313-315 Grove Ave · Johnstown, PA 15902

$29,900

6 bd · 2.0 ba · — sqft · MultiFamily · 16 Days on market

Built 1900 4,791 sqft lot

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Two story two unit home on flat yard. Each unit has 1 bathroom and 3 bedrooms. Newer looking furnace on one side. 1 car garage in back with some brick damage; otherwise parking on street. Requires work; last occupancy date is unknown. Sewage was done in 2016 and will need pressure tested by Buyer else penalties will apply. Water tap forfeited many years ago; Buyer must re-instate. Owner has only been there twice and has very limited knowledge of the Property. Property being sold AS IS with no warranties either expressed or implied.

Key facts

• Covered front porch
• Rear detached garage
• Income generator

Tags

• COVERED FRONT PORCH
• REAR DETACHED GARAGE
• INCOME GENERATOR

Property features AI

Finance

• Financial info: Assessed value listed at $12,620; Annual tax approximately $1,500

Exterior

• Home design: Residential zoning
• Exterior features: Lot dimensions approximately 40 x 120

Interior

• Bedrooms: Each unit has 3 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Two-unit building (duplex)

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.0-bath units multifamily listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive. Per door: $620/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (1.5% below list) — sets the bar for market timing.
• Cap rate 56.1% 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; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• At $1,832/mo this rent would consume 50% of the median local household income ($44k/yr) (locally 266% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $897 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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 $18k; list at $30k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $29,451 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 6.13% ✓
• Cap rate: 56.08%
• Cash-on-cash: 177.83%
• DSCR: 8.91
• GRM: 1.4

CMA / ARV

No comps found within radius.

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
346-348 Linden Ave	0.22mi	6/2.0	2,432	1mo	$86,500	$36	77
534-536 Highland Ave	0.27mi	6/—	2,408	0mo	$66,000	$27	74
613-615 Highland Ave	0.36mi	6/3.5	—	1mo	$38,500	—	64
604-606 Highland Ave	0.36mi	6/2.0	—	12mo	$12,500	—	61
922-924 Von Lunen Rd	0.43mi	5/— (-1)	2,590	4mo	$25,800	$10	59
1146-1148 Boyd Ave	0.57mi	6/2.0	2,208	3mo	$65,000	$29	58
506-508 Mcmillen St	0.55mi	6/2.0	2,288	5mo	$52,000	$23	58
984-986 Linton St	0.42mi	7/2.0 (+1)	3,216	6mo	$85,000	$26	58
604-606 Grove Ave	0.33mi	5/3.0 (-1)	3,800	12mo	$45,500	$12	53
809-811 Grove Ave	0.62mi	6/2.0	2,688	8mo	$40,000	$15	52
161-163 Frederick St	0.68mi	6/2.0	2,816	6mo	$49,000	$17	50
717 - 719 Messenger St	0.70mi	6/2.0	2,048	10mo	$25,000	$12	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: —
• Equity multiple: 9.86×
• Total profit: $74,200
• Equity at exit: $4,458

10-year hold

• IRR: —
• Equity multiple: 20.88×
• Total profit: $166,472
• Equity at exit: $2,585

Cash invested: $8,372 (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 15902

• Home prices YoY: -28.8%
• Active inventory: 64
• Price-to-rent: 2.7×

Monthly cashflow live

• Estimated rent: $1,832 high
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$37 /mo · $448/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$385
• Net cashflow: $1,241

Break-even live

Break-even rent $262

Max offer price $29,900

Occupancy floor 27%

Sensitivity live

Price	-10% $1,261	-5% $1,251	+0% $1,241	+5% $1,230	+10% $1,220
Rent	-10% $1,096	-5% $1,168	+0% $1,241	+5% $1,313	+10% $1,385
Rate	-1.0pp $1,256	-0.5pp $1,248	base $1,241	+0.5pp $1,233	+1.0pp $1,225

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,832
Total (2 units)			$1,832

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: $7,475
• Closing costs: $897
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $29,900 Active 16 DOM
2. 2026-06-18
   days on market $29,900 Active 15 DOM
3. 2026-06-17
   days on market $29,900 Active 14 DOM
4. 2026-06-16
   days on market $29,900 Active 13 DOM
5. 2026-06-15
   days on market $29,900 Active 12 DOM
6. 2026-06-14
   days on market $29,900 Active 10 DOM
7. 2026-06-12
   days on market $29,900 Active 9 DOM
8. 2026-06-09
   days on market $29,900 Active 6 DOM
9. 2026-06-08
   days on market $29,900 Active 5 DOM
10. 2026-06-07
    days on market $29,900 Active 4 DOM
11. 2026-06-05
    remarks 197-char remark
12. 2026-06-05
    listed $29,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 8 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: $21,984
• − Mortgage interest: −$1,675
• − Property taxes: −$448
• − Insurance: −$150
• − Repairs & maintenance: −$1,759
• − Management: −$1,759
• − Depreciation: −$870
• Taxable income: $15,324
• Est. tax owed @ 24.0%: −$3,678
• After-tax cash flow: $11,210/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

+70.9% since first listed

4 events — show timeline

• 2026-06-03 Listed $29,900 West Penn MLS
• 2023-03-20 Sold (MLS) $17,500 CSMLS
• 2023-02-26 Pending — CSMLS
• 2023-02-23 Listed $17,500 CSMLS