7500 Ellesmere St · Swissvale, PA 15218

$509,999

12 bd · 6.0 ba · — sqft · MultiFamily · 37 Days on market

3,267 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
• DSCR +10.0/10.0
• 1% rule +8.6/10.0
• 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: 6 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 MLS

Great opportunity to purchase a fully occupied 6 unit in up and coming Swissvale. This property features 6 two bedroom units with outdoor balconies, large side yard, and on site laundry. Hurry, this won't last long!

Key facts

• Completely remodeled
• Higher end finishes
• Shared basement

Tags

• 6 UNIT APARTMENT BUILDING
• COMPLETELY REMODELED
• HIGHER END FINISHES
• SHARED BASEMENT
• COIN-OP LAUNDRY
• STORAGE LOCKERS

Property features AI

Finance

• Financial info: Total of 6 units; Reported gross income: $76,860; Reported utilities expense: $7,802; Individual unit rents reported: $1,225; $1,190; $1,045; $1,000; $995; $950
• HOA & community: Public transportation nearby

Exterior

• Parking: On-street parking
• Utilities: Electricity available; Natural gas available; Public water available; Public sewer available
• Home design: Brick construction; Asphalt roof
• Construction: Brick exterior; Asphalt roof
• Exterior features: On-street parking; Zoned commercial

Interior

• Bedrooms: Six units each with 2 bedrooms
• Bathrooms: Each unit has 1 full bathroom
• Interior features: Basement

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1-bath units multifamily listed at $510k.

Deal economics

• At list price, monthly cash flow is $2k ($24k/yr) — positive. Per door: $335/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($7k rent vs $510k).
• Recommended offer: $495k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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.
• Zoned schools: Edgewood El Steam Academy (math 12% / reading 32%, grade F, #1,221 of 1,518 statewide, top 81%, 531 students, 100% FRL); Dickson Prep Steam Academy (math 8% / reading 27%, grade F, #455 of 512 statewide, top 89%, 642 students, 100% FRL); Woodland Hills Hs (math 37% / reading 30%, grade F, #323 of 437 statewide, top 74%, 949 students, 89% FRL) — zoned schools average 96% FRL vs 69% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+6.0%/yr); 79 active listings in the ZIP; 2,996 units permitted in Allegheny County in 2024 (1,588 in 5+ unit buildings).
• At $6,924/mo this rent would consume 122% 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 $15k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $143k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 37 days — a 3% lower offer ($495k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $375k; 36% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $494,699 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
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: 1.36% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.90%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (median comp): $222,195
• List price: $509,999
• Delta: 129.53%
• Verdict: OVERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 11.5%
• Equity multiple: 1.47×
• Total profit: $67,196
• Equity at exit: $76,043

10-year hold

• IRR: 22.7%
• Equity multiple: 3.23×
• Total profit: $318,359
• Equity at exit: $44,095

Cash invested: $142,800 (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: 79
• Price-to-rent: 36.8×

Monthly cashflow live

• Estimated rent: $6,924 high
• Mortgage (P&I): −$2,674
• Tax from tax record: −$572 /mo · $6,860/yr
• Insurance: −$212
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,454
• Net cashflow: $2,011

Break-even live

Break-even rent $4,378

Max offer price $509,999

Occupancy floor 66%

Sensitivity live

Price	-10% $2,300	-5% $2,156	+0% $2,011	+5% $1,867	+10% $1,723
Rent	-10% $1,464	-5% $1,738	+0% $2,011	+5% $2,285	+10% $2,558
Rate	-1.0pp $2,268	-0.5pp $2,141	base $2,011	+0.5pp $1,879	+1.0pp $1,745

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

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$6,924
Total (6 units)			$6,924

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: $127,500
• Closing costs: $15,300
• Reserves months: —
• Total cash needed: —

Listing history 35 events

1. 2026-06-21
   days on market $509,999 Active 37 DOM
2. 2026-06-19
   price $509,999 Active 34 DOM
3. 2026-06-18
   days on market $525,000 Active 34 DOM
4. 2026-06-17
   days on market $525,000 Active 33 DOM
5. 2026-06-16
   days on market $525,000 Active 32 DOM
6. 2026-06-15
   days on market $525,000 Active 31 DOM
7. 2026-06-13
   days on market $525,000 Active 29 DOM
8. 2026-06-09
   days on market $525,000 Active 25 DOM
9. 2026-06-08
   days on market $525,000 Active 24 DOM
10. 2026-06-07
    days on market $525,000 Active 23 DOM
11. 2026-06-05
    days on market $525,000 Active 20 DOM
12. 2026-06-03
    days on market $525,000 Active 19 DOM
13. 2026-06-02
    days on market $525,000 Active 18 DOM
14. 2026-06-01
    days on market $525,000 Active 17 DOM
15. 2026-05-31
    days on market $525,000 Active 16 DOM
16. 2026-05-15
    listed $525,000 Active 618-char remark
17. 2022-12-19
    soldstatus $375,000
18. 2022-12-17
    status Pending 215-char remark

    Show marketing remark (215 chars)

    Great opportunity to purchase a fully occupied 6 unit in up and coming Swissvale. This property features 6 two bedroom units with outdoor balconies, large side yard, and on site laundry. Hurry, this won't last long!

19. 2022-12-16
    soldstatus $375,000 Closed 215-char remark

    Show marketing remark (215 chars)

    Great opportunity to purchase a fully occupied 6 unit in up and coming Swissvale. This property features 6 two bedroom units with outdoor balconies, large side yard, and on site laundry. Hurry, this won't last long!

20. 2022-11-04
    historical Contingent 215-char remark

    Show marketing remark (215 chars)

    Great opportunity to purchase a fully occupied 6 unit in up and coming Swissvale. This property features 6 two bedroom units with outdoor balconies, large side yard, and on site laundry. Hurry, this won't last long!

21. 2022-10-14
    price $425,000 215-char remark

    Show marketing remark (215 chars)

    Great opportunity to purchase a fully occupied 6 unit in up and coming Swissvale. This property features 6 two bedroom units with outdoor balconies, large side yard, and on site laundry. Hurry, this won't last long!

22. 2022-07-01
    price $450,000 215-char remark

    Show marketing remark (215 chars)

    Great opportunity to purchase a fully occupied 6 unit in up and coming Swissvale. This property features 6 two bedroom units with outdoor balconies, large side yard, and on site laundry. Hurry, this won't last long!

23. 2022-05-02
    listed $475,000 Active 215-char remark

    Show marketing remark (215 chars)

    Great opportunity to purchase a fully occupied 6 unit in up and coming Swissvale. This property features 6 two bedroom units with outdoor balconies, large side yard, and on site laundry. Hurry, this won't last long!

24. 2015-09-25
    soldstatus $180,000
25. 2015-09-18
    price $180,000

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

26. 2015-09-17
    price $199,900

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

27. 2015-09-17
    soldstatus $180,000 Sold

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

28. 2015-08-17
    status Under Contract

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

29. 2015-06-05
    historical Contingent

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

30. 2015-06-04
    status Active

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

31. 2015-05-14
    historical Contingent

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

32. 2015-04-13
    listed $199,900 Active

    Show marketing remark (294 chars)

    Solid Brick 6 Suiter in prime rental area- fully occupied. Apartments are all 2Br units that include Stove, Refrigerator & Dish Washer. Tenants pay gas & electric- all separate meters. Separate storage units for each apartment in the basement. Coin-op washer & dryer included.

33. 2013-10-19
    listed $270,000
34. 1991-09-13
    soldstatus $4,000
35. 1988-09-20
    soldstatus $22,360

ⓘ 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: $6,860 · $572/mo
• Projected year-2 tax: $7,459 · $622/mo
• Expected delta: +$599/yr (+$50/mo · 8.7%)

ⓘ 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 · 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: $83,088
• − Mortgage interest: −$28,568
• − Property taxes: −$6,860
• − Insurance: −$2,550
• − Repairs & maintenance: −$6,647
• − Management: −$6,647
• − Depreciation: −$14,836
• Taxable income: $16,979
• Est. tax owed @ 24.0%: −$4,075
• After-tax cash flow: $20,060/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

+2180.9% since first listed

21 events — show timeline

• 2026-06-18 Price Changed $509,999 West Penn MLS
• 2026-05-15 Listed $525,000 West Penn MLS
• 2022-12-19 Sold (Public Records) $375,000 Public Records
• 2022-12-17 Pending — West Penn MLS
• 2022-12-16 Sold (MLS) $375,000 West Penn MLS
• 2022-11-04 Contingent — West Penn MLS
• 2022-10-14 Price Changed $425,000 West Penn MLS
• 2022-07-01 Price Changed $450,000 West Penn MLS
• 2022-05-02 Listed $475,000 West Penn MLS
• 2015-09-25 Sold (Public Records) $180,000 Public Records
• 2015-09-18 Price Changed $180,000 West Penn MLS
• 2015-09-17 Sold (MLS) $180,000 West Penn MLS
• 2015-09-17 Price Changed $199,900 West Penn MLS
• 2015-08-17 Pending — West Penn MLS
• 2015-06-05 Contingent — West Penn MLS
• 2015-06-04 Relisted — West Penn MLS
• 2015-05-14 Contingent — West Penn MLS
• 2015-04-13 Listed $199,900 West Penn MLS
• 2013-10-19 Listed $270,000 West Penn MLS
• 1991-09-13 Sold (Public Records) $4,000 Public Records
• 1988-09-20 Sold (Public Records) $22,360 Public Records

Property tax history

+2.1%/yr

Latest (2026): $6,860 · +5.6% YoY. Source: county tax records.