228 Stutzman St · Johnstown, PA 15906

$79,900

3 bd · 1.0 ba · 1,120 sqft · SingleFamily · 45 Days on market

3,485 sqft lot

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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 +20.9/30.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.5/10.0
• 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

Listing remarks MLS

3 bed/1 bath handyman special. Has newer windows and siding. Level fenced lot , covered porch, and detached garage.

Key facts

• Updated kitchen
• Newly fenced yard
• 3,485 sq ft lot

Tags

• UPDATED KITCHEN
• NEWLY FENCED YARD
• CLEAN AND DRY LOWER LEVEL

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer available
• Home design: Single-family residence; Two-story
• Construction: Vinyl siding; Shingle roof
• Exterior features: Covered porch; Corner lot

Interior

• Kitchen: Eat-in kitchen
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (natural gas); Ceiling fans for cooling
• Interior features: Eat-in kitchen; Full basement
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $80k.

Deal economics

• At list price, monthly cash flow is $111 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($842 rent vs $80k).
• Recommended offer: $78k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% vs local median 15.0% in Johnstown — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 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

• It's been on market 45 days — a 3% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 29y 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 $6k; list at $80k implies a 1259% gain — meaningful room to come down on a strong offer.

Recommended offer $77,503 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.05% ✓
• Cap rate: 7.96%
• Cash-on-cash: 5.94%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $39,200
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
440 Boyer St	0.11mi	2/1.0 (-1)	1,152 (+3%)	5mo	$40,000	$35	81
258 Vaughn	0.11mi	3/1.0	1,224 (+9%)	13mo	$20,000	$16	68
376 Beatrice Ave	0.60mi	3/1.0	1,120 (0%)	20mo	$37,000	$33	55
77 Boyer St	0.41mi	3/2.0	1,236 (+10%)	6mo	$39,500	$32	55
118 Hagen St	0.38mi	3/1.0	1,232 (+10%)	20mo	$52,000	$42	49
371 Edith Ave	0.74mi	3/1.0	1,120 (0%)	20mo	$49,900	$45	48
454 Frank St	0.59mi	3/1.5	960 (-14%)	10mo	$55,000	$57	38
355 Corinne St	0.71mi	2/1.0 (-1)	1,254 (+12%)	6mo	$52,500	$42	37
281 Decker Ave	0.72mi	2/1.0 (-1)	1,052 (-6%)	21mo	$27,500	$26	34

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: -7.1%
• Equity multiple: 0.74×
• Total profit: $-5,878
• Equity at exit: $11,913

10-year hold

• IRR: 2.5%
• Equity multiple: 1.18×
• Total profit: $4,023
• 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: 7.9×

Monthly cashflow live

• Estimated rent: $842 high
• Mortgage (P&I): −$419
• Tax from tax record: −$102 /mo · $1,224/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$177
• Net cashflow: $111

Break-even live

Break-even rent $702

Max offer price $79,900

Occupancy floor 82%

Sensitivity live

Price	-10% $156	-5% $133	+0% $111	+5% $88	+10% $66
Rent	-10% $44	-5% $78	+0% $111	+5% $144	+10% $177
Rate	-1.0pp $151	-0.5pp $131	base $111	+0.5pp $90	+1.0pp $69

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: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Stone St Johnstown, PA	3.0	1.0	1120	$900	$0.80	24d	1	0.61mi
444 Stone St Unit 444 Johnstown, PA	2.0	1.0	950	$700	$0.74	24d	1	0.61mi
444 Stone St Johnstown, PA	2.0	1.0	908	$700	$0.77	44d	1	0.62mi
213 Stone St Johnstown, PA	2.0	1.0	989	$1,100	$1.11	24d	1	0.77mi
207 Burkhard St Johnstown, PA	2.0	1.0	856	$825	$0.96	24d	1	1.30mi

Listing history 10 events

1. 2026-05-18
   status Active
2. 2026-04-29
   status Pending
3. 2026-03-26
   listed $79,900 Active
4. 2016-02-27
   historical 115-char remark

   Show marketing remark (115 chars)

   3 bed/1 bath handyman special. Has newer windows and siding. Level fenced lot , covered porch, and detached garage.

5. 2015-04-28
   soldstatus $5,880
6. 2015-02-27
   listed $16,800 115-char remark

   Show marketing remark (115 chars)

   3 bed/1 bath handyman special. Has newer windows and siding. Level fenced lot , covered porch, and detached garage.

7. 2006-03-21
   soldstatus $40,000
8. 1998-03-31
   soldstatus $26,000 172-char remark

   Show marketing remark (172 chars)

   Sellers disclosure and Lead disclosure on file. A/C window unit in living room is not included. Refigerator, stove, washer and dryer are included. Newer replacement windows

9. 1998-03-01
   soldstatus $26,000
10. 1997-11-18
    listed $25,000 172-char remark

    Show marketing remark (172 chars)

    Sellers disclosure and Lead disclosure on file. A/C window unit in living room is not included. Refigerator, stove, washer and dryer are included. Newer replacement windows

ⓘ 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: $1,224 · $102/mo
• Projected year-2 tax: $1,243 · $104/mo
• Expected delta: +$19/yr (+$2/mo · 1.6%)

ⓘ 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 8 d/yr ≥96°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $10,102
• − Mortgage interest: −$4,476
• − Property taxes: −$1,224
• − Insurance: −$400
• − Repairs & maintenance: −$808
• − Management: −$808
• − Depreciation: −$2,324
• Taxable income: $62
• Est. tax owed @ 24.0%: −$15
• After-tax cash flow: $1,314/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

+219.6% since first listed

10 events — show timeline

• 2026-05-18 Relisted — CSMLS
• 2026-04-29 Pending — CSMLS
• 2026-03-26 Listed $79,900 CSMLS
• 2016-02-27 Delisted — West Penn MLS
• 2015-04-28 Sold (Public Records) $5,880 Public Records
• 2015-02-27 Listed $16,800 West Penn MLS
• 2006-03-21 Sold (Public Records) $40,000 Public Records
• 1998-03-31 Sold (MLS) $26,000 CSMLS
• 1998-03-01 Sold (Public Records) $26,000 Public Records
• 1997-11-18 Listed $25,000 CSMLS

Property tax history

+0.2%/yr

Latest (2026): $1,224 · +0.0% YoY. Source: county tax records.