7310 Church St · Swissvale, PA 15218

$92,000

4 bd · 3.0 ba · 1,800 sqft · MultiFamily public records · 30 Days on market

Built 1918 2,500 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

This is a fantastic opportunity in the heart of Swissvale—perfect for both savvy investors and aspiring owner-occupants ready to begin their real estate journey. This duplex offers incredible potential with two units, each featuring 1 bedroom, a versatile den ideal for a home office or guest space, and 1.5 baths. One unit needs minimal tweaks, while the second presents a great value-add opportunity for those looking to customize and build equity with some TLC. Whether you’re looking to live in one unit while generating rental income from the other, or fully lease both for long-term returns, this property offers flexibility to match your goals. Enjoy a welcoming front porch and a shared yard space that adds to the home’s charm and livability. Conveniently located just minutes from local shops, dining, and all that downtown Pittsburgh has to offer. Don’t miss your chance to turn this versatile property into your next smart investment.

Key facts

• 2,500 sq ft lot
• Built 1918
• Listed 30 days

What this means for you Summary

Snapshot

• This is a 2 × 1.0-bed/1.5-bath units multifamily listed at $92k.

Deal economics

• At list price, monthly cash flow is $995 ($12k/yr) — positive. Per door: $498/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $92k).
• Recommended offer: $91k (1.5% below list) — sets the bar for market timing.
• Cap rate 19.3% 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; 12 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).
• This rent runs 38% of the median local income ($68k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $636 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y ago; this cycle's ask is 820% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1918 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $90,620 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 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: 2.31% ✓
• Cap rate: 19.27%
• Cash-on-cash: 46.36%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (median comp): $293,113
• List price: $92,000
• Delta: -68.61%
• Verdict: UNDERPRICED
• Comps: 4 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.1%
• Equity multiple: 3.14×
• Total profit: $55,201
• Equity at exit: $13,717

10-year hold

• IRR: 54.2%
• Equity multiple: 7.17×
• Total profit: $159,039
• Equity at exit: $7,954

Cash invested: $25,760 (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: 7.2×

Monthly cashflow live

• Estimated rent: $2,129 high
• Mortgage (P&I): −$482
• Tax from tax record: −$166 /mo · $1,992/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $995

Break-even live

Break-even rent $869

Max offer price $92,000

Occupancy floor 48%

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

Units	Beds	Baths	Est. rent
▸ 2× units	1.0	1.5	$2,128
Total (2 units)			$2,129

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: $23,000
• Closing costs: $2,760
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	43d	1	0.22mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	3d	1	0.35mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	0.48mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	0.67mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	0.72mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	0.72mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	0.98mi
3 3rd Ave Braddock, PA	5.0	3.0	2500	$3,800	$1.52	43d	1	1.13mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	16d	1	1.31mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	16d	1	1.35mi
745 Franklin Ave Pittsburgh, PA	4.0	2.0	1948	$1,599	$0.82	43d	1	1.43mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	1.45mi

Listing history 10 events

1. 2026-05-07
   status Pending 970-char remark

   Show marketing remark (970 chars)

   This is a fantastic opportunity in the heart of Swissvale—perfect for both savvy investors and aspiring owner-occupants ready to begin their real estate journey. This duplex offers incredible potential with two units, each featuring 1 bedroom, a versatile den ideal for a home office or guest space, and 1.5 baths. One unit needs minimal tweaks, while the second presents a great value-add opportunity for those looking to customize and build equity with some TLC. Whether you’re looking to live in one unit while generating rental income from the other, or fully lease both for long-term returns, this property offers flexibility to match your goals. Enjoy a welcoming front porch and a shared yard space that adds to the home’s charm and livability. Conveniently located just minutes from local shops, dining, and all that downtown Pittsburgh has to offer. Don’t miss your chance to turn this versatile property into your next smart investment.

2. 2026-04-23
   price $92,000 970-char remark

   Show marketing remark (970 chars)

   This is a fantastic opportunity in the heart of Swissvale—perfect for both savvy investors and aspiring owner-occupants ready to begin their real estate journey. This duplex offers incredible potential with two units, each featuring 1 bedroom, a versatile den ideal for a home office or guest space, and 1.5 baths. One unit needs minimal tweaks, while the second presents a great value-add opportunity for those looking to customize and build equity with some TLC. Whether you’re looking to live in one unit while generating rental income from the other, or fully lease both for long-term returns, this property offers flexibility to match your goals. Enjoy a welcoming front porch and a shared yard space that adds to the home’s charm and livability. Conveniently located just minutes from local shops, dining, and all that downtown Pittsburgh has to offer. Don’t miss your chance to turn this versatile property into your next smart investment.

3. 2026-04-07
   price $100,000 970-char remark

   Show marketing remark (970 chars)

   This is a fantastic opportunity in the heart of Swissvale—perfect for both savvy investors and aspiring owner-occupants ready to begin their real estate journey. This duplex offers incredible potential with two units, each featuring 1 bedroom, a versatile den ideal for a home office or guest space, and 1.5 baths. One unit needs minimal tweaks, while the second presents a great value-add opportunity for those looking to customize and build equity with some TLC. Whether you’re looking to live in one unit while generating rental income from the other, or fully lease both for long-term returns, this property offers flexibility to match your goals. Enjoy a welcoming front porch and a shared yard space that adds to the home’s charm and livability. Conveniently located just minutes from local shops, dining, and all that downtown Pittsburgh has to offer. Don’t miss your chance to turn this versatile property into your next smart investment.

4. 2026-04-07
   listed $10,000 Active 970-char remark

   Show marketing remark (970 chars)

   This is a fantastic opportunity in the heart of Swissvale—perfect for both savvy investors and aspiring owner-occupants ready to begin their real estate journey. This duplex offers incredible potential with two units, each featuring 1 bedroom, a versatile den ideal for a home office or guest space, and 1.5 baths. One unit needs minimal tweaks, while the second presents a great value-add opportunity for those looking to customize and build equity with some TLC. Whether you’re looking to live in one unit while generating rental income from the other, or fully lease both for long-term returns, this property offers flexibility to match your goals. Enjoy a welcoming front porch and a shared yard space that adds to the home’s charm and livability. Conveniently located just minutes from local shops, dining, and all that downtown Pittsburgh has to offer. Don’t miss your chance to turn this versatile property into your next smart investment.

5. 2025-06-18
   price $157,500 329-char remark

   Show marketing remark (329 chars)

   Spacious brick 2-unit building. Each unit is two stories with 1 bedroom, den and 1.5 baths. Building is set up with a front and a rear unit with private entrance. Occupancy inspections/ permits through Swissvale Current tenants pay gas and electric. One tenant will be moving out and the second tenant is potentially moving out.

6. 2025-04-23
   listed $172,500 Active 329-char remark

   Show marketing remark (329 chars)

   Spacious brick 2-unit building. Each unit is two stories with 1 bedroom, den and 1.5 baths. Building is set up with a front and a rear unit with private entrance. Occupancy inspections/ permits through Swissvale Current tenants pay gas and electric. One tenant will be moving out and the second tenant is potentially moving out.

7. 2018-11-14
   soldstatus $68,000
8. 1999-10-06
   soldstatus $16,500
9. 1999-01-18
   listed $22,500
10. 1993-10-27
    soldstatus $30,000

ⓘ 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: $1,992 · $166/mo
• Projected year-2 tax: $1,992 · $166/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥97°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: $25,548
• − Mortgage interest: −$5,153
• − Property taxes: −$1,992
• − Insurance: −$460
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − Depreciation: −$2,676
• Taxable income: $11,179
• Est. tax owed @ 24.0%: −$2,683
• After-tax cash flow: $9,259/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

+206.7% since first listed

10 events — show timeline

• 2026-05-07 Pending — West Penn MLS
• 2026-04-23 Price Changed $92,000 West Penn MLS
• 2026-04-07 Price Changed $100,000 West Penn MLS
• 2026-04-07 Listed $10,000 West Penn MLS
• 2025-06-18 Price Changed $157,500 West Penn MLS
• 2025-04-23 Listed $172,500 West Penn MLS
• 2018-11-14 Sold (Public Records) $68,000 Public Records
• 1999-10-06 Sold (MLS) $16,500 West Penn MLS
• 1999-01-18 Listed $22,500 West Penn MLS
• 1993-10-27 Sold (Public Records) $30,000 Public Records

Property tax history

-1.1%/yr

Latest (2026): $1,992 · +5.6% YoY. Source: county tax records.