4-6 Campbell Ave · Johnstown, PA 15902

$32,000

4 bd · 2.0 ba · 1,876 sqft · MultiFamily · 63 Days on market

Built 1920 5,227 sqft lot Est $51k · 37% under

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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 +15.0/30.0
• ARV discount +15.0/15.0
• 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

Welcome to this ready to finish duplex on a dead-end street in the City of Johnstown! Live in one half and rent out the other, or rent both sides! Each unit has a living room, an eat-in kitchen, two bedrooms, and one bathroom. Separate basement and attic space. This property features recently updated bathrooms in each unit, newer siding, updated windows, and separate utilities. Call today for more details!

Key facts

• Side-by-side duplex
• Two separate units
• Updates and repairs

Tags

• SIDE-BY-SIDE DUPLEX
• TWO SEPARATE UNITS
• RENTAL INCOME
• LIVE-IN-ONE RENT-THE-OTHER
• UPDATES AND REPAIRS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached structure; Above-grade living space
• Construction: Vinyl siding exterior; Block foundation; Estimated year built
• Exterior features: No tidal water

Interior

• Bedrooms: Multi-unit property with two units (other units listed as Unit 1)
• Heating & cooling: Hot water heating; Natural gas fuel
• Interior features: Estimated living area

What this means for you Summary

Snapshot

• This is a 2 × 2-bed/1.0-bath units multifamily listed at $32k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $538/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $30k (6.0% below list) — sets the bar for market timing.
• Cap rate 49.2% 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; 1 comparable units currently listed for rent nearby; lower-income renter base — watch delinquency; 64 units permitted in Cambria County in 2024 (0 in 5+ unit buildings).
• At $1,727/mo this rent would consume 47% 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 $221 of loan paydown is wiped out by about $960 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 $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 63 days — a 6% lower offer ($30k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $30,080 (6.0% below list)

Questions for the listing agent

1. It's been on market 63 days. Have you received any prior offers? Is the seller open to a 6% 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 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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?
10. 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.
11. 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.
12. 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: 5.40% ✓
• Cap rate: 49.16%
• Cash-on-cash: 153.11%
• DSCR: 7.81
• GRM: 1.5

CMA / ARV

• ARV (on-the-fly): $50,652
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
915-915.5 Bedford St	0.30mi	4/2.0	1,800 (-4%)	7mo	$69,900	$39	73
147/149 Buck	0.05mi	4/2.0	1,776 (-5%)	23mo	$47,500	$27	70
R721 - R723 Park Ave	0.45mi	4/2.0	1,920 (+2%)	22mo	$30,000	$16	57
530-532 Oak St	0.66mi	5/2.0 (+1)	1,856 (-1%)	17mo	$50,000	$27	48
530-532 Oak St	0.66mi	5/2.0 (+1)	2,060 (+10%)	0mo	$25,000	$12	48
1500 Florida Ave	0.64mi	4/2.0	1,680 (-10%)	13mo	$78,000	$46	42
318-318.5 Mcmillen St	0.69mi	4/2.0	2,018 (+8%)	22mo	$50,000	$25	37

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: 8.08×
• Total profit: $63,459
• Equity at exit: $4,771

10-year hold

• IRR: —
• Equity multiple: 17.05×
• Total profit: $143,835
• Equity at exit: $2,767

Cash invested: $8,960 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,727 medium
• Mortgage (P&I): −$168
• Tax est. 1.5%: −$40 /mo · $480/yr
• Insurance: −$13
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$363
• Net cashflow: $1,077

Break-even live

Break-even rent $364

Max offer price $32,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,099	-5% $1,088	+0% $1,077	+5% $1,066	+10% $1,055
Rent	-10% $940	-5% $1,009	+0% $1,077	+5% $1,145	+10% $1,213
Rate	-1.0pp $1,093	-0.5pp $1,085	base $1,077	+0.5pp $1,068	+1.0pp $1,060

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$1,726
Total (2 units)			$1,727

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: $8,000
• Closing costs: $960
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
704 Cypress Ave Unit 706 Johnstown, PA	3.0	1.0	2496	$950	$0.38	45d	1	1.44mi

Listing history 23 events

1. 2026-06-19
   days on market $32,000 Active 63 DOM
2. 2026-06-18
   days on market $32,000 Active 62 DOM
3. 2026-06-17
   days on market $32,000 Active 61 DOM
4. 2026-06-16
   days on market $32,000 Active 60 DOM
5. 2026-06-15
   days on market $32,000 Active 59 DOM
6. 2026-06-14
   days on market $32,000 Active 57 DOM
7. 2026-06-12
   days on market $32,000 Active 56 DOM
8. 2026-06-09
   days on market $32,000 Active 53 DOM
9. 2026-06-08
   days on market $32,000 Active 52 DOM
10. 2026-06-07
    days on market $32,000 Active 51 DOM
11. 2026-06-05
    days on market $32,000 Active 48 DOM
12. 2026-06-02
    days on market $32,000 Active 46 DOM
13. 2026-06-01
    days on market $32,000 Active 45 DOM
14. 2026-05-31
    days on market $32,000 Active 44 DOM
15. 2026-05-30
    days on market $32,000 Active 43 DOM
16. 2026-05-17
    status Active
17. 2026-03-26
    historical Active Under Contract
18. 2026-02-24
    listed $32,000 Active
19. 2023-06-14
    soldstatus $32,000 Closed 409-char remark

    Show marketing remark (409 chars)

    Welcome to this ready to finish duplex on a dead-end street in the City of Johnstown! Live in one half and rent out the other, or rent both sides! Each unit has a living room, an eat-in kitchen, two bedrooms, and one bathroom. Separate basement and attic space. This property features recently updated bathrooms in each unit, newer siding, updated windows, and separate utilities. Call today for more details!

20. 2023-05-31
    status Pending 409-char remark

    Show marketing remark (409 chars)

    Welcome to this ready to finish duplex on a dead-end street in the City of Johnstown! Live in one half and rent out the other, or rent both sides! Each unit has a living room, an eat-in kitchen, two bedrooms, and one bathroom. Separate basement and attic space. This property features recently updated bathrooms in each unit, newer siding, updated windows, and separate utilities. Call today for more details!

21. 2023-05-01
    price $39,900 409-char remark

    Show marketing remark (409 chars)

    Welcome to this ready to finish duplex on a dead-end street in the City of Johnstown! Live in one half and rent out the other, or rent both sides! Each unit has a living room, an eat-in kitchen, two bedrooms, and one bathroom. Separate basement and attic space. This property features recently updated bathrooms in each unit, newer siding, updated windows, and separate utilities. Call today for more details!

22. 2023-04-19
    listed $44,900 Active 409-char remark

    Show marketing remark (409 chars)

    Welcome to this ready to finish duplex on a dead-end street in the City of Johnstown! Live in one half and rent out the other, or rent both sides! Each unit has a living room, an eat-in kitchen, two bedrooms, and one bathroom. Separate basement and attic space. This property features recently updated bathrooms in each unit, newer siding, updated windows, and separate utilities. Call today for more details!

23. 2018-10-24
    soldstatus $12,000 501-char remark

    Show marketing remark (501 chars)

    This double home has been owner occupied and well cared for! Great property to move right into and have income from other side. Most utilities are separate. Nice living room areas and spacious eat-in-kitchens. The right side has a finished 3rd floor bonus room. Front and back porches. Owner would like to leave the water bed in one of the 2nd floor bedrooms if possible - carpet was laid around the bed and not under it. Sewer work completed January 2017. GFA heat on #6 side, GHW heat on #4 side.

ⓘ 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 10/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥93°F today · 18 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: $20,724
• − Mortgage interest: −$1,792
• − Property taxes: −$480
• − Insurance: −$957
• − Repairs & maintenance: −$1,658
• − Management: −$1,658
• − Depreciation: −$931
• Taxable income: $13,247
• Est. tax owed @ 24.0%: −$3,179
• After-tax cash flow: $9,741/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

+166.7% since first listed

8 events — show timeline

• 2026-05-17 Relisted — BRIGHT MLS
• 2026-03-26 Contingent — BRIGHT MLS
• 2026-02-24 Listed $32,000 BRIGHT MLS
• 2023-06-14 Sold (MLS) $32,000 CSMLS
• 2023-05-31 Pending — CSMLS
• 2023-05-01 Price Changed $39,900 CSMLS
• 2023-04-19 Listed $44,900 CSMLS
• 2018-10-24 Sold (MLS) $12,000 CSMLS