199-199.5 Barron Ave · Johnstown, PA 15906

$59,000

4 bd · 2.0 ba · 1,912 sqft · MultiFamily · 4 Days on market

5,227 sqft lot Est $48k · 23% 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 +0.0/15.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Fully rented double features 2 bedrooms, 1 bath each unit with living room, dining room, kitchen with stove and fridge. 199 unit is Section 8 and rents for $650 per month. Tenant pays gas and electric. Water and sewer are included up to $125 per month. Garbage included. This is a month to month lease. 199.5 unit is $450 per month. Tenant pays all utilities: gas, electric, water, sewer and garbage. This is a year to year lease. Both sides have laundry hook-ups in basement and walk up attics.

Key facts

• 5,227 sq ft lot
• Garage
• Listed 3 days

Property features AI

Finance

• Financial info: Actual rents reported: one unit $650, another unit $700

Exterior

• Parking: Detached parking
• Utilities: Public sewer
• Home design: Multi-family residential income property; 2 stories
• Construction: Brick construction; Shingle roof
• Exterior features: Covered porch

Interior

• Kitchen: Refrigerator; Range; Oven
• Bedrooms: Two 2-bedroom units
• Flooring: Carpet; Laminate; Wood
• Bathrooms: Each unit has 1 bathroom
• Heating & cooling: Natural gas heating; Hot water heating
• Interior features: Eat-in kitchen; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $59k.

Deal economics

• At list price, monthly cash flow is $1k ($18k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $59k).
• Cap rate 37.4% 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; 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 $408 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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 $48k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $59,000

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 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: 4.15% ✓
• Cap rate: 37.35%
• Cash-on-cash: 110.92%
• DSCR: 5.94
• GRM: 2.0

CMA / ARV

• ARV (on-the-fly): $47,800
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
139-141 Spring St	0.32mi	4/3.0	1,876 (-2%)	1mo	$59,900	$32	77
85 & 87 Grass Ave	0.23mi	4/2.0	1,792 (-6%)	8mo	$45,000	$25	72
168-168.5 Garfield St	0.23mi	5/2.0 (+1)	2,072 (+8%)	3mo	$24,000	$12	68
168 - 168 1/2 D St	0.27mi	4/2.0	1,750 (-8%)	13mo	$43,000	$25	62
114 - 114 1/2 I St	0.11mi	4/2.0	1,716 (-10%)	20mo	$19,000	$11	62
1115 Virginia Ave	0.53mi	4/2.0	1,924 (+1%)	23mo	$35,000	$18	56
226 Strayer St	0.38mi	5/2.0 (+1)	2,016 (+5%)	16mo	$152,000	$75	55
315 Chandler Ave	0.39mi	5/2.0 (+1)	2,046 (+7%)	16mo	$60,000	$29	52
26 Cooper Ave	0.59mi	4/2.0	1,680 (-12%)	16mo	$47,500	$28	39

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: 6.10×
• Total profit: $84,227
• Equity at exit: $8,797

10-year hold

• IRR: —
• Equity multiple: 12.76×
• Total profit: $194,307
• Equity at exit: $5,101

Cash invested: $16,520 (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: 6.0×

Monthly cashflow live

• Estimated rent: $2,449 medium
• Mortgage (P&I): −$309
• Tax est. 1.5%: −$74 /mo · $885/yr
• Insurance: −$25
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$514
• Net cashflow: $1,471

Break-even live

Break-even rent $586

Max offer price $59,000

Occupancy floor 35%

Sensitivity live

Price	-10% $1,512	-5% $1,492	+0% $1,471	+5% $1,451	+10% $1,431
Rent	-10% $1,278	-5% $1,375	+0% $1,471	+5% $1,568	+10% $1,665
Rate	-1.0pp $1,501	-0.5pp $1,486	base $1,471	+0.5pp $1,456	+1.0pp $1,441

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

Units	Beds	Baths	Est. rent
▸ 3× units	2	1	$2,448
Total (3 units)			$2,449

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: $14,750
• Closing costs: $1,770
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-06-19
   days on market $59,000 Active 4 DOM
2. 2026-06-18
   days on market $59,000 Active 3 DOM
3. 2026-06-17
   days on market $59,000 Active 2 DOM
4. 2026-06-16
   remarks 498-char remark
5. 2026-06-16
   listed $59,000 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 7/10 Severe FEMA zone X (unshaded) · 77% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 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: $29,388
• − Mortgage interest: −$3,305
• − Property taxes: −$885
• − Insurance: −$962
• − Repairs & maintenance: −$2,351
• − Management: −$2,351
• − Depreciation: −$1,716
• Taxable income: $17,818
• Est. tax owed @ 24.0%: −$4,276
• After-tax cash flow: $13,381/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

+22.9% since first listed

9 events — show timeline

• 2026-06-15 Listed $59,000 CSMLS
• 2025-06-20 Rental Removed $700 CSMLS
• 2025-05-15 Price Changed $700 CSMLS
• 2025-03-22 Price Changed $750 CSMLS
• 2025-03-20 Listed for Rent $650 CSMLS
• 2024-01-19 Sold (MLS) $48,000 CSMLS
• 2023-12-27 Pending — CSMLS
• 2023-12-14 Relisted — CSMLS
• 2023-11-14 Listed $48,000 CSMLS