2609 Belmar · Swissvale, PA 15218

$119,000

3 bd · 1.0 ba · 1,232 sqft · SingleFamily public records · 13 Days on market

Built 1900 2,613 sqft lot Est $136k · 12% 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 +24.4/30.0
• ARV discount +13.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.3/10.0
• 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

Welcome to Belmar Street on the edge of Swissvale Braddock - a 2 story 3 bed 1 bath partial brick, single family house Woodland High School district, located on a small, one way, dead end street. Sitting off a nice low maintenance front yard is a covered sun porch. First floor dining room includes a decorative fire place, dining room, and a kitchen that leads off to the small back porch and a fenced in grass back yard, which could be converted into off street parking or build a garage. 2nd floor has 3 bedrooms, updated tile bathroom floor, curtain attached bathtub. Full basement has washer and drier hookups, updated mechanicals, and plenty of storage. Tenant occupied - month to month long term tenant. Buyer responsible for all municipal requirements, including occupancy permit.

Key facts

• Covered front porch
• Decorative fireplace
• Brick accented

Tags

• BRICK ACCENTED
• COVERED FRONT PORCH
• FENCED BACKYARD
• DECORATIVE FIREPLACE
• LAUNDRY HOOKUPS
• UPDATED MECHANICAL SYSTEMS

Property features AI

Finance

• HOA & community: Public transportation nearby

Exterior

• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition
• Construction: Composition roof; Basement foundation
• Exterior features: Small lot (approximately 0.06 acres)

Interior

• Kitchen: Kitchen (main level, 14 x 8)
• Bedrooms: Upper bedroom (10 x 9); Upper bedroom (11 x 9); Upper bedroom (13 x 11)
• Bathrooms: 1 full bathroom
• Interior features: Has basement; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $241 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Cap rate 8.7% 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); 80 active listings in the ZIP; 21 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $33k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $20k; list at $119k implies a 495% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $135,520
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2602 Belmar Pl	0.03mi	3/1.0	1,232 (0%)	5mo	$50,000	$41	94
2517 S Braddock Ave	0.19mi	3/1.0	1,160 (-6%)	5mo	$55,900	$48	78
7608 Cheyenne St	0.46mi	3/1.5	1,188 (-4%)	0mo	$225,000	$189	70
967 Illinois Ave	0.49mi	3/2.0	1,264 (+3%)	5mo	$214,000	$169	65
301 Hawkins Ave	0.48mi	2/1.5 (-1)	1,260 (+2%)	4mo	$26,000	$21	63
712 Ajax Way	0.66mi	4/1.0 (+1)	1,244 (+1%)	2mo	$50,000	$40	61
2323 Manor	0.45mi	3/1.0	1,100 (-11%)	4mo	$135,000	$123	57
15 Holland Ave	0.49mi	3/1.5	1,408 (+14%)	1mo	$32,000	$23	51
2115 Delaware Ave	0.73mi	3/1.0	1,344 (+9%)	2mo	$148,000	$110	49
2252 Milligan Ave	0.54mi	3/2.5	1,380 (+12%)	2mo	$193,000	$140	47
2206 Milligan Ave	0.63mi	4/2.5 (+1)	1,355 (+10%)	2mo	$175,000	$129	42
1252 Brinton Rd	0.73mi	3/2.0	1,063 (-14%)	2mo	$66,150	$62	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 · 6.02% rent growth · sell at horizon

5-year hold

• IRR: 0.2%
• Equity multiple: 1.01×
• Total profit: $279
• Equity at exit: $17,743

10-year hold

• IRR: 12.7%
• Equity multiple: 2.15×
• Total profit: $38,435
• Equity at exit: $10,289

Cash invested: $33,320 (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: 80
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,344 high
• Mortgage (P&I): −$624
• Tax from tax record: −$147 /mo · $1,766/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$282
• Net cashflow: $241

Break-even live

Break-even rent $1,039

Max offer price $119,000

Occupancy floor 77%

Sensitivity live

Price	-10% $308	-5% $274	+0% $241	+5% $207	+10% $173
Rent	-10% $135	-5% $188	+0% $241	+5% $294	+10% $347
Rate	-1.0pp $301	-0.5pp $271	base $241	+0.5pp $210	+1.0pp $179

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 21 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	24d	1	0.11mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	24d	1	0.32mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	0.33mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	0.37mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	0.47mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	0.49mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	0.51mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	24d	1	0.51mi
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	5d	1	0.63mi
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	44d	1	0.63mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	0.67mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	44d	1	0.88mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	1.05mi
817 Kirkpatrick Ave Unit 8171-A Braddock, PA	2.0	1.0	866	$800	$0.92	44d	1	1.10mi
233-241 Edgewood Ave Unit B10 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	44d	1	1.13mi
233-241 Edgewood Ave Unit B06 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	24d	1	1.13mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	1.14mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	4d	1	1.27mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	1.44mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	11d	1	1.47mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	4d	15	1.47mi

Listing history 8 events

1. 2026-06-21
   days on market $119,000 Active 13 DOM
2. 2026-06-18
   days on market $119,000 Active 10 DOM
3. 2026-06-17
   days on market $119,000 Active 9 DOM
4. 2026-06-16
   days on market $119,000 Active 8 DOM
5. 2026-06-15
   days on market $119,000 Active 7 DOM
6. 2026-06-13
   days on market $119,000 Active 5 DOM
7. 2026-06-09
   remarks 699-char remark
8. 2026-06-09
   listed $119,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $1,766 · $147/mo
• Projected year-2 tax: $1,823 · $152/mo
• Expected delta: +$57/yr (+$5/mo · 3.2%)

ⓘ 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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,125
• − Mortgage interest: −$6,666
• − Property taxes: −$1,766
• − Insurance: −$595
• − Repairs & maintenance: −$1,290
• − Management: −$1,290
• − Depreciation: −$3,462
• Taxable income: $1,057
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,636/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

+221.6% since first listed

8 events — show timeline

• 2026-06-05 Listed $119,000 West Penn MLS
• 2025-08-14 Price Changed $119,900 West Penn MLS
• 2025-06-11 Price Changed $120,000 West Penn MLS
• 2025-04-21 Listed $130,000 West Penn MLS
• 2021-07-23 Sold (Public Records) $20,000 Public Records
• 2007-05-30 Sold (Public Records) $35,000 Public Records
• 2007-05-25 Sold (MLS) $35,000 West Penn MLS
• 2007-04-30 Listed $37,000 West Penn MLS

Property tax history

+2.1%/yr

Latest (2026): $1,766 · +5.6% YoY. Source: county tax records.