2016 Monongahela Ave · Swissvale, PA 15218

$135,000

3 bd · 2.0 ba · 1,728 sqft · MultiFamily public records · 48 Days on market

Built 1923 1,372 sqft lot $78/sqft · 35% below area Est $126k · 7% over

---

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 +27.8/30.0
• DSCR +9.8/10.0
• 1% rule +7.4/10.0
• Livability +4.2/5.0
• ARV discount +4.1/15.0
• 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: 1 unit. estimate disagrees with records

Listing remarks MLS

Remodeled up/down duplex. New carpet/paint. 2BR's each. Huge garage. Ideal Sec. 8 prop. Ft. & rear porches. Courtyard. Roof new 1998. Owner pays all util. Zoned commercial (C1).

Key facts

• Cedar tudor detail
• Unique store front
• Hobbit door

Tags

• UNIQUE STORE FRONT
• CEDAR TUDOR DETAIL
• HOBBIT DOOR
• DEEP PORTHOLE WINDOWS
• HIGH TRAFFIC LOCATION
• 12 FT SHIPLAP CEILINGS

Property features AI

Exterior

• Parking: Combination of off-street and on-street parking for about 6 vehicles
• Utilities: Public water; Public sewer
• Home design: Resale property
• Construction: Brick construction
• Exterior features: Public transportation nearby; Lot dimensions approximately 24 x 55

Interior

• Bathrooms: One half bathroom
• Heating & cooling: Gas heating
• Interior features: Unfinished walk-up basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $135k.

Deal economics

• At list price, monthly cash flow is $413 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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 ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 48 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $39k; list at $135k implies a 246% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 48 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 1923 — 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 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: 1.24% ✓
• Cap rate: 9.96%
• Cash-on-cash: 13.10%
• DSCR: 1.58
• GRM: 6.7

CMA / ARV

• ARV (median comp): $125,638
• List price: $135,000
• Delta: 7.45%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.3%
• Equity multiple: 1.26×
• Total profit: $9,644
• Equity at exit: $20,129

10-year hold

• IRR: 18.2%
• Equity multiple: 2.72×
• Total profit: $65,122
• 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: 6.7×

Monthly cashflow live

• Estimated rent: $1,672 high
• Mortgage (P&I): −$708
• Tax from tax record: −$144 /mo · $1,726/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$351
• Net cashflow: $413

Break-even live

Break-even rent $1,149

Max offer price $135,000

Occupancy floor 70%

Sensitivity live

Price	-10% $489	-5% $451	+0% $413	+5% $374	+10% $336
Rent	-10% $281	-5% $347	+0% $413	+5% $479	+10% $545
Rate	-1.0pp $481	-0.5pp $447	base $413	+0.5pp $378	+1.0pp $342

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
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	0.33mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	44d	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	3d	1	0.51mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	24d	1	0.56mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	24d	1	0.58mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	44d	1	0.58mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	44d	1	0.91mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	15d	1	0.93mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	2d	1	0.95mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	3d	1	1.04mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	24d	1	1.05mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	44d	1	1.16mi
7070 Forward Ave Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$2,800	$3.07	2d	12	1.17mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	2d	1	1.20mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	44d	1	1.27mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	44d	1	1.34mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	4d	3	1.36mi
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
745 Franklin Ave Pittsburgh, PA	4.0	2.0	1948	$1,599	$0.82	44d	1	1.46mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	17d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $135,000 Active 48 DOM
2. 2026-06-17
   days on market $135,000 Active 47 DOM
3. 2026-06-16
   days on market $135,000 Active 46 DOM
4. 2026-06-15
   days on market $135,000 Active 45 DOM
5. 2026-06-13
   days on market $135,000 Active 43 DOM
6. 2026-06-09
   days on market $135,000 Active 39 DOM
7. 2026-06-08
   days on market $135,000 Active 38 DOM
8. 2026-06-07
   days on market $135,000 Active 37 DOM
9. 2026-06-05
   days on market $135,000 Active 34 DOM
10. 2026-06-03
    days on market $135,000 Active 33 DOM
11. 2026-06-02
    days on market $135,000 Active 32 DOM
12. 2026-06-01
    days on market $135,000 Active 31 DOM
13. 2026-05-31
    days on market $135,000 Active 30 DOM
14. 2026-05-01
    listed $135,000 Active 695-char remark
15. 2004-03-30
    soldstatus $39,000
16. 2004-03-29
    soldstatus $39,000 181-char remark

    Show marketing remark (181 chars)

    Remodeled up/down duplex. New carpet/paint. 2BR's each. Huge garage. Ideal Sec. 8 prop. Ft. & rear porches. Courtyard. Roof new 1998. Owner pays all util. Zoned commercial (C1).

17. 2003-09-12
    listed $49,900 181-char remark

    Show marketing remark (181 chars)

    Remodeled up/down duplex. New carpet/paint. 2BR's each. Huge garage. Ideal Sec. 8 prop. Ft. & rear porches. Courtyard. Roof new 1998. Owner pays all util. Zoned commercial (C1).

18. 1986-10-22
    soldstatus $19,000

ⓘ 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: $1,726 · $144/mo
• Projected year-2 tax: $1,930 · $161/mo
• Expected delta: +$203/yr (+$17/mo · 11.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $20,060
• − Mortgage interest: −$7,562
• − Property taxes: −$1,726
• − Insurance: −$675
• − Repairs & maintenance: −$1,605
• − Management: −$1,605
• − Depreciation: −$3,927
• Taxable income: $2,960
• Est. tax owed @ 24.0%: −$710
• After-tax cash flow: $4,240/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

+610.5% since first listed

5 events — show timeline

• 2026-05-01 Listed $135,000 West Penn MLS
• 2004-03-30 Sold (Public Records) $39,000 Public Records
• 2004-03-29 Sold (MLS) $39,000 West Penn MLS
• 2003-09-12 Listed $49,900 West Penn MLS
• 1986-10-22 Sold (Public Records) $19,000 Public Records

Property tax history

+2.1%/yr

Latest (2026): $1,726 · +5.6% YoY. Source: county tax records.