7367 Denniston Ave · Swissvale, PA 15218

$225,000

4 bd · 4.0 ba · — sqft · MultiFamily · 131 Days on market

2,748 sqft lot Est $264k · 15% 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 +30.0/30.0
• ARV discount +14.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. Fully occupied. 2 units were just recently updated. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement. New boiler just installed in 2024.

Key facts

• Solid brick
• Updated units
• Coin op laundry

Tags

• SOLID BRICK
• UPDATED UNITS
• COIN OP LAUNDRY

What this means for you Summary

Snapshot

• This is a 4-bed/4.0-bath multifamily listed at $225k.

Deal economics

• At list price, monthly cash flow is $2k ($21k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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; 24 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).
• At $4,145/mo this rent would consume 73% of the median local household income ($68k/yr) (locally 605% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $63k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 131 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y 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 $148k; list at $225k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $198,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 131 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.84% ✓
• Cap rate: 15.46%
• Cash-on-cash: 32.75%
• DSCR: 2.46
• GRM: 4.5

CMA / ARV

• ARV (median comp): $263,500
• List price: $225,000
• Delta: -14.61%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2208 Woodstock Ave	0.24mi	5/3.0 (+1)	—	2mo	$220,000	—	66
7344 Schley Ave	0.06mi	3/2.5 (-1)	—	12mo	$76,800	—	64
2212 Milligan Ave	0.41mi	4/2.0	—	3mo	$254,900	—	57
7561 Roslyn St	0.26mi	5/2.0 (+1)	—	10mo	$280,000	—	54
7447 Schoyer Ave	0.34mi	4/2.0	—	12mo	$210,000	—	54
7807 Union Ave	0.43mi	4/2.0	—	9mo	$170,000	—	52
2225 Hampton St	0.64mi	5/3.0 (+1)	—	3mo	$405,000	—	46
7513 Ellesmere St	0.40mi	3/2.0 (-1)	—	14mo	$98,000	—	44
7700 Francis St	0.35mi	5/2.0 (+1)	—	20mo	$275,000	—	42
1442 Laclair Ave	0.61mi	4/3.0	—	23mo	$485,000	—	36
2509 Farkas Pl	0.72mi	4/2.0	—	16mo	$168,400	—	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: 31.3%
• Equity multiple: 2.37×
• Total profit: $86,102
• Equity at exit: $33,548

10-year hold

• IRR: 40.1%
• Equity multiple: 5.33×
• Total profit: $272,913
• Equity at exit: $19,454

Cash invested: $63,000 (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: 18.6×

Monthly cashflow live

• Estimated rent: $4,145 high
• Mortgage (P&I): −$1,180
• Tax est. 1.5%: −$281 /mo · $3,375/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$870
• Net cashflow: $1,720

Break-even live

Break-even rent $1,968

Max offer price $225,000

Occupancy floor 54%

Sensitivity live

Price	-10% $1,875	-5% $1,797	+0% $1,720	+5% $1,642	+10% $1,564
Rent	-10% $1,392	-5% $1,556	+0% $1,720	+5% $1,883	+10% $2,047
Rate	-1.0pp $1,833	-0.5pp $1,777	base $1,720	+0.5pp $1,661	+1.0pp $1,602

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,018
1× unit	2	1	$1,127
Total (4 units)			$4,145

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 24 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7429 Park Ave #2 Swissvale, PA	3.0	1.0	—	$1,400	—	45d	1	0.07mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	25d	1	0.33mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	45d	1	0.37mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	8d	1	0.50mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	4d	1	0.51mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	25d	1	0.56mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	25d	1	0.58mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	45d	1	0.58mi
1219 Commercial St Pittsburgh, PA	3.0	2.0	—	$4,000	—	8d	1	0.76mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	25d	1	0.87mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.93mi
3 3rd Ave Braddock, PA	5.0	3.0	2500	$3,800	$1.52	45d	1	0.97mi
823 E 11th Ave Homestead, PA	3.0	1.5	—	$1,275	—	25d	1	1.03mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	25d	1	1.20mi
226 Lobinger Ave Braddock, PA	4.0	2.0	—	$1,550	—	18d	1	1.22mi
150 Comrie Ave Unit 150 Braddock, PA	3.0	1.0	—	$1,850	—	45d	1	1.22mi
1215 Louise St Homestead, PA	3.0	1.0	—	$1,095	—	45d	1	1.23mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	45d	1	1.27mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	11d	1	1.40mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	17d	1	1.43mi
734 Franklin Ave Pittsburgh, PA	3.0	1.0	—	$995	—	45d	1	1.44mi
745 Franklin Ave Pittsburgh, PA	4.0	2.0	1948	$1,599	$0.82	45d	1	1.46mi
127 Westland Dr Pittsburgh, PA	3.0	2.5	3420	$4,000	$1.17	18d	1	1.48mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	17d	1	1.49mi

Listing history 30 events

1. 2026-06-21
   days on market $225,000 Active 131 DOM
2. 2026-06-18
   days on market $225,000 Active 128 DOM
3. 2026-06-17
   days on market $225,000 Active 127 DOM
4. 2026-06-16
   days on market $225,000 Active 126 DOM
5. 2026-06-15
   days on market $225,000 Active 125 DOM
6. 2026-06-13
   days on market $225,000 Active 123 DOM
7. 2026-06-09
   days on market $225,000 Active 119 DOM
8. 2026-06-08
   days on market $225,000 Active 118 DOM
9. 2026-06-07
   days on market $225,000 Active 117 DOM
10. 2026-06-05
    days on market $225,000 Active 114 DOM
11. 2026-06-03
    days on market $225,000 Active 113 DOM
12. 2026-06-02
    days on market $225,000 Active 112 DOM
13. 2026-06-01
    days on market $225,000 Active 111 DOM
14. 2026-05-31
    days on market $225,000 Active 110 DOM
15. 2026-04-15
    price $225,000 408-char remark

    Show marketing remark (408 chars)

    Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. Fully occupied. 2 units were just recently updated. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement. New boiler just installed in 2024.

16. 2026-03-12
    status Active 408-char remark

    Show marketing remark (408 chars)

    Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. Fully occupied. 2 units were just recently updated. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement. New boiler just installed in 2024.

17. 2026-02-24
    status Pending 408-char remark

    Show marketing remark (408 chars)

    Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. Fully occupied. 2 units were just recently updated. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement. New boiler just installed in 2024.

18. 2026-01-25
    listed $230,000 Active 408-char remark

    Show marketing remark (408 chars)

    Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. Fully occupied. 2 units were just recently updated. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement. New boiler just installed in 2024.

19. 2026-01-23
    historical Expired 451-char remark

    Show marketing remark (451 chars)

    Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. 2 units are currently occupied with 2 vacant if wanting to owner occupy. The vacant units just got updated and are move in ready. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement.

20. 2025-10-03
    price $240,000 451-char remark

    Show marketing remark (451 chars)

    Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. 2 units are currently occupied with 2 vacant if wanting to owner occupy. The vacant units just got updated and are move in ready. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement.

21. 2025-08-30
    listed $250,000 Active 451-char remark

    Show marketing remark (451 chars)

    Solid brick 4plex in Swissvale. There are two 1 bedroom units, one studio unit, and one 2 bedroom unit. 2 units are currently occupied with 2 vacant if wanting to owner occupy. The vacant units just got updated and are move in ready. Tenants pay their own electric. Owner pays gas (boiler heat and hot water tank), water/sewage/trash, and common area electric. 5 electric meters, 1 gas meter, and 1 water meter. Coin op laundry in the shared basement.

22. 2021-09-21
    soldstatus $148,000 Closed
23. 2021-09-01
    status Pending
24. 2021-07-08
    historical Contingent
25. 2021-07-01
    listed $159,000 Active
26. 2011-11-11
    soldstatus $20,500
27. 2011-07-27
    listed $20,500
28. 2010-11-11
    listed $42,500
29. 1998-08-12
    soldstatus $35,000
30. 1998-05-18
    listed $35,000

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

Taxation est. · year 1

• Rental income: $49,740
• − Mortgage interest: −$12,603
• − Property taxes: −$3,375
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,979
• − Management: −$3,979
• − Depreciation: −$6,545
• Taxable income: $18,133
• Est. tax owed @ 24.0%: −$4,352
• After-tax cash flow: $16,284/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

+542.9% since first listed

16 events — show timeline

• 2026-04-15 Price Changed $225,000 West Penn MLS
• 2026-03-12 Relisted — West Penn MLS
• 2026-02-24 Pending — West Penn MLS
• 2026-01-25 Listed $230,000 West Penn MLS
• 2026-01-23 Delisted — West Penn MLS
• 2025-10-03 Price Changed $240,000 West Penn MLS
• 2025-08-30 Listed $250,000 West Penn MLS
• 2021-09-21 Sold (MLS) $148,000 West Penn MLS
• 2021-09-01 Pending — West Penn MLS
• 2021-07-08 Contingent — West Penn MLS
• 2021-07-01 Listed $159,000 West Penn MLS
• 2011-11-11 Sold (MLS) $20,500 West Penn MLS
• 2011-07-27 Listed $20,500 West Penn MLS
• 2010-11-11 Listed $42,500 West Penn MLS
• 1998-08-12 Sold (MLS) $35,000 West Penn MLS
• 1998-05-18 Listed $35,000 West Penn MLS