2419 Woodstock Ave · Swissvale, PA 15218

$134,999

3 bd · 1.5 ba · 1,266 sqft · SingleFamily public records · 42 Days on market

Built 1910 1,799 sqft lot $107/sqft · at area comps Est $131k · at est.

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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 +24.7/30.0
• DSCR +8.0/10.0
• ARV discount +6.1/15.0
• 1% rule +6.0/10.0
• 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

Spacious home including first floor den/sunroom, freshly painted throughout, bright rooms, covered parking space at rear

Key facts

• Covered front porch
• Cosmetic upgrades
• Full basement

Tags

• SINGLE FAMILY RESIDENCE
• COSMETIC UPGRADES
• FULL BASEMENT
• OFF STREET COVERED PARKING
• COVERED FRONT PORCH
• SIDE PATIO

Property features AI

Finance

• HOA & community: Public transportation access

Exterior

• Parking: Covered off-street parking for 1 vehicle
• Utilities: Public water; Public sewer
• Home design: Two-story residence; Resale property; Asphalt roof; Brick and frame construction
• Construction: Brick and frame construction; Asphalt roof
• Exterior features: 25 x 70 lot dimensions

Interior

• Kitchen: Microwave; Refrigerator; Stove; Some gas appliances
• Bedrooms: Two upper-level bedrooms; Additional bonus room on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (gas); Central electric air conditioning
• Interior features: Multi-pane windows; Unfinished basement
• Laundry & utility: Has basement (unfinished) — utility space available

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.8% 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; 22 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 $933 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 $38k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y 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 $100k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,949 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 1.10% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.95%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (median comp): $130,862
• List price: $134,999
• Delta: 3.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7608 Cheyenne St	0.16mi	3/1.5	1,188 (-6%)	0mo	$225,000	$189	82
2602 Belmar Pl	0.30mi	3/1.0	1,232 (-3%)	5mo	$50,000	$41	75
2517 S Braddock Ave	0.17mi	3/1.0	1,160 (-8%)	5mo	$55,900	$48	72
7471 Church St	0.54mi	3/1.5	1,266 (0%)	6mo	$180,000	$142	70
967 Illinois Ave	0.59mi	3/2.0	1,264 (-0%)	5mo	$214,000	$169	66
2252 Milligan Ave	0.30mi	3/2.5	1,380 (+9%)	2mo	$193,000	$140	65
2115 Delaware Ave	0.49mi	3/1.0	1,344 (+6%)	2mo	$148,000	$110	63
2323 Manor	0.21mi	3/1.0	1,100 (-13%)	4mo	$135,000	$123	63
2206 Milligan Ave	0.35mi	4/2.5 (+1)	1,355 (+7%)	2mo	$175,000	$129	61
7800 Union Ave	0.50mi	3/1.0	1,176 (-7%)	6mo	$60,000	$51	58
8101 Saint Lawrence Ave	0.65mi	2/1.0 (-1)	1,226 (-3%)	4mo	$200,000	$163	54
7454 Fleming St	0.74mi	4/2.0 (+1)	1,404 (+11%)	2mo	$259,000	$184	38

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $739
• Equity at exit: $20,129

10-year hold

• IRR: 12.9%
• Equity multiple: 2.17×
• Total profit: $44,096
• Equity at exit: $11,672

Cash invested: $37,800 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,488 high
• Mortgage (P&I): −$708
• Tax from tax record: −$129 /mo · $1,549/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$312
• Net cashflow: $282

Break-even live

Break-even rent $1,131

Max offer price $134,999

Occupancy floor 76%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	7d	1	0.20mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	12d	1	0.29mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	0.29mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	0.38mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	0.38mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	23d	1	0.40mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	43d	1	0.50mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	0.53mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	4d	4	0.61mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	23d	1	0.75mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	43d	1	0.82mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	0.94mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	2d	1	0.97mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	2d	1	1.03mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	43d	1	1.07mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	43d	1	1.15mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	23d	1	1.25mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	43d	1	1.33mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	1d	1	1.37mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	1.39mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	43d	1	1.42mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	2d	15	1.47mi

Listing history 32 events

1. 2026-06-18
   days on market $134,999 Active 42 DOM
2. 2026-06-17
   days on market $134,999 Active 41 DOM
3. 2026-06-16
   days on market $134,999 Active 40 DOM
4. 2026-06-15
   days on market $134,999 Active 39 DOM
5. 2026-06-13
   days on market $134,999 Active 37 DOM
6. 2026-06-10
   price $134,999 Active 33 DOM
7. 2026-06-09
   days on market $137,000 Active 33 DOM
8. 2026-06-08
   days on market $137,000 Active 32 DOM
9. 2026-06-07
   days on market $137,000 Active 31 DOM
10. 2026-06-05
    days on market $137,000 Active 28 DOM
11. 2026-06-03
    days on market $137,000 Active 27 DOM
12. 2026-06-02
    days on market $137,000 Active 26 DOM
13. 2026-06-01
    days on market $137,000 Active 25 DOM
14. 2026-05-31
    days on market $137,000 Active 24 DOM
15. 2026-05-07
    listed $137,000 Active 973-char remark
16. 2023-11-04
    historical $1,200
17. 2023-10-25
    price $1,200
18. 2023-10-11
    price $1,300
19. 2023-09-29
    price $1,380
20. 2023-09-20
    price $1,425
21. 2023-09-15
    price $1,475
22. 2023-09-02
    listed $1,450
23. 2023-08-14
    soldstatus $100,000
24. 2023-08-07
    soldstatus $100,000 Closed 120-char remark

    Show marketing remark (120 chars)

    Spacious home including first floor den/sunroom, freshly painted throughout, bright rooms, covered parking space at rear

25. 2023-07-08
    status Pending 120-char remark

    Show marketing remark (120 chars)

    Spacious home including first floor den/sunroom, freshly painted throughout, bright rooms, covered parking space at rear

26. 2023-06-15
    listed $120,000 Active 120-char remark

    Show marketing remark (120 chars)

    Spacious home including first floor den/sunroom, freshly painted throughout, bright rooms, covered parking space at rear

27. 2016-05-12
    price $30,500

    Show marketing remark (279 chars)

    Good condition. Front and back porch, built-in bookcase, high efficiency furnace 2014, newer carpet 2011, Laminated flooring in the dining room and kitchen, glass block windows, accessible location near busway and minutes from the Parkway. 1 Rear covered Carport. Move Right In.

28. 2016-05-12
    price $34,900

    Show marketing remark (279 chars)

    Good condition. Front and back porch, built-in bookcase, high efficiency furnace 2014, newer carpet 2011, Laminated flooring in the dining room and kitchen, glass block windows, accessible location near busway and minutes from the Parkway. 1 Rear covered Carport. Move Right In.

29. 2016-05-12
    soldstatus $30,500 Sold

    Show marketing remark (279 chars)

    Good condition. Front and back porch, built-in bookcase, high efficiency furnace 2014, newer carpet 2011, Laminated flooring in the dining room and kitchen, glass block windows, accessible location near busway and minutes from the Parkway. 1 Rear covered Carport. Move Right In.

30. 2016-05-12
    soldstatus $30,500

    Show marketing remark (279 chars)

    Good condition. Front and back porch, built-in bookcase, high efficiency furnace 2014, newer carpet 2011, Laminated flooring in the dining room and kitchen, glass block windows, accessible location near busway and minutes from the Parkway. 1 Rear covered Carport. Move Right In.

31. 2016-04-11
    historical Contingent

    Show marketing remark (279 chars)

    Good condition. Front and back porch, built-in bookcase, high efficiency furnace 2014, newer carpet 2011, Laminated flooring in the dining room and kitchen, glass block windows, accessible location near busway and minutes from the Parkway. 1 Rear covered Carport. Move Right In.

32. 2016-04-02
    listed $34,900 Active

    Show marketing remark (279 chars)

    Good condition. Front and back porch, built-in bookcase, high efficiency furnace 2014, newer carpet 2011, Laminated flooring in the dining room and kitchen, glass block windows, accessible location near busway and minutes from the Parkway. 1 Rear covered Carport. Move Right In.

ⓘ 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: $1,549 · $129/mo
• Projected year-2 tax: $1,841 · $153/mo
• Expected delta: +$292/yr (+$24/mo · 18.8%)

ⓘ 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 · 18 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: $17,852
• − Mortgage interest: −$7,562
• − Property taxes: −$1,549
• − Insurance: −$675
• − Repairs & maintenance: −$1,428
• − Management: −$1,428
• − Depreciation: −$3,927
• Taxable income: $1,283
• Est. tax owed @ 24.0%: −$308
• After-tax cash flow: $3,076/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

+286.8% since first listed

19 events — show timeline

• 2026-06-09 Price Changed $134,999 West Penn MLS
• 2026-05-07 Listed $137,000 West Penn MLS
• 2023-11-04 Rental Removed $1,200 BUILDIUM
• 2023-10-25 Price Changed $1,200 BUILDIUM
• 2023-10-11 Price Changed $1,300 BUILDIUM
• 2023-09-29 Price Changed $1,380 BUILDIUM
• 2023-09-20 Price Changed $1,425 BUILDIUM
• 2023-09-15 Price Changed $1,475 BUILDIUM
• 2023-09-02 Listed for Rent $1,450 BUILDIUM
• 2023-08-14 Sold (Public Records) $100,000 Public Records
• 2023-08-07 Sold (MLS) $100,000 West Penn MLS
• 2023-07-08 Pending — West Penn MLS
• 2023-06-15 Listed $120,000 West Penn MLS
• 2016-05-12 Price Changed $30,500 West Penn MLS
• 2016-05-12 Sold (Public Records) $30,500 Public Records
• 2016-05-12 Sold (MLS) $30,500 West Penn MLS
• 2016-05-12 Price Changed $34,900 West Penn MLS
• 2016-04-11 Contingent — West Penn MLS
• 2016-04-02 Listed $34,900 West Penn MLS

Property tax history

+6.7%/yr

Latest (2026): $1,549 · +5.6% YoY. Source: county tax records.