190 Beatty Ave · Johnstown, PA 15906

$32,500

2 bd · 1.0 ba · 896 sqft · SingleFamily · 41 Days on market

2,178 sqft lot $36/sqft · 13% above area Est $29k · 13% over

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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
• Livability +3.9/5.0
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.5/15.0
• Schools +1.3/10.0

Listing remarks MLS

Charming two-story home located in the City of Johnstown! This home features 2 bedrooms, 1 full bathroom, and 1-car detached garage. Inside on the first floor you'll find a carpeted living room, eat-in kitchen with laminate flooring and carpeted laundry room. Upstairs are both bedrooms, the full bathroom, and access to the unfinished attic for storage. Additional storage is available in the unfinished basement. Step outside to enjoy the flat backyard, ideal for outdoor activities, gardening, or relaxing. Whether you're looking for a starter home, downsizing option, or investment opportunity, this property offers solid value with room to make it your own!

Key facts

• Laminate flooring
• Carpeted living room
• Flat backyard

Tags

• TWO STORY HOME
• CARPETED LIVING ROOM
• LAMINATE FLOORING
• UNFINISHED ATTIC
• FLAT BACKYARD
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $32k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($856 rent vs $32k).
• Recommended offer: $32k (3.0% below list) — sets the bar for market timing.
• Cap rate 21.7% 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: 47 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $225 of loan paydown is wiped out by about $975 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 $9k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $6k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price; flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $31,525 (3.0% below list)

Questions for the listing agent

1. It's been on market 41 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 21.71%
• Cash-on-cash: 55.06%
• DSCR: 3.45
• GRM: 3.2

CMA / ARV

• ARV (median comp): $28,685
• List price: $32,500
• Delta: 13.30%
• 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
190 Beatty Ave	0.00mi	2/1.0	896 (0%)	10mo	$34,400	$38	91
154 Sheridan St	0.07mi	2/1.0	854 (-5%)	7mo	$17,000	$20	83
199 D St	0.07mi	2/1.0	822 (-8%)	6mo	$24,000	$29	78
112 Sheridan St	0.09mi	2/1.0	832 (-7%)	14mo	$39,000	$47	72
192 Beatty Ave	0.01mi	2/1.0	1,000 (+12%)	13mo	$33,500	$34	70
138 I St	0.26mi	2/1.0	832 (-7%)	10mo	$55,000	$66	68
161.5 Barron Ave	0.34mi	2/1.0	968 (+8%)	6mo	$25,000	$26	66
456R Strayer St	0.50mi	2/1.0	960 (+7%)	8mo	$15,000	$16	58
316 (rear) Strayer St	0.32mi	3/1.0 (+1)	968 (+8%)	13mo	$32,000	$33	56
151 R Stackhouse St	0.41mi	2/1.0	1,024 (+14%)	2mo	$39,000	$38	55
420 Orange Ave	0.45mi	2/1.0	960 (+7%)	14mo	$45,000	$47	55
454 Frank St	0.66mi	3/1.5 (+1)	960 (+7%)	10mo	$55,000	$57	42

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: 45.3%
• Equity multiple: 2.96×
• Total profit: $17,857
• Equity at exit: $4,846

10-year hold

• IRR: 51.2%
• Equity multiple: 6.00×
• Total profit: $45,513
• Equity at exit: $2,810

Cash invested: $9,100 (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 15906

• Home prices YoY: -4.0%
• Active inventory: 47
• Price-to-rent: 3.2×

Monthly cashflow live

• Estimated rent: $856 high
• Mortgage (P&I): −$170
• Tax from tax record: −$74 /mo · $892/yr
• Insurance: −$14
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $362

Break-even live

Break-even rent $397

Max offer price $32,500

Occupancy floor 53%

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
213 Stone St Johnstown, PA	2.0	1.0	989	$1,100	$1.11	23d	1	0.26mi
444 Stone St Unit 444 Johnstown, PA	2.0	1.0	950	$700	$0.74	23d	1	0.31mi
444 Stone St Johnstown, PA	2.0	1.0	908	$700	$0.77	43d	1	0.33mi
459 Stone St Johnstown, PA	3.0	1.0	1120	$900	$0.80	23d	1	0.34mi
207 Burkhard St Johnstown, PA	2.0	1.0	856	$825	$0.96	23d	1	0.58mi
530 Naylor Rd Apt B Johnstown, PA	2.0	1.0	625	$890	$1.42	23d	1	1.04mi

Listing history 13 events

1. 2026-06-02
   days on market $32,500 Active 41 DOM
2. 2026-06-01
   days on market $32,500 Active 40 DOM
3. 2026-05-31
   days on market $32,500 Active 39 DOM
4. 2026-05-30
   days on market $32,500 Active 38 DOM
5. 2026-05-16
   price $32,500 662-char remark

   Show marketing remark (662 chars)

   Charming two-story home located in the City of Johnstown! This home features 2 bedrooms, 1 full bathroom, and 1-car detached garage. Inside on the first floor you'll find a carpeted living room, eat-in kitchen with laminate flooring and carpeted laundry room. Upstairs are both bedrooms, the full bathroom, and access to the unfinished attic for storage. Additional storage is available in the unfinished basement. Step outside to enjoy the flat backyard, ideal for outdoor activities, gardening, or relaxing. Whether you're looking for a starter home, downsizing option, or investment opportunity, this property offers solid value with room to make it your own!

6. 2026-05-08
   price $34,000 662-char remark

   Show marketing remark (662 chars)

   Charming two-story home located in the City of Johnstown! This home features 2 bedrooms, 1 full bathroom, and 1-car detached garage. Inside on the first floor you'll find a carpeted living room, eat-in kitchen with laminate flooring and carpeted laundry room. Upstairs are both bedrooms, the full bathroom, and access to the unfinished attic for storage. Additional storage is available in the unfinished basement. Step outside to enjoy the flat backyard, ideal for outdoor activities, gardening, or relaxing. Whether you're looking for a starter home, downsizing option, or investment opportunity, this property offers solid value with room to make it your own!

7. 2026-04-28
   price $35,000 662-char remark

   Show marketing remark (662 chars)

   Charming two-story home located in the City of Johnstown! This home features 2 bedrooms, 1 full bathroom, and 1-car detached garage. Inside on the first floor you'll find a carpeted living room, eat-in kitchen with laminate flooring and carpeted laundry room. Upstairs are both bedrooms, the full bathroom, and access to the unfinished attic for storage. Additional storage is available in the unfinished basement. Step outside to enjoy the flat backyard, ideal for outdoor activities, gardening, or relaxing. Whether you're looking for a starter home, downsizing option, or investment opportunity, this property offers solid value with room to make it your own!

8. 2026-04-22
   listed $39,000 Active 662-char remark

   Show marketing remark (662 chars)

   Charming two-story home located in the City of Johnstown! This home features 2 bedrooms, 1 full bathroom, and 1-car detached garage. Inside on the first floor you'll find a carpeted living room, eat-in kitchen with laminate flooring and carpeted laundry room. Upstairs are both bedrooms, the full bathroom, and access to the unfinished attic for storage. Additional storage is available in the unfinished basement. Step outside to enjoy the flat backyard, ideal for outdoor activities, gardening, or relaxing. Whether you're looking for a starter home, downsizing option, or investment opportunity, this property offers solid value with room to make it your own!

9. 2025-08-07
   soldstatus $34,400 Closed 742-char remark

   Show marketing remark (742 chars)

   GREAT INVESTMENT OPPORTUNITY. .. this 2 bedroom home in the City of Johnstown's 20th Ward could be the property you need to expand your real estate portfolio. . This home features sunroom/entry room, living room, eat-in kitchen, and laundry on the main floor. The second floor includes 2 bedrooms and bath. Unfinished basement offers plenty of storage. Gas hot water heat, one-car detached block garage, and level yard. Lease is month to month. Tenant pays $360 plus utilities. Owner pays garbage. Conveniently located to transportation, shopping, eateries, recreation/entertainment venues, and hospital/medical facilities. Call today to learn more details about this listing, to receive your TOUR PACKET, and to schedule your personal tour!

10. 2025-07-01
    status Pending 742-char remark

    Show marketing remark (742 chars)

    GREAT INVESTMENT OPPORTUNITY. .. this 2 bedroom home in the City of Johnstown's 20th Ward could be the property you need to expand your real estate portfolio. . This home features sunroom/entry room, living room, eat-in kitchen, and laundry on the main floor. The second floor includes 2 bedrooms and bath. Unfinished basement offers plenty of storage. Gas hot water heat, one-car detached block garage, and level yard. Lease is month to month. Tenant pays $360 plus utilities. Owner pays garbage. Conveniently located to transportation, shopping, eateries, recreation/entertainment venues, and hospital/medical facilities. Call today to learn more details about this listing, to receive your TOUR PACKET, and to schedule your personal tour!

11. 2025-06-12
    price $39,900 742-char remark

    Show marketing remark (742 chars)

    GREAT INVESTMENT OPPORTUNITY. .. this 2 bedroom home in the City of Johnstown's 20th Ward could be the property you need to expand your real estate portfolio. . This home features sunroom/entry room, living room, eat-in kitchen, and laundry on the main floor. The second floor includes 2 bedrooms and bath. Unfinished basement offers plenty of storage. Gas hot water heat, one-car detached block garage, and level yard. Lease is month to month. Tenant pays $360 plus utilities. Owner pays garbage. Conveniently located to transportation, shopping, eateries, recreation/entertainment venues, and hospital/medical facilities. Call today to learn more details about this listing, to receive your TOUR PACKET, and to schedule your personal tour!

12. 2025-05-28
    listed $44,900 Active 742-char remark

    Show marketing remark (742 chars)

    GREAT INVESTMENT OPPORTUNITY. .. this 2 bedroom home in the City of Johnstown's 20th Ward could be the property you need to expand your real estate portfolio. . This home features sunroom/entry room, living room, eat-in kitchen, and laundry on the main floor. The second floor includes 2 bedrooms and bath. Unfinished basement offers plenty of storage. Gas hot water heat, one-car detached block garage, and level yard. Lease is month to month. Tenant pays $360 plus utilities. Owner pays garbage. Conveniently located to transportation, shopping, eateries, recreation/entertainment venues, and hospital/medical facilities. Call today to learn more details about this listing, to receive your TOUR PACKET, and to schedule your personal tour!

13. 1996-04-01
    soldstatus $27,000

ⓘ 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: $892 · $74/mo
• Projected year-2 tax: $892 · $74/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 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥96°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: $10,266
• − Mortgage interest: −$1,821
• − Property taxes: −$892
• − Insurance: −$829
• − Repairs & maintenance: −$821
• − Management: −$821
• − Depreciation: −$945
• Taxable income: $4,137
• Est. tax owed @ 24.0%: −$993
• After-tax cash flow: $3,351/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
• City population: 30,791
• Population (ZIP): 9,654

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 (79%)
• Race & ethnicity: White 79% Black 11% Two or more races 7% Hispanic / Latino 3%
• Common ancestry: Romanian 8% Polish 2% Slovak 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 1%

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: ▼ -3.26%
• Current HPI: 77.6797
• Rent YoY: —
• Metro: —
• 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

+20.4% since first listed

9 events — show timeline

• 2026-05-16 Price Changed $32,500 CSMLS
• 2026-05-08 Price Changed $34,000 CSMLS
• 2026-04-28 Price Changed $35,000 CSMLS
• 2026-04-22 Listed $39,000 CSMLS
• 2025-08-07 Sold (MLS) $34,400 CSMLS
• 2025-07-01 Pending — CSMLS
• 2025-06-12 Price Changed $39,900 CSMLS
• 2025-05-28 Listed $44,900 CSMLS
• 1996-04-01 Sold (Public Records) $27,000 Public Records

Property tax history

+0.2%/yr

Latest (2026): $892 · +0.0% YoY. Source: county tax records.