2254 S Braddock Ave · Swissvale, PA 15218

$164,900

3 bd · 1.0 ba · 1,760 sqft · Condo public records · 27 Days on market

Built 1930

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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 +22.4/30.0
• ARV discount +7.5/15.0
• DSCR +7.2/10.0
• 1% rule +4.8/10.0
• Livability +4.2/5.0
• Rent growth +4.0/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

1/2 duplex. Needs updated throughout. Good size rooms. Rear balcony off kit, Furnace 2 yrs young. Finished attic - no heat. H/wood fls. under carpet. Central location to everything. Estate must sell. Great for investor.

Key facts

• Covered front porch
• Tall ceilings
• Stainless appliances

Tags

• COVERED FRONT PORCH
• BUILT IN CHINA CABINET
• UPDATED CABINETRY
• STAINLESS APPLIANCES
• HARDWOOD LOOK FLOORING
• TALL CEILINGS

Property features AI

Finance

• HOA & community: Public transportation access nearby

Exterior

• Parking: Built-in attached garage for one vehicle
• Utilities: Public water; Public sewer
• Home design: Two-story home; Resale property; Asphalt roof; Brick construction
• Construction: Brick exterior; Asphalt roof
• Exterior features: Lot roughly 22x82 (approx. 0.0419 acres)

Interior

• Kitchen: Main-level kitchen (approx. 7x14)
• Bedrooms: Three upper-level bedrooms (approx. 11x10, 11x10, 11x14); Additional upper-level room (approx. 12x15) — usable as bedroom or bonus room
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: One full bathroom
• Heating & cooling: Forced air gas heating; Central air conditioning
• Interior features: Full basement with walk-up access; Decorative fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath condo listed at $165k.

Deal economics

• At list price, monthly cash flow is $275 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $162k (1.5% below list).
• Recommended offer: $162k (1.5% below list) — sets the bar for 1% rule.
• Cap rate 8.3% vs local median 6.3% in Swissvale — 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 84/100 on livability (#95 in PA, #694 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+; Watch: crime C-, amenities D+.
• Woodland Hills SD (suburban): math 13% / reading 30% proficiency, ranked #486 of 539 in PA (top 90%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 69% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+6.0%/yr); 78 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($162k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y 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 $11k; list at $165k implies a 1386% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $162,351 (1.5% below list)

Questions for the listing agent

1. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.98% ✗
• Cap rate: 8.30%
• Cash-on-cash: 7.16%
• DSCR: 1.32
• GRM: 8.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.02% rent growth · sell at horizon

5-year hold

• IRR: -2.3%
• Equity multiple: 0.91×
• Total profit: $-4,159
• Equity at exit: $24,587

10-year hold

• IRR: 10.2%
• Equity multiple: 1.89×
• Total profit: $40,919
• Equity at exit: $14,258

Cash invested: $46,172 (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 15218

• Rents YoY: 6.0%
• Active inventory: 78
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,624 high
• Mortgage (P&I): −$865
• Tax from tax record: −$74 /mo · $885/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$341
• Net cashflow: $275

Break-even live

Break-even rent $1,275

Max offer price $164,900

Occupancy floor 78%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	0.14mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	0.32mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	0.32mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	0.41mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	43d	1	0.67mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	43d	1	0.69mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	3d	1	0.81mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	3d	1	0.93mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	0.99mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	43d	1	1.19mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	1d	1	1.20mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	23d	1	1.23mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	1.30mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	43d	1	1.33mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 17 events

1. 2026-06-18
   days on market $164,900 Active 27 DOM
2. 2026-06-17
   days on market $164,900 Active 26 DOM
3. 2026-06-16
   days on market $164,900 Active 25 DOM
4. 2026-06-15
   days on market $164,900 Active 24 DOM
5. 2026-06-13
   days on market $164,900 Active 22 DOM
6. 2026-06-09
   days on market $164,900 Active 18 DOM
7. 2026-06-08
   days on market $164,900 Active 17 DOM
8. 2026-06-07
   days on market $164,900 Active 16 DOM
9. 2026-06-05
   days on market $164,900 Active 13 DOM
10. 2026-06-03
    days on market $164,900 Active 12 DOM
11. 2026-06-02
    days on market $164,900 Active 11 DOM
12. 2026-06-01
    days on market $164,900 Active 10 DOM
13. 2026-05-31
    days on market $164,900 Active 9 DOM
14. 2026-05-21
    listed $164,900 Active
15. 2013-01-09
    soldstatus $11,100
16. 2010-11-22
    listed $29,000 219-char remark

    Show marketing remark (219 chars)

    1/2 duplex. Needs updated throughout. Good size rooms. Rear balcony off kit, Furnace 2 yrs young. Finished attic - no heat. H/wood fls. under carpet. Central location to everything. Estate must sell. Great for investor.

17. 1978-08-17
    soldstatus $25,000

ⓘ 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: $885 · $74/mo
• Projected year-2 tax: $1,745 · $145/mo
• Expected delta: +$860/yr (+$72/mo · 97.2%)

ⓘ 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 ≥98°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,482
• − Mortgage interest: −$9,237
• − Property taxes: −$885
• − Insurance: −$824
• − Repairs & maintenance: −$1,559
• − Management: −$1,559
• − Depreciation: −$4,797
• Taxable income: $621
• Est. tax owed @ 24.0%: −$149
• After-tax cash flow: $3,155/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: Woodland Hills SD
• NCES district ID: 4216500
• Math proficiency: 13% ▼ -13.00%
• Reading proficiency: 30% ▼ -10.00%
• Median HH income: $41,803
• Composite: 18.31/100
• National rank: #8954
• State rank: #486 of 539 in PA

Livability — Swissvale

• Score: 84/100
• State rank: #95
• US rank: #694

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Swissvale, PA
• County: Allegheny County · 1,022,028 people
• City population: 13,443
• Metro: Pittsburgh, PA
• Population (ZIP): 13,379
• Household income: $67,960
• Rent vs Own: 43.2% rent · 56.8% own
• Severe rent burden: 605.0

Population outlook (Allegheny County) Hauer SSP2

• Today (2025): 1,250,282 people
• By 2030: 1,256,482 · +0.5%
• By 2040: 1,256,318 · +0.5%
• By 2050: 1,244,169 · -0.5%
• By 2075: 1,197,693 · -4.2%
• By 2100: 1,093,187 · -12.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Black 19% Two or more races 7% Hispanic / Latino 4% Asian 3%
• Common ancestry: Romanian 6% Serbian 2% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 94% English-only · Spanish 2% Other Indo-European 1% Chinese 1%

Political lean MEDSL · Allegheny

• 2024 margin: Strong D (+20.3) · D 59.7% · R 39.4%
• 2008→2024 swing: +4.8pp toward D · 2008: 15.5pp · 2024: 20.3pp
• All cycles: 2024: D+20.3 2020: D+20.4 2016: D+16.4 2012: D+14.4 2008: D+15.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -188.20%
• Current HPI: 297.8483
• Rent YoY: ▲ 6.02%
• Metro: Pittsburgh, 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

+559.6% since first listed

4 events — show timeline

• 2026-05-21 Listed $164,900 West Penn MLS
• 2013-01-09 Sold (Public Records) $11,100 Public Records
• 2010-11-22 Listed $29,000 West Penn MLS
• 1978-08-17 Sold (Public Records) $25,000 Public Records

Property tax history

-5.1%/yr

Latest (2026): $885 · +5.6% YoY. Source: county tax records.