503 27th Ave · Altoona, PA 16601

$125,000

3 bd · 1.0 ba · 977 sqft · SingleFamily · 44 Days on market

Built 1935 2,613 sqft lot $128/sqft · 16% below area Est $148k · 16% under

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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).

• ARV discount +14.5/15.0
• Cash flow +11.4/30.0
• Livability +4.0/5.0
• DSCR +3.3/10.0
• 1% rule +3.2/10.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter on a super block. This 3 BR just had a face lift. New flooring, kitchen counters fresh paint and new tub surround brought this gem back to life. Small yard no problem- Fairview ball field is a block away! Off street parking makes it easy in easy out.

Key facts

• Covered porch
• Manageable yard
• Full basement

Tags

• FULL BASEMENT
• COVERED PORCH
• MANAGEABLE YARD
• OFF-STREET PARKING
• NEW ROOF
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Utilities: Public water
• Home design: Single family residence; Two stories
• Construction: Vinyl siding; Shingle roof
• Exterior features: Porch

Interior

• Kitchen: Range
• Flooring: Vinyl; Carpet
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Natural gas heating
• Interior features: Insulated windows; Porch; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $-45 ($-535/yr) — negative.
• To cash-flow at today's rent, offer at most $117k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $103k (18.0% below list).
• Recommended offer: $103k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 79/100 on livability (#237 in PA, #2,060 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, employment D, amenities F.
• Altoona Area SD (urban): math 30% / reading 44% proficiency, ranked #406 of 539 in PA (top 75%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Altoona Area Jr Hs (math 21% / reading 45%, grade F, #346 of 512 statewide, top 69%, 1,727 students, 71% FRL) — zoned schools average 71% FRL vs 54% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 186 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $864 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Blair County population projected at -18% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $92k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $102,504 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
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: 0.82% ✗
• Cap rate: 5.87%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 10.2

CMA / ARV

• ARV (median comp): $147,951
• List price: $125,000
• Delta: -15.51%
• 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
502 27th Ave	0.02mi	3/1.0	960 (-2%)	11mo	$85,000	$89	87
508 26th Ave	0.04mi	2/1.5 (-1)	949 (-3%)	11mo	$140,000	$148	77
1220-1224 28th Ave	0.34mi	2/1.0 (-1)	986 (+1%)	9mo	$129,900	$132	70
117 E 25th Ave	0.44mi	3/1.5	1,008 (+3%)	3mo	$145,000	$144	70
1206 22nd Ave	0.40mi	3/1.5	1,000 (+2%)	13mo	$149,900	$150	65
118 23rd Ave	0.39mi	3/1.0	1,056 (+8%)	11mo	$97,900	$93	60
1013 16th Ave	0.67mi	2/1.0 (-1)	995 (+2%)	6mo	$18,000	$18	56
505 21st Ave	0.34mi	3/1.5	1,100 (+13%)	14mo	$33,450	$30	49
315-323 E 23rd Ave	0.63mi	3/2.0	912 (-7%)	10mo	$175,000	$192	47
207 Spruce Ave	0.63mi	2/1.5 (-1)	1,108 (+13%)	7mo	$78,000	$70	36
2101 Juniata Gap Rd	0.75mi	2/2.0 (-1)	1,050 (+8%)	13mo	$187,000	$178	33
2802 Elm St	0.68mi	2/1.0 (-1)	1,118 (+14%)	12mo	$171,000	$153	29

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: -18.8%
• Equity multiple: 0.34×
• Total profit: $-23,084
• Equity at exit: $18,638

10-year hold

• IRR: -11.3%
• Equity multiple: 0.32×
• Total profit: $-23,717
• Equity at exit: $10,808

Cash invested: $35,000 (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 16601

• Home prices YoY: -24.9%
• Active inventory: 186
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,025 high
• Mortgage (P&I): −$656
• Tax from tax record: −$147 /mo · $1,761/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$215
• Net cashflow: $-45

Break-even live

Break-even rent $1,081

Max offer price $117,127

Occupancy floor 99%

Sensitivity live

Price	-10% $26	-5% $-9	+0% $-45	+5% $-80	+10% $-115
Rent	-10% $-126	-5% $-85	+0% $-45	+5% $-4	+10% $36
Rate	-1.0pp $18	-0.5pp $-13	base $-45	+0.5pp $-77	+1.0pp $-110

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
100 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.34mi
200 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.34mi
212 College Park Dr Altoona, PA	2.0	2.0	950	$975	$1.03	45d	2	0.34mi
300 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.35mi
400 College Park Dr Altoona, PA	2.0	2.0	940	$975	$1.04	45d	1	0.35mi
1489 Washington Ave Altoona, PA	3.0	1.5	1050	$850	$0.81	45d	1	0.87mi
2708 Wehnwood Rd Altoona, PA	1.0–4.0	1.0–1.5	960	$967	$1.01	45d	5	0.96mi
315 10th St Unit Rear- 1st Fl Altoona, PA	2.0	1.0	800	$1,100	$1.38	45d	1	1.38mi

Listing history 25 events

1. 2026-06-17
   status $125,000 Pending 44 DOM
2. 2026-06-17
   days on market $125,000 Active 44 DOM
3. 2026-06-16
   days on market $125,000 Active 43 DOM
4. 2026-06-15
   days on market $125,000 Active 42 DOM
5. 2026-06-14
   days on market $125,000 Active 40 DOM
6. 2026-06-13
   days on market $125,000 Active 39 DOM
7. 2026-06-10
   days on market $125,000 Active 37 DOM
8. 2026-06-09
   days on market $125,000 Active 36 DOM
9. 2026-06-08
   days on market $125,000 Active 35 DOM
10. 2026-06-07
    days on market $125,000 Active 34 DOM
11. 2026-06-05
    days on market $125,000 Active 31 DOM
12. 2026-06-03
    days on market $125,000 Active 30 DOM
13. 2026-06-02
    days on market $125,000 Active 29 DOM
14. 2026-06-01
    days on market $125,000 Active 28 DOM
15. 2026-05-31
    days on market $125,000 Active 27 DOM
16. 2026-05-30
    days on market $125,000 Active 26 DOM
17. 2026-05-04
    listed $125,000 Active 856-char remark
18. 2023-07-11
    soldstatus $92,500
19. 2023-07-10
    soldstatus $92,500 Closed 264-char remark

    Show marketing remark (264 chars)

    Great starter on a super block. This 3 BR just had a face lift. New flooring, kitchen counters fresh paint and new tub surround brought this gem back to life. Small yard no problem- Fairview ball field is a block away! Off street parking makes it easy in easy out.

20. 2023-06-09
    status Pending 264-char remark

    Show marketing remark (264 chars)

    Great starter on a super block. This 3 BR just had a face lift. New flooring, kitchen counters fresh paint and new tub surround brought this gem back to life. Small yard no problem- Fairview ball field is a block away! Off street parking makes it easy in easy out.

21. 2023-05-08
    listed $94,900 Active 264-char remark

    Show marketing remark (264 chars)

    Great starter on a super block. This 3 BR just had a face lift. New flooring, kitchen counters fresh paint and new tub surround brought this gem back to life. Small yard no problem- Fairview ball field is a block away! Off street parking makes it easy in easy out.

22. 2007-10-31
    soldstatus $40,000
23. 2007-10-31
    soldstatus $40,000
24. 2007-10-30
    soldstatus $40,000

    Show marketing remark (197 chars)

    GREAT BUY FOR 1ST TIME BUYERS OR INVESTOR. NEWER ROOF AND WINDOWS ON 2ND FLR. ROOMS ARE NICE SIZE. GREAT BUY FOR 1ST TIME BUYERS OR INVESTOR. NEWER ROOF AND WINDOWS ON 2ND FLR. ROOMS ARE NICE SIZE.

25. 2007-09-21
    listed $44,000

    Show marketing remark (197 chars)

    GREAT BUY FOR 1ST TIME BUYERS OR INVESTOR. NEWER ROOF AND WINDOWS ON 2ND FLR. ROOMS ARE NICE SIZE. GREAT BUY FOR 1ST TIME BUYERS OR INVESTOR. NEWER ROOF AND WINDOWS ON 2ND FLR. ROOMS ARE NICE SIZE.

ⓘ 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: $1,761 · $147/mo
• Projected year-2 tax: $1,868 · $156/mo
• Expected delta: +$107/yr (+$9/mo · 6.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥95°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $12,300
• − Mortgage interest: −$7,002
• − Property taxes: −$1,761
• − Insurance: −$625
• − Repairs & maintenance: −$984
• − Management: −$984
• − Depreciation: −$3,636
• Taxable loss: −$2,692
• Est. tax savings @ 24.0%: +$646
• After-tax cash flow: $111/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: Altoona Area SD
• NCES district ID: 4202340
• Math proficiency: 30% ▼ -15.00%
• Reading proficiency: 44% ▼ -15.00%
• Median HH income: $38,465
• Composite: 30.85/100
• National rank: #6130
• State rank: #406 of 539 in PA

Livability — Altoona

• Score: 79/100
• State rank: #237
• US rank: #2060

Category grades

Amenities F Commute A+ Cost of living A+ Crime C- Employment D Housing A+ Health & safety B+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Altoona, PA
• County: Blair County · 59,867 people
• City population: 59,867
• Metro: Altoona, PA
• Population (ZIP): 33,515
• Household income: $58,070
• Rent vs Own: 30.6% rent · 69.4% own
• Severe rent burden: 715.0

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (90%)
• Race & ethnicity: White 90% Two or more races 5% Black 3% Hispanic / Latino 1%
• Common ancestry: Romanian 5% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Vietnam
• Languages at home: 97% English-only · German/W. Germanic 1% Spanish 1%

Political lean MEDSL · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -60.97%
• Current HPI: 183.9907
• Rent YoY: —
• Metro: Altoona, 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

+184.1% since first listed

10 events — show timeline

• 2026-06-17 Pending — AHARMLS
• 2026-05-04 Listed $125,000 AHARMLS
• 2023-07-11 Sold (Public Records) $92,500 Public Records
• 2023-07-10 Sold (MLS) $92,500 AHARMLS
• 2023-06-09 Pending — AHARMLS
• 2023-05-08 Listed $94,900 AHARMLS
• 2007-10-31 Sold (Public Records) $40,000 Public Records
• 2007-10-31 Sold (Public Records) $40,000 Public Records
• 2007-10-30 Sold (MLS) $40,000 AHARMLS
• 2007-09-21 Listed $44,000 AHARMLS

Property tax history

-1.5%/yr

Latest (2025): $1,761 · +13.0% YoY. Source: county tax records.