2462 Scott Way · Swissvale, PA 15218

$40,000

3 bd · 1.0 ba · 1,548 sqft · SingleFamily public records · 31 Days on market

Built 1915 1,820 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

Listing remarks

Fantastic Opportunity! This charming classic two-story home offers three generously sized bedrooms and one full bathroom. Spacious, light-filled rooms create an open and comfortable feel. The expansive kitchen serves as the true heart of the home. A full basement provides excellent storage and future possibilities. This is a smart opportunity to create lasting value and craft a truly personalized home. Come take a look and start envisioning the possibilities! Don’t miss your chance to make this house your own.

Key facts

• 1,820 sq ft lot
• Built 1915
• Listed 31 days

Property features AI

Finance

• Financial info: Annual property tax around $1,107

Exterior

• Parking: On-street parking
• Home design: 2-story brick home; Resale property
• Construction: Brick construction
• Exterior features: Small lot (approximately 0.0418 acres)

Interior

• Bathrooms: 1 full bathroom
• Interior features: Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $40k.

Deal economics

• At list price, monthly cash flow is $920 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (3.0% below list) — sets the bar for market timing.
• Cap rate 33.9% vs local median 6.5% 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); 78 active listings in the ZIP; 22 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $277 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $40k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1915 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $38,800 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 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 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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 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: 3.92% ✓
• Cap rate: 33.90%
• Cash-on-cash: 98.61%
• DSCR: 5.39
• GRM: 2.1

CMA / ARV

• ARV (on-the-fly): $170,280
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 N Holland Ave	0.56mi	3/1.0	1,620 (+5%)	0mo	$52,000	$32	66
211 Division St	0.55mi	3/1.0	1,596 (+3%)	4mo	$13,500	$8	66
7342 Denniston	0.54mi	4/1.5 (+1)	1,497 (-3%)	1mo	$225,000	$150	62
975 Illinois Ave	0.59mi	3/2.5	1,500 (-3%)	2mo	$250,000	$167	60
2020 Wayne St	0.63mi	3/1.0	1,440 (-7%)	0mo	$65,000	$45	59
2252 Milligan Ave	0.40mi	3/2.5	1,380 (-11%)	2mo	$193,000	$140	56
813 3rd St	0.71mi	4/1.0 (+1)	1,472 (-5%)	1mo	$14,999	$10	53
15 Holland Ave	0.65mi	3/1.5	1,408 (-9%)	1mo	$32,000	$23	52
2115 Delaware Ave	0.59mi	3/1.0	1,344 (-13%)	2mo	$148,000	$110	48
2110 Lloyd Ave	0.74mi	3/1.0	1,720 (+11%)	2mo	$377,450	$219	46
2206 Milligan Ave	0.46mi	4/2.5 (+1)	1,355 (-12%)	2mo	$175,000	$129	45
226 Lobinger Ave	0.66mi	4/2.0 (+1)	1,696 (+10%)	3mo	$75,525	$45	42

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: —
• Equity multiple: 6.10×
• Total profit: $57,097
• Equity at exit: $5,964

10-year hold

• IRR: —
• Equity multiple: 14.11×
• Total profit: $146,838
• Equity at exit: $3,458

Cash invested: $11,200 (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: 78
• Price-to-rent: 2.1×

Monthly cashflow live

• Estimated rent: $1,568 high
• Mortgage (P&I): −$210
• Tax from tax record: −$92 /mo · $1,106/yr
• Insurance: −$17
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $920

Break-even live

Break-even rent $403

Max offer price $40,000

Occupancy floor 36%

Sensitivity live

Price	-10% $943	-5% $932	+0% $920	+5% $909	+10% $898
Rent	-10% $796	-5% $858	+0% $920	+5% $982	+10% $1,044
Rate	-1.0pp $941	-0.5pp $931	base $920	+0.5pp $910	+1.0pp $899

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: $10,000
• Closing costs: $1,200
• Reserves months: —
• Total cash needed: —

Rent comps 22 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7542 Ormond St Apt 2 Swissvale, PA	2.0	1.0	1200	$1,099	$0.92	0d	1	0.20mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	9d	1	0.25mi
7656 Highland Ave Pittsburgh, PA	4.0	1.0	1180	$1,800	$1.53	0d	1	0.28mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	26d	1	0.38mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	46d	1	0.42mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	46d	1	0.43mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	0d	1	0.43mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	26d	1	0.59mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	0d	1	0.89mi
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	46d	1	0.89mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	16d	1	0.93mi
1723 Nevada St Swissvale, PA	2.0	1.0	1100	$1,100	$1.00	0d	1	0.94mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	5d	1	1.05mi
537 6th St Braddock, PA	3.0	1.0	1360	$1,400	$1.03	46d	1	1.07mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	5d	1	1.08mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	26d	1	1.27mi
611 E Waterfront Dr Homestead, PA	1.0–2.0	1.0–2.5	1149	$2,605	$2.27	0d	9	1.34mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	46d	1	1.40mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	46d	1	1.41mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	12d	1	1.44mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	0d	1	1.46mi
1001-1003 S Trenton Ave Pittsburgh, PA	3.0	1.5	1400	$2,000	$1.43	0d	1	1.48mi

Listing history 18 events

1. 2026-06-22
   days on market $40,000 Active 31 DOM
2. 2026-06-21
   days on market $40,000 Active 30 DOM
3. 2026-06-18
   days on market $40,000 Active 27 DOM
4. 2026-06-17
   days on market $40,000 Active 26 DOM
5. 2026-06-16
   days on market $40,000 Active 25 DOM
6. 2026-06-15
   days on market $40,000 Active 24 DOM
7. 2026-06-13
   days on market $40,000 Active 22 DOM
8. 2026-06-09
   days on market $40,000 Active 18 DOM
9. 2026-06-08
   days on market $40,000 Active 17 DOM
10. 2026-06-07
    days on market $40,000 Active 16 DOM
11. 2026-06-05
    days on market $40,000 Active 13 DOM
12. 2026-06-03
    days on market $40,000 Active 12 DOM
13. 2026-06-02
    days on market $40,000 Active 11 DOM
14. 2026-06-01
    days on market $40,000 Active 10 DOM
15. 2026-05-31
    days on market $40,000 Active 9 DOM
16. 2026-05-22
    listed $40,000 Active
17. 2018-09-14
    soldstatus $16,000
18. 2009-05-18
    soldstatus $16,100

ⓘ 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: $1,106 · $92/mo
• Projected year-2 tax: $1,106 · $92/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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: $18,820
• − Mortgage interest: −$2,241
• − Property taxes: −$1,106
• − Insurance: −$200
• − Repairs & maintenance: −$1,506
• − Management: −$1,506
• − Depreciation: −$1,164
• Taxable income: $11,098
• Est. tax owed @ 24.0%: −$2,664
• After-tax cash flow: $8,381/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

+148.4% since first listed

3 events — show timeline

• 2026-05-22 Listed $40,000 West Penn MLS
• 2018-09-14 Sold (Public Records) $16,000 Public Records
• 2009-05-18 Sold (Public Records) $16,100 Public Records

Property tax history

+10.0%/yr

Latest (2026): $1,106 · +277.0% YoY. Source: county tax records.