613-615 Highland Ave · Johnstown, PA 15902

$49,900

6 bd · 3.6 ba · — sqft · MultiFamily · 52 Days on market

Built 1930 4,791 sqft lot Est $57k · 12% under

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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
• ARV discount +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Side by side duplex on a level lot. Off street parking, separate utilities, and a covered porch. The 3 floor is finished and could be used for additional living area. Large rooms throughout both units.

Key facts

• Covered porch
• Separate utilities
• Finished third floor

Tags

• SIDE BY SIDE DUPLEX
• LEVEL LOT
• OFF STREET PARKING
• SEPARATE UTILITIES
• COVERED PORCH
• FINISHED THIRD FLOOR

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.8-bath units multifamily listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $546/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.
• Cap rate 32.5% 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 $1,891/mo this rent would consume 51% 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 $345 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 $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.9% of price; built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 3.79% ✓
• Cap rate: 32.53%
• Cash-on-cash: 93.72%
• DSCR: 5.17
• GRM: 2.2

CMA / ARV

• ARV (median comp): $56,939
• List price: $49,900
• Delta: -12.36%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
613-615 Highland Ave	0.00mi	6/3.5	—	1mo	$38,500	—	86
534-536 Highland Ave	0.12mi	6/—	2,408	0mo	$66,000	$27	82
604-606 Highland Ave	0.04mi	6/2.0	—	12mo	$12,500	—	69
346-348 Linden Ave	0.30mi	6/2.0	2,432	1mo	$86,500	$36	66
809-811 Grove Ave	0.31mi	6/2.0	2,688	8mo	$40,000	$15	60
161-163 Frederick St	0.37mi	6/2.0	2,816	6mo	$49,000	$17	59
800-802 Vickroy Ave	0.64mi	6/3.0	2,256	1mo	$100,000	$44	54
548-550 Ferndale Ave	0.57mi	6/2.0	2,560	5mo	$78,500	$31	50
1146-1148 Boyd Ave	0.65mi	6/2.0	2,208	3mo	$65,000	$29	48
522-524 Vickroy Ave	0.64mi	7/3.0 (+1)	3,375	6mo	$105,000	$31	46
856-858 Ferndale Ave	0.70mi	6/4.0	3,000	10mo	$69,000	$23	45
984-986 Linton St	0.70mi	7/2.0 (+1)	3,216	6mo	$85,000	$26	38

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: 94.6%
• Equity multiple: 5.40×
• Total profit: $61,479
• Equity at exit: $7,440

10-year hold

• IRR: 97.3%
• Equity multiple: 11.26×
• Total profit: $143,288
• Equity at exit: $4,314

Cash invested: $13,972 (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: 4.4×

Monthly cashflow live

• Estimated rent: $1,891 high
• Mortgage (P&I): −$262
• Tax from tax record: −$120 /mo · $1,442/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$397
• Net cashflow: $1,091

Break-even live

Break-even rent $510

Max offer price $49,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,119	-5% $1,105	+0% $1,091	+5% $1,077	+10% $1,063
Rent	-10% $942	-5% $1,017	+0% $1,091	+5% $1,166	+10% $1,241
Rate	-1.0pp $1,116	-0.5pp $1,104	base $1,091	+0.5pp $1,078	+1.0pp $1,065

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.8	$1,890
Total (2 units)			$1,891

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-05-13
   status Pending 201-char remark

   Show marketing remark (201 chars)

   Side by side duplex on a level lot. Off street parking, separate utilities, and a covered porch. The 3 floor is finished and could be used for additional living area. Large rooms throughout both units.

2. 2026-05-11
   historical Contingent 201-char remark

   Show marketing remark (201 chars)

   Side by side duplex on a level lot. Off street parking, separate utilities, and a covered porch. The 3 floor is finished and could be used for additional living area. Large rooms throughout both units.

3. 2026-04-24
   status Pending 201-char remark

   Show marketing remark (201 chars)

   Side by side duplex on a level lot. Off street parking, separate utilities, and a covered porch. The 3 floor is finished and could be used for additional living area. Large rooms throughout both units.

4. 2026-03-23
   listed $49,900 Active 201-char remark

   Show marketing remark (201 chars)

   Side by side duplex on a level lot. Off street parking, separate utilities, and a covered porch. The 3 floor is finished and could be used for additional living area. Large rooms throughout both units.

5. 2026-03-22
   listed $49,900 Active 201-char remark

   Show marketing remark (201 chars)

   Side by side duplex on a level lot. Off street parking, separate utilities, and a covered porch. The 3 floor is finished and could be used for additional living area. Large rooms throughout both units.

ⓘ 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: $1,442 · $120/mo
• Projected year-2 tax: $1,442 · $120/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: $22,692
• − Mortgage interest: −$2,795
• − Property taxes: −$1,442
• − Insurance: −$250
• − Repairs & maintenance: −$1,815
• − Management: −$1,815
• − Depreciation: −$1,452
• Taxable income: $13,123
• Est. tax owed @ 24.0%: −$3,149
• After-tax cash flow: $9,945/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

+0.0% since first listed

5 events — show timeline

• 2026-05-13 Pending — West Penn MLS
• 2026-05-11 Contingent — West Penn MLS
• 2026-04-24 Pending — CSMLS
• 2026-03-23 Listed $49,900 CSMLS
• 2026-03-22 Listed $49,900 West Penn MLS

Property tax history

+0.2%/yr

Latest (2026): $1,442 · +0.0% YoY. Source: county tax records.