2201 Hawthorne Ave · Swissvale, PA 15218

$590,000

16 bd · 8.0 ba · — sqft · MultiFamily · 5 Days on market

Built 1950 6,403 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 (5+ Unit). Listing-text estimate: 8 units. confirmed

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

2201 Hawthorne Avenue offers investors the opportunity to acquire a well-maintained, all-brick 8 unit property in the Pittsburgh suburb of Swissvale. The building is composed of 7 two bedroom, one bath and 1 three bedroom, one bath units. The tenants pay gas cooking and electric while the owner pays gas heat, water, sewer and trash. The units have been thoughtfully renovated with luxury vinyl plank and updated kitchens. The building has laundry in the basement. The property has considerable realistic upside in rents. This offering is located in Swissvale, an established residential borough on the eastern border of the City of Pittsburgh within Allegheny County, approximately 7 miles from D

Key facts

• Convenient access
• All brick
• Well maintained

Tags

• WELL MAINTAINED
• ALL BRICK
• UPDATED KITCHENS
• LAUNDRY IN THE BASEMENT
• CONVENIENT ACCESS
• WALKABLE RESIDENTIAL CHARACTER

Property features AI

Finance

• Financial info: Current rents shown by unit type (examples): $1,521, $1,112, $1,350, $775–$750; Annual tax amount reported

Exterior

• Home design: Zoned for multi-family (MUL)
• Exterior features: Lot dimensions approximately 30 by 50

Interior

• Bedrooms: Mostly 2-bedroom units; one unit type is 3-bedroom
• Bathrooms: All unit types have one full bathroom
• Interior features: Building contains 8 total residential units

What this means for you Summary

Snapshot

• This is a 7×2bd/1.0ba + 1×3bd/1.0ba units multifamily listed at $590k.

Deal economics

• At list price, monthly cash flow is $4k ($43k/yr) — positive. Per door: $446/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($10k rent vs $590k).
• Cap rate 13.5% 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; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $9,553/mo this rent would consume 169% 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 $4k of loan paydown is wiped out by about $18k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $165k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $200k; list at $590k implies a 195% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $590,000

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 1950 — 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: 1.62% ✓
• Cap rate: 13.54%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 5.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 22.9%
• Equity multiple: 1.98×
• Total profit: $161,457
• Equity at exit: $87,971

10-year hold

• IRR: 32.8%
• Equity multiple: 4.41×
• Total profit: $563,901
• Equity at exit: $51,012

Cash invested: $165,200 (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: 42.3×

Monthly cashflow live

• Estimated rent: $9,553 high
• Mortgage (P&I): −$3,094
• Tax from tax record: −$642 /mo · $7,701/yr
• Insurance: −$246
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,006
• Net cashflow: $3,565

Break-even live

Break-even rent $5,040

Max offer price $590,000

Occupancy floor 58%

Sensitivity live

Price	-10% $3,899	-5% $3,732	+0% $3,565	+5% $3,398	+10% $3,231
Rent	-10% $2,811	-5% $3,188	+0% $3,565	+5% $3,943	+10% $4,320
Rate	-1.0pp $3,862	-0.5pp $3,715	base $3,565	+0.5pp $3,412	+1.0pp $3,257

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

Units	Beds	Baths	Est. rent
▸ 7× units	2	1	$8,134
1× unit	3	1	$1,417
Total (8 units)			$9,553

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: $147,500
• Closing costs: $17,700
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $590,000 Active 5 DOM
2. 2026-06-18
   days on market $590,000 Active 2 DOM
3. 2026-06-16
   remarks 699-char remark
4. 2026-06-16
   listed $590,000 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: $7,701 · $642/mo
• Projected year-2 tax: $8,512 · $709/mo
• Expected delta: +$810/yr (+$68/mo · 10.5%)

ⓘ 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: $114,636
• − Mortgage interest: −$33,049
• − Property taxes: −$7,701
• − Insurance: −$2,950
• − Repairs & maintenance: −$9,171
• − Management: −$9,171
• − Depreciation: −$17,164
• Taxable income: $35,430
• Est. tax owed @ 24.0%: −$8,503
• After-tax cash flow: $34,280/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

+195.0% since first listed

2 events — show timeline

• 2026-06-16 Listed $590,000 West Penn MLS
• 2016-12-05 Sold (Public Records) $200,000 Public Records

Property tax history

+4.7%/yr

Latest (2026): $7,701 · +5.6% YoY. Source: county tax records.