724 Broad St · Johnstown, PA 15906

$79,900

5 bd · 2.0 ba · 1,786 sqft · SingleFamily · 8 Days on market

4.00 ac lot Est $70k · 15% 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
• Appreciation +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0
• ARV discount +0.9/15.0

Listing remarks MLS

AD #3817.. This well cared for 4 bdrm home has space for your business on the 1st floor. Or remodel the 1st level into additional living space. Originally a family owned business-Joe's Place - w/ living quarters upstairs. 1st floor has a large open area (with bar) - separate "dining" area & kitchen. 2nd floor has a Living Room, Dining Room, 2 bdrms, & a full bath. 3rd floor has 2 more finished rooms. Beautiful hardwood floors. Fenced back yard - check out the custom woodwork on fence! Storage shed. Exterior painted - 2007. Visual tour.

Key facts

• Vinyl sided property
• Covered rear patio
• Finished bonus rooms

Tags

• VINYL SIDED PROPERTY
• FINISHED BONUS ROOMS
• FENCED REAR YARD
• COVERED REAR PATIO
• REAR SHED
• CONVENIENTLY LOCATED

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $146 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $80k).

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: 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.
• Zoned schools: Greater Johnstown El Sch (math 14% / reading 21%, grade F, #1,291 of 1,518 statewide, top 85%, 1,269 students, 100% FRL); Greater Johnstown Ms (math 6% / reading 24%, grade F, #471 of 512 statewide, top 93%, 660 students, 100% FRL); Greater Johnstown Shs (math 8% / reading 32%, grade F, #387 of 437 statewide, top 89%, 894 students, 98% FRL) — zoned schools average 100% FRL vs 80% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 47 active listings in the ZIP; 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 $552 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.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 17y 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.
• Current owner paid $42k; list at $80k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $79,900

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.81% ✓
• Cap rate: 15.40%
• Cash-on-cash: 32.53%
• DSCR: 2.45
• GRM: 4.6

CMA / ARV

• ARV (on-the-fly): $69,654
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
820 Virginia Ave	0.15mi	4/2.0 (-1)	1,540 (-14%)	8mo	$60,000	$39	59

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: -4.0%
• Equity multiple: 0.85×
• Total profit: $-3,351
• Equity at exit: $11,913

10-year hold

• IRR: 6.1%
• Equity multiple: 1.46×
• Total profit: $10,261
• Equity at exit: $6,908

Cash invested: $22,372 (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: 4.6×

Monthly cashflow live

• Estimated rent: $1,449 medium
• Mortgage (P&I): −$419
• Tax from tax record: −$86 /mo · $1,034/yr
• Insurance: −$33
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $146

Break-even live

Break-even rent $1,264

Max offer price $79,900

Occupancy floor 85%

Sensitivity live

Price	-10% $191	-5% $169	+0% $146	+5% $123	+10% $101
Rent	-10% $32	-5% $89	+0% $146	+5% $203	+10% $261
Rate	-1.0pp $186	-0.5pp $166	base $146	+0.5pp $125	+1.0pp $104

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: $19,975
• Closing costs: $2,397
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-05-18
   listed $79,900 Active
2. 2009-08-21
   soldstatus $41,500 562-char remark

   Show marketing remark (562 chars)

   AD #3817.. This well cared for 4 bdrm home has space for your business on the 1st floor. Or remodel the 1st level into additional living space. Originally a family owned business-Joe's Place - w/ living quarters upstairs. 1st floor has a large open area (with bar) - separate "dining" area & kitchen. 2nd floor has a Living Room, Dining Room, 2 bdrms, & a full bath. 3rd floor has 2 more finished rooms. Beautiful hardwood floors. Fenced back yard - check out the custom woodwork on fence! Storage shed. Exterior painted - 2007. Visual tour.

3. 2009-08-21
   soldstatus $41,500

   Show marketing remark (562 chars)

   AD #3817.. This well cared for 4 bdrm home has space for your business on the 1st floor. Or remodel the 1st level into additional living space. Originally a family owned business-Joe's Place - w/ living quarters upstairs. 1st floor has a large open area (with bar) - separate "dining" area & kitchen. 2nd floor has a Living Room, Dining Room, 2 bdrms, & a full bath. 3rd floor has 2 more finished rooms. Beautiful hardwood floors. Fenced back yard - check out the custom woodwork on fence! Storage shed. Exterior painted - 2007. Visual tour.

4. 2009-04-01
   listed $47,000 562-char remark

   Show marketing remark (562 chars)

   AD #3817.. This well cared for 4 bdrm home has space for your business on the 1st floor. Or remodel the 1st level into additional living space. Originally a family owned business-Joe's Place - w/ living quarters upstairs. 1st floor has a large open area (with bar) - separate "dining" area & kitchen. 2nd floor has a Living Room, Dining Room, 2 bdrms, & a full bath. 3rd floor has 2 more finished rooms. Beautiful hardwood floors. Fenced back yard - check out the custom woodwork on fence! Storage shed. Exterior painted - 2007. Visual tour.

ⓘ 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: $1,034 · $86/mo
• Projected year-2 tax: $1,148 · $96/mo
• Expected delta: +$114/yr (+$10/mo · 11.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 d/yr ≥94°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: $17,391
• − Mortgage interest: −$4,476
• − Property taxes: −$1,034
• − Insurance: −$5,924
• − Repairs & maintenance: −$1,391
• − Management: −$1,391
• − Depreciation: −$2,324
• Taxable income: $850
• Est. tax owed @ 24.0%: −$204
• After-tax cash flow: $1,548/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

+70.0% since first listed

4 events — show timeline

• 2026-05-18 Listed $79,900 CSMLS
• 2009-08-21 Sold (Public Records) $41,500 Public Records
• 2009-08-21 Sold (MLS) $41,500 CSMLS
• 2009-04-01 Listed $47,000 CSMLS

Property tax history

+0.2%/yr

Latest (2026): $1,034 · +0.0% YoY. Source: county tax records.