7713 Cannon St · Swissvale, PA 15218

$99,500

2 bd · 1.0 ba · 1,100 sqft · SingleFamily public records · 218 Days on market

Built 1920 1,507 sqft lot $90/sqft · 30% below area Est $142k · 30% under

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Why this score? — see what drove the B 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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• 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 this 2-story, 2-bedroom home featuring an equipped kitchen and laundry area in basement which includes washer and dryer. There is a generous size Livingroom and Dining room. Upstairs there are 2 bedrooms and a bath. The basement features a very large all-purpose room with door leading to the back yard and a compact storage shed attached to the home. A smaller room in the basement holds the laundry area as well the furnace and water heater.

Key facts

• Back yard
• Laundry area
• Compact storage shed

Tags

• EQUIPPED KITCHEN
• LAUNDRY AREA
• LARGE ALL-PURPOSE ROOM
• BACK YARD
• COMPACT STORAGE SHED

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $332 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.3% 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; 35 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $688 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $28k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 218 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y ago; this cycle's ask has dropped $16k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 218 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.27% ✓
• Cap rate: 10.30%
• Cash-on-cash: 14.31%
• DSCR: 1.64
• GRM: 6.6

CMA / ARV

• ARV (median comp): $141,615
• List price: $99,500
• Delta: -29.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2323 Manor	0.23mi	3/1.0 (+1)	1,100 (0%)	4mo	$135,000	$123	81
7800 Union Ave	0.09mi	3/1.0 (+1)	1,176 (+7%)	6mo	$60,000	$51	74
7608 Cheyenne St	0.24mi	3/1.5 (+1)	1,188 (+8%)	0mo	$225,000	$189	68
2241 1/2 Hawthorne Ave	0.14mi	2/1.0	944 (-14%)	6mo	$65,000	$69	65
7225 Church St	0.55mi	3/1.0 (+1)	1,100 (0%)	6mo	$192,500	$175	64
8101 Saint Lawrence Ave	0.30mi	2/1.0	1,226 (+12%)	4mo	$200,000	$163	63
2517 S Braddock Ave	0.50mi	3/1.0 (+1)	1,160 (+6%)	5mo	$55,900	$48	59
960 Illinois Ave	0.65mi	2/2.0	1,042 (-5%)	2mo	$170,000	$163	55
1212 Circle Dr	0.66mi	3/1.0 (+1)	1,144 (+4%)	6mo	$109,000	$95	52
7239 Princeton Pl	0.58mi	3/1.5 (+1)	1,242 (+13%)	1mo	$218,000	$176	43
2602 Belmar Pl	0.66mi	3/1.0 (+1)	1,232 (+12%)	5mo	$50,000	$41	40
967 Illinois Ave	0.65mi	3/2.0 (+1)	1,264 (+15%)	5mo	$214,000	$169	32

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: 8.0%
• Equity multiple: 1.32×
• Total profit: $9,005
• Equity at exit: $14,836

10-year hold

• IRR: 19.7%
• Equity multiple: 2.88×
• Total profit: $52,415
• Equity at exit: $8,603

Cash invested: $27,860 (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: 6.6×

Monthly cashflow live

• Estimated rent: $1,266 high
• Mortgage (P&I): −$522
• Tax from tax record: −$104 /mo · $1,253/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $332

Break-even live

Break-even rent $845

Max offer price $99,500

Occupancy floor 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: $24,875
• Closing costs: $2,985
• Reserves months: —
• Total cash needed: —

Rent comps 35 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	4d	1	0.04mi
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	43d	1	0.04mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	12d	1	0.18mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	0.25mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	0.25mi
7801 Lloyd Ave Unit 105 Pittsburgh, PA	1.0	1.0	750	$970	$1.29	23d	1	0.28mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	7d	1	0.30mi
7467 Schoyer Ave Pittsburgh, PA	1.0	1.0	900	$895	$0.99	2d	1	0.33mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	4d	4	0.42mi
235 Edgewood Ave Pittsburgh, PA	1.0	1.0	712	$925	$1.30	3d	1	0.51mi
241 Edgewood Ave Unit C12 Pittsburgh, PA	1.0	1.0	712	$925	$1.30	19d	1	0.51mi
233-241 Edgewood Ave Unit B06 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	23d	1	0.52mi
233-241 Edgewood Ave Unit B10 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	43d	1	0.52mi
233-241 Edgewood Ave Unit B09 Pittsburgh, PA	1.0	1.0	712	$1,050	$1.47	43d	1	0.52mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	23d	1	0.67mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	2d	1	0.71mi
7122 Harrison Ave Unit 1 Pittsburgh, PA	1.0	1.0	820	$1,100	$1.34	16d	1	0.72mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	23d	1	0.74mi
1305 Walnut St Unit B Pittsburgh, PA	1.0	1.0	840	$1,000	$1.19	23d	1	0.80mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	43d	1	0.91mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	43d	1	0.93mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	1d	1	1.01mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	23d	1	1.14mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	43d	1	1.15mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	3d	3	1.18mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	12d	1	1.19mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	23d	1	1.19mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	2d	15	1.23mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	1.23mi
515 Rebecca Ave Unit 515D Pittsburgh, PA	2.0	1.0	850	$1,310	$1.54	7d	1	1.29mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	16d	1	1.31mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	43d	1	1.39mi
7070 Forward Ave Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$2,800	$3.07	1d	12	1.41mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	23d	1	1.41mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	1d	1	1.47mi

Listing history 25 events

1. 2026-05-13
   status Pending 454-char remark

   Show marketing remark (454 chars)

   Welcome to this 2-story, 2-bedroom home featuring an equipped kitchen and laundry area in basement which includes washer and dryer. There is a generous size Livingroom and Dining room. Upstairs there are 2 bedrooms and a bath. The basement features a very large all-purpose room with door leading to the back yard and a compact storage shed attached to the home. A smaller room in the basement holds the laundry area as well the furnace and water heater.

2. 2026-01-29
   status Active 454-char remark

   Show marketing remark (454 chars)

   Welcome to this 2-story, 2-bedroom home featuring an equipped kitchen and laundry area in basement which includes washer and dryer. There is a generous size Livingroom and Dining room. Upstairs there are 2 bedrooms and a bath. The basement features a very large all-purpose room with door leading to the back yard and a compact storage shed attached to the home. A smaller room in the basement holds the laundry area as well the furnace and water heater.

3. 2026-01-06
   historical Contingent 454-char remark

   Show marketing remark (454 chars)

   Welcome to this 2-story, 2-bedroom home featuring an equipped kitchen and laundry area in basement which includes washer and dryer. There is a generous size Livingroom and Dining room. Upstairs there are 2 bedrooms and a bath. The basement features a very large all-purpose room with door leading to the back yard and a compact storage shed attached to the home. A smaller room in the basement holds the laundry area as well the furnace and water heater.

4. 2026-01-06
   status Pending 454-char remark

   Show marketing remark (454 chars)

   Welcome to this 2-story, 2-bedroom home featuring an equipped kitchen and laundry area in basement which includes washer and dryer. There is a generous size Livingroom and Dining room. Upstairs there are 2 bedrooms and a bath. The basement features a very large all-purpose room with door leading to the back yard and a compact storage shed attached to the home. A smaller room in the basement holds the laundry area as well the furnace and water heater.

5. 2025-11-03
   price $99,500 454-char remark

   Show marketing remark (454 chars)

   Welcome to this 2-story, 2-bedroom home featuring an equipped kitchen and laundry area in basement which includes washer and dryer. There is a generous size Livingroom and Dining room. Upstairs there are 2 bedrooms and a bath. The basement features a very large all-purpose room with door leading to the back yard and a compact storage shed attached to the home. A smaller room in the basement holds the laundry area as well the furnace and water heater.

6. 2025-10-07
   listed $115,000 Active 454-char remark

   Show marketing remark (454 chars)

   Welcome to this 2-story, 2-bedroom home featuring an equipped kitchen and laundry area in basement which includes washer and dryer. There is a generous size Livingroom and Dining room. Upstairs there are 2 bedrooms and a bath. The basement features a very large all-purpose room with door leading to the back yard and a compact storage shed attached to the home. A smaller room in the basement holds the laundry area as well the furnace and water heater.

7. 2025-02-14
   historical $1,100
8. 2025-01-31
   listed $1,100
9. 2024-11-06
   historical $1,100
10. 2024-10-21
    listed $1,100
11. 2024-08-29
    price $99,500 480-char remark

    Show marketing remark (480 chars)

    Welcome to see this centrally located 2-bedroom home in Swissvale PA. This home is just minutes from Downtown Pittsburgh, all local hospitals and higher education campuses. This 2 story home features LR, DR, an Equipped Kitchen Washer and Dryer are included in the basement area. The large basement room opens out into the cozy, fenced in back yard. The bedrooms are located on the second floor as well as the bathroom. First home or investment property, this is attractive value.

12. 2024-08-08
    status Active 480-char remark

    Show marketing remark (480 chars)

    Welcome to see this centrally located 2-bedroom home in Swissvale PA. This home is just minutes from Downtown Pittsburgh, all local hospitals and higher education campuses. This 2 story home features LR, DR, an Equipped Kitchen Washer and Dryer are included in the basement area. The large basement room opens out into the cozy, fenced in back yard. The bedrooms are located on the second floor as well as the bathroom. First home or investment property, this is attractive value.

13. 2024-07-12
    listed $115,000 Active 480-char remark

    Show marketing remark (480 chars)

    Welcome to see this centrally located 2-bedroom home in Swissvale PA. This home is just minutes from Downtown Pittsburgh, all local hospitals and higher education campuses. This 2 story home features LR, DR, an Equipped Kitchen Washer and Dryer are included in the basement area. The large basement room opens out into the cozy, fenced in back yard. The bedrooms are located on the second floor as well as the bathroom. First home or investment property, this is attractive value.

14. 2022-04-01
    soldstatus $181,500
15. 2019-04-23
    soldstatus $65,650
16. 2019-04-22
    soldstatus $65,650 Sold
17. 2019-04-01
    status Under Contract
18. 2019-03-16
    historical Contingent
19. 2019-03-07
    listed $65,900 Active
20. 2003-11-26
    soldstatus $4,000
21. 2003-08-05
    listed $5,000
22. 2002-05-23
    soldstatus $25,000
23. 2002-03-01
    listed $28,500
24. 1993-02-05
    soldstatus $26,000
25. 1988-07-13
    soldstatus $21,500

ⓘ 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: $1,253 · $104/mo
• Projected year-2 tax: $1,412 · $118/mo
• Expected delta: +$160/yr (+$13/mo · 12.8%)

ⓘ 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 · 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: $15,188
• − Mortgage interest: −$5,574
• − Property taxes: −$1,253
• − Insurance: −$498
• − Repairs & maintenance: −$1,215
• − Management: −$1,215
• − Depreciation: −$2,895
• Taxable income: $2,539
• Est. tax owed @ 24.0%: −$609
• After-tax cash flow: $3,377/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

+362.8% since first listed

25 events — show timeline

• 2026-05-13 Pending — West Penn MLS
• 2026-01-29 Relisted — West Penn MLS
• 2026-01-06 Contingent — West Penn MLS
• 2026-01-06 Pending — West Penn MLS
• 2025-11-03 Price Changed $99,500 West Penn MLS
• 2025-10-07 Listed $115,000 West Penn MLS
• 2025-02-14 Rental Removed $1,100 WPMLS
• 2025-01-31 Listed for Rent $1,100 WPMLS
• 2024-11-06 Rental Removed $1,100 WPMLS
• 2024-10-21 Listed for Rent $1,100 WPMLS
• 2024-08-29 Price Changed $99,500 West Penn MLS
• 2024-08-08 Relisted — West Penn MLS
• 2024-07-12 Listed $115,000 West Penn MLS
• 2022-04-01 Sold (Public Records) $181,500 Public Records
• 2019-04-23 Sold (Public Records) $65,650 Public Records
• 2019-04-22 Sold (MLS) $65,650 West Penn MLS
• 2019-04-01 Pending — West Penn MLS
• 2019-03-16 Contingent — West Penn MLS
• 2019-03-07 Listed $65,900 West Penn MLS
• 2003-11-26 Sold (MLS) $4,000 West Penn MLS
• 2003-08-05 Listed $5,000 West Penn MLS
• 2002-05-23 Sold (MLS) $25,000 West Penn MLS
• 2002-03-01 Listed $28,500 West Penn MLS
• 1993-02-05 Sold (Public Records) $26,000 Public Records
• 1988-07-13 Sold (Public Records) $21,500 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,253 · +5.6% YoY. Source: county tax records.