1102 Swissvale Ave · Wilkinsburg, PA 15221

$55,000

3 bd · 1.0 ba · 2,024 sqft · SingleFamily public records · 43 Days on market

Built 1930 2,252 sqft lot $27/sqft · 50% below area Est $109k · 50% 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 +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Rent growth +3.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

very clean home move in condition wants offers

Key facts

• 2,252 sq ft lot
• Built 1930
• Listed 43 days

Property features AI

Exterior

• Utilities: Public water
• Home design: 3-story brick building; Resale property
• Construction: Brick construction
• Exterior features: Public water

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Electric cooling
• Interior features: Walk-out basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 29.4% vs local median 11.3% in Wilkinsburg — 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 76/100 on livability (#411 in PA, #3,754 nationally) — a middle-class / working-renter tenant base. Strengths: commute A+, cost of living A+, housing A+; Watch: schools D+, health & safety D+, crime F.
• Wilkinsburg Borough SD (suburban): math 14% / reading 23% proficiency, ranked #503 of 539 in PA (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 96% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising (+3.9%/yr); 118 active listings in the ZIP; 14 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 40% of the median local income ($55k/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 $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.9% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y 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 $36k; list at $55k implies a 55% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $53,350 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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.
8. 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.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 3.29% ✓
• Cap rate: 29.40%
• Cash-on-cash: 82.54%
• DSCR: 4.67
• GRM: 2.5

CMA / ARV

• ARV (median comp): $109,072
• List price: $55,000
• Delta: -49.57%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
901 Ross Ave	0.22mi	4/1.5 (+1)	2,196 (+8%)	2mo	$235,000	$107	67
1507 Center St	0.47mi	4/1.0 (+1)	1,888 (-7%)	0mo	$93,000	$49	62
517 Holmes St	0.54mi	4/2.0 (+1)	2,064 (+2%)	5mo	$16,000	$8	58
1454 Center Steet	0.43mi	4/1.0 (+1)	2,248 (+11%)	3mo	$150,000	$67	54
16 Love Pl	0.63mi	3/2.5	1,883 (-7%)	1mo	$366,000	$194	52
1424 Walnut St	0.62mi	4/2.5 (+1)	2,086 (+3%)	4mo	$450,000	$216	52
1817 Montier St	0.59mi	4/2.0 (+1)	2,156 (+6%)	6mo	$30,000	$14	48
431 Locust St	0.71mi	4/2.5 (+1)	1,882 (-7%)	1mo	$432,000	$230	43
321 South Ave	0.74mi	3/1.0	2,250 (+11%)	10mo	$60,000	$27	39
132 Beech St	0.71mi	4/2.5 (+1)	2,158 (+7%)	9mo	$531,115	$246	37
1509 Walnut St	0.62mi	4/3.5 (+1)	2,300 (+14%)	10mo	$468,500	$204	26
257 Maple Ave	0.74mi	4/2.0 (+1)	2,306 (+14%)	10mo	$210,000	$91	25

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 · 3.86% rent growth · sell at horizon

5-year hold

• IRR: 79.3%
• Equity multiple: 4.68×
• Total profit: $56,655
• Equity at exit: $8,201

10-year hold

• IRR: 83.0%
• Equity multiple: 9.99×
• Total profit: $138,485
• Equity at exit: $4,755

Cash invested: $15,400 (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 15221

• Home prices YoY: -32.3%
• Rents YoY: 3.9%
• Active inventory: 118
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,812 high
• Mortgage (P&I): −$288
• Tax from tax record: −$60 /mo · $726/yr
• Insurance: −$23
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $1,004

Break-even live

Break-even rent $541

Max offer price $55,000

Occupancy floor 40%

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1030 Ross Ave Pittsburgh, PA	4.0	3.5	2856	$2,200	$0.77	1d	1	0.13mi
1148 East St Pittsburgh, PA	3.0	3.0	1738	$1,700	$0.98	43d	1	0.19mi
745 Franklin Ave Pittsburgh, PA	4.0	2.0	1948	$1,599	$0.82	43d	1	0.38mi
515 Hill Ave Pittsburgh, PA	4.0	1.0	1628	$1,300	$0.80	43d	1	0.54mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	2d	1	0.73mi
1962 McNary Blvd Pittsburgh, PA	3.0	1.0	1517	$1,545	$1.02	7d	1	0.86mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	1.21mi
8606 Westwood Rd Pittsburgh, PA	4.0	1.0	1596	$1,425	$0.89	43d	1	1.31mi
2525 Greensburg Pike #305 Pittsburgh, PA	2.0	3.0	2964	$2,975	$1.00	1d	1	1.32mi
1250 Blackadore Ave Pittsburgh, PA	3.0	1.0	1440	$1,750	$1.22	23d	1	1.34mi
8918 Frankstown Rd Pittsburgh, PA	3.0	1.0	1400	$1,907	$1.36	14d	1	1.36mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	1.37mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	1.37mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	1.48mi

Listing history 17 events

1. 2026-06-18
   days on market $55,000 Active 43 DOM
2. 2026-06-17
   days on market $55,000 Active 42 DOM
3. 2026-06-16
   days on market $55,000 Active 41 DOM
4. 2026-06-15
   days on market $55,000 Active 40 DOM
5. 2026-06-13
   days on market $55,000 Active 38 DOM
6. 2026-06-09
   days on market $55,000 Active 34 DOM
7. 2026-06-08
   days on market $55,000 Active 33 DOM
8. 2026-06-07
   days on market $55,000 Active 32 DOM
9. 2026-06-05
   days on market $55,000 Active 29 DOM
10. 2026-06-03
    days on market $55,000 Active 28 DOM
11. 2026-06-02
    days on market $55,000 Active 27 DOM
12. 2026-06-01
    days on market $55,000 Active 26 DOM
13. 2026-05-31
    days on market $55,000 Active 25 DOM
14. 2026-05-05
    listed $55,000 Active 357-char remark
15. 2002-10-28
    soldstatus $35,500 46-char remark

    Show marketing remark (46 chars)

    very clean home move in condition wants offers

16. 2002-10-17
    soldstatus $35,500
17. 2002-07-15
    listed $35,500 46-char remark

    Show marketing remark (46 chars)

    very clean home move in condition wants offers

ⓘ 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: $726 · $60/mo
• Projected year-2 tax: $797 · $66/mo
• Expected delta: +$72/yr (+$6/mo · 9.9%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥96°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,738
• − Mortgage interest: −$3,081
• − Property taxes: −$726
• − Insurance: −$942
• − Repairs & maintenance: −$1,739
• − Management: −$1,739
• − Depreciation: −$1,600
• Taxable income: $11,912
• Est. tax owed @ 24.0%: −$2,859
• After-tax cash flow: $9,186/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: Wilkinsburg Borough SD
• NCES district ID: 4226370
• Math proficiency: 14% ▼ -8.00%
• Reading proficiency: 23% ▼ -9.00%
• Median HH income: $32,204
• Composite: 14.94/100
• National rank: #9368
• State rank: #503 of 539 in PA

Livability — Wilkinsburg

• Score: 76/100
• State rank: #411
• US rank: #3754

Category grades

Amenities F Commute A+ Cost of living A+ Crime F Employment D- Housing A+ Health & safety D+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilkinsburg, PA
• County: Allegheny County · 1,022,028 people
• City population: 29,513
• Metro: Pittsburgh, PA
• Population (ZIP): 29,374
• Household income: $55,028
• Rent vs Own: 55.3% rent · 44.7% own
• Severe rent burden: 1933.0

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: Diverse neighborhood (Simpson 0.60)
• Race & ethnicity: White 47% Black 43% Two or more races 7% Hispanic / Latino 4% Asian 1%
• Common ancestry: Romanian 4% Lithuanian 2% Serbian 1%
• Foreign-born: 4% · Canada, South Korea, China
• Languages at home: 93% English-only · Spanish 2% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -109.77%
• Current HPI: 230.0486
• Rent YoY: ▲ 3.86%
• 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

+54.9% since first listed

4 events — show timeline

• 2026-05-05 Listed $55,000 West Penn MLS
• 2002-10-28 Sold (MLS) $35,500 West Penn MLS
• 2002-10-17 Sold (Public Records) $35,500 Public Records
• 2002-07-15 Listed $35,500 West Penn MLS

Property tax history

-3.1%/yr

Latest (2026): $726 · +3.0% YoY. Source: county tax records.