: 74.9%
• Equity multiple: 8.68×
• Total profit: $77,153
• Equity at exit: $3,104

Cash invested: $10,052 (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: 2.7×

Monthly cashflow live

• Estimated rent: $1,109 medium
• Mortgage (P&I): −$188
• Tax from tax record: −$76 /mo · $911/yr
• Insurance: −$15
• HOA: −$0
• Vacancy / Maint / Mgmt: −$233
• Net cashflow: $597

Break-even live

Break-even rent $353

Max offer price $35,900

Occupancy floor 41%

Sensitivity live

Price	-10% $617	-5% $607	+0% $597	+5% $587	+10% $576
Rent	-10% $509	-5% $553	+0% $597	+5% $641	+10% $684
Rate	-1.0pp $615	-0.5pp $606	base $597	+0.5pp $587	+1.0pp $578

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: $8,975
• Closing costs: $1,077
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	45d	1	0.16mi

Listing history 27 events

1. 2026-06-19
   days on market $35,900 Active 101 DOM
2. 2026-06-18
   days on market $35,900 Active 100 DOM
3. 2026-06-17
   days on market $35,900 Active 99 DOM
4. 2026-06-16
   days on market $35,900 Active 98 DOM
5. 2026-06-15
   days on market $35,900 Active 97 DOM
6. 2026-06-14
   days on market $35,900 Active 95 DOM
7. 2026-06-12
   days on market $35,900 Active 94 DOM
8. 2026-06-09
   days on market $35,900 Active 91 DOM
9. 2026-06-08
   days on market $35,900 Active 90 DOM
10. 2026-06-07
    days on market $35,900 Active 89 DOM
11. 2026-06-05
    pricedays on market $35,900 Active 86 DOM
12. 2026-06-02
    days on market $37,000 Active 84 DOM
13. 2026-06-01
    days on market $37,000 Active 83 DOM
14. 2026-05-31
    days on market $37,000 Active 82 DOM
15. 2026-05-30
    days on market $37,000 Active 81 DOM
16. 2026-04-07
    price $37,000 184-char remark

    Show marketing remark (184 chars)

    Great Investment Opportunity. This house has solid bones and is just waiting for your finishing touches! Would be a great investment property to generate income, or a great first home!

17. 2026-03-10
    listed $39,900 Active 184-char remark

    Show marketing remark (184 chars)

    Great Investment Opportunity. This house has solid bones and is just waiting for your finishing touches! Would be a great investment property to generate income, or a great first home!

18. 2024-03-26
    soldstatus $9,540,000
19. 2011-11-21
    soldstatus $19,500
20. 2006-08-30
    soldstatus $20,000 83-char remark

    Show marketing remark (83 chars)

    Nice home with fenced lot! 3 Bedrooms, 1 bath - waiting for new owner or landlord!

21. 2006-08-02
    soldstatus $20,000
22. 2006-05-01
    listed $22,500 83-char remark

    Show marketing remark (83 chars)

    Nice home with fenced lot! 3 Bedrooms, 1 bath - waiting for new owner or landlord!

23. 2004-03-22
    soldstatus $14,000
24. 2004-01-15
    soldstatus $14,000
25. 2003-05-24
    listed $17,900
26. 1990-07-01
    soldstatus $31,500
27. 1984-08-01
    soldstatus $32,500

ⓘ 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: $911 · $76/mo
• Projected year-2 tax: $911 · $76/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: $13,305
• − Mortgage interest: −$2,011
• − Property taxes: −$911
• − Insurance: −$180
• − Repairs & maintenance: −$1,064
• − Management: −$1,064
• − Depreciation: −$1,044
• Taxable income: $7,031
• Est. tax owed @ 24.0%: −$1,687
• After-tax cash flow: $5,474/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

+13.8% since first listed

12 events — show timeline

• 2026-04-07 Price Changed $37,000 AHARMLS
• 2026-03-10 Listed $39,900 AHARMLS
• 2024-03-26 Sold (Public Records) $9,540,000 Public Records
• 2011-11-21 Sold (Public Records) $19,500 Public Records
• 2006-08-30 Sold (MLS) $20,000 CSMLS
• 2006-08-02 Sold (Public Records) $20,000 Public Records
• 2006-05-01 Listed $22,500 CSMLS
• 2004-03-22 Sold (MLS) $14,000 CSMLS
• 2004-01-15 Sold (Public Records) $14,000 Public Records
• 2003-05-24 Listed $17,900 CSMLS
• 1990-07-01 Sold (Public Records) $31,500 Public Records
• 1984-08-01 Sold (Public Records) $32,500 Public Records

Property tax history

+0.2%/yr

Latest (2026): $911 · +0.0% YoY. Source: county tax records.