7215 Church St · Swissvale, PA 15218

$159,900

3 bd · 1.0 ba · 1,282 sqft · SingleFamily public records · 50 Days on market

Built 1930 1,981 sqft lot $125/sqft · 26% below area Est $216k · 26% under

---

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 +18.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.9/10.0
• 1% rule +5.2/10.0
• 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 MLS

Solid brick, well-maintained home in move-in condition. Great front porch. Lots of updates. Game room can be 3rd bedroom (w/ bath).

Key facts

• Natural lighting
• Extra storage
• Finished room

Tags

• BRICK HOME
• NATURAL LIGHTING
• MUD ROOM
• FINISHED ROOM
• HOME OFFICE
• EXTRA STORAGE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story brick home; Resale property; Asphalt roof
• Construction: Brick construction
• Exterior features: Lot dimensions approximately 22 x 90; Public transportation nearby

Interior

• Kitchen: Stove; Dishwasher; Disposal; Some gas appliances
• Bedrooms: Upper bedroom, approximately 14 x 10; Upper bedroom, approximately 14 x 13
• Flooring: Carpet; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Forced air heating (gas); Central air conditioning (electric)
• Interior features: Decorative fireplace (1); Full walk-out basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $159 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.

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; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $84k; list at $160k implies a 90% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,103 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. 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 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: 1.02% ✓
• Cap rate: 7.49%
• Cash-on-cash: 4.26%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $215,854
• List price: $159,900
• Delta: -25.92%
• 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
6920 Mcclure Ave	0.23mi	3/1.5	1,265 (-1%)	0mo	$262,000	$207	85
7239 Princeton Pl	0.25mi	3/1.5	1,242 (-3%)	1mo	$218,000	$176	80
7303 Whipple St	0.30mi	3/1.5	1,305 (+2%)	2mo	$174,227	$134	79
1049 Windermere Dr	0.47mi	3/2.0	1,318 (+3%)	0mo	$449,600	$341	69
317 Raymond St	0.38mi	3/1.0	1,400 (+9%)	0mo	$257,289	$184	66
1248 Pocono St	0.47mi	4/2.5 (+1)	1,323 (+3%)	1mo	$325,000	$246	61
2115 Delaware Ave	0.68mi	3/1.0	1,344 (+5%)	2mo	$148,000	$110	58
7210 Raymond St	0.34mi	3/2.0	1,120 (-13%)	2mo	$210,000	$188	57
7608 Cheyenne St	0.62mi	3/1.5	1,188 (-7%)	0mo	$225,000	$189	57
7454 Fleming St	0.36mi	4/2.0 (+1)	1,404 (+10%)	2mo	$259,000	$184	56
2206 Milligan Ave	0.58mi	4/2.5 (+1)	1,355 (+6%)	2mo	$175,000	$129	51
2252 Milligan Ave	0.68mi	3/2.5	1,380 (+8%)	2mo	$193,000	$140	48

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: -6.2%
• Equity multiple: 0.76×
• Total profit: $-10,642
• Equity at exit: $23,842

10-year hold

• IRR: 6.8%
• Equity multiple: 1.59×
• Total profit: $26,196
• Equity at exit: $13,825

Cash invested: $44,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $1,629 high
• Mortgage (P&I): −$839
• Tax from tax record: −$222 /mo · $2,669/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $159

Break-even live

Break-even rent $1,427

Max offer price $159,900

Occupancy floor 85%

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	43d	1	0.17mi
7225 Whipple St Unit 72255 Pittsburgh, PA	3.0	1.5	1440	$1,695	$1.18	2d	1	0.32mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	23d	1	0.54mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	12d	1	0.65mi
7645 Highland Ave Pittsburgh, PA	3.0	1.0	1161	$1,325	$1.14	7d	1	0.72mi
2210 Hampton St Pittsburgh, PA	3.0	1.5	1512	$1,650	$1.09	23d	1	0.72mi
2323 Patterson Ave Unit NA Pittsburgh, PA	3.0	1.0	1440	$1,500	$1.04	23d	1	0.77mi
2323 Patterson Ave Pittsburgh, PA	3.0	1.0	1440	$1,800	$1.25	43d	1	0.77mi
1027 Lancaster Ave Unit 2 Pittsburgh, PA	2.0	2.0	1300	$2,599	$2.00	1d	1	0.80mi
7070 Forward Ave Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$2,800	$3.07	1d	12	0.95mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	4d	4	0.96mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	1d	1	0.97mi
931 Hilltop St Homestead, PA	3.0	1.5	1312	$1,500	$1.14	14d	1	0.98mi
621 E 9th Ave Homestead, PA	2.0	2.0	1400	$1,425	$1.02	23d	1	0.98mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	23d	1	1.09mi
212 Kenmawr Ave Braddock, PA	2.0	1.5	1417	$1,300	$0.92	43d	1	1.11mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	2d	1	1.14mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	43d	1	1.16mi
826 Walnut St Pittsburgh, PA	2.0	1.0	1270	$1,195	$0.94	43d	1	1.17mi
407 Biddle Ave #3 Pittsburgh, PA	3.0	1.0	1200	$1,700	$1.42	43d	1	1.19mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	16d	1	1.27mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	3d	3	1.32mi
623 E 18th Ave Homestead, PA	2.0	1.0	1156	$1,600	$1.38	43d	1	1.32mi
519-521 S Trenton Ave Pittsburgh, PA	3.0	1.5	1360	$2,600	$1.91	16d	1	1.36mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	23d	1	1.41mi
6581 Rosemoor St Pittsburgh, PA	3.0	2.5	1752	$2,800	$1.60	12d	1	1.48mi
565 Ardmore Blvd Pittsburgh, PA	4.0	1.0	1368	$1,450	$1.06	10d	1	1.48mi

Listing history 20 events

1. 2026-06-18
   status $159,900 Pending 50 DOM
2. 2026-06-18
   days on market $159,900 Contingent 50 DOM
3. 2026-06-17
   days on market $159,900 Contingent 49 DOM
4. 2026-06-16
   days on market $159,900 Contingent 48 DOM
5. 2026-06-15
   days on market $159,900 Contingent 47 DOM
6. 2026-06-13
   days on market $159,900 Contingent 45 DOM
7. 2026-06-09
   days on market $159,900 Contingent 41 DOM
8. 2026-06-08
   days on market $159,900 Contingent 40 DOM
9. 2026-06-07
   days on market $159,900 Contingent 39 DOM
10. 2026-06-05
    days on market $159,900 Contingent 36 DOM
11. 2026-06-03
    days on market $159,900 Contingent 35 DOM
12. 2026-06-02
    days on market $159,900 Contingent 34 DOM
13. 2026-06-01
    days on market $159,900 Contingent 33 DOM
14. 2026-05-31
    days on market $159,900 Contingent 32 DOM
15. 2026-05-09
    historical Contingent 764-char remark
16. 2026-04-28
    listed $159,900 Active 764-char remark
17. 2015-10-05
    soldstatus $84,000
18. 2006-02-24
    soldstatus $65,000 131-char remark

    Show marketing remark (131 chars)

    Solid brick, well-maintained home in move-in condition. Great front porch. Lots of updates. Game room can be 3rd bedroom (w/ bath).

19. 2006-02-24
    soldstatus $65,000

    Show marketing remark (131 chars)

    Solid brick, well-maintained home in move-in condition. Great front porch. Lots of updates. Game room can be 3rd bedroom (w/ bath).

20. 2005-08-26
    listed $74,900 131-char remark

    Show marketing remark (131 chars)

    Solid brick, well-maintained home in move-in condition. Great front porch. Lots of updates. Game room can be 3rd bedroom (w/ bath).

ⓘ 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: $2,669 · $222/mo
• Projected year-2 tax: $2,669 · $222/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 ≥97°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: $19,544
• − Mortgage interest: −$8,957
• − Property taxes: −$2,669
• − Insurance: −$800
• − Repairs & maintenance: −$1,564
• − Management: −$1,564
• − Depreciation: −$4,652
• Taxable loss: −$660
• Est. tax savings @ 24.0%: +$158
• After-tax cash flow: $2,067/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

+113.5% since first listed

9 events — show timeline

• 2026-06-18 Pending — West Penn MLS
• 2026-05-27 Contingent — West Penn MLS
• 2026-05-22 Relisted — West Penn MLS
• 2026-05-09 Contingent — West Penn MLS
• 2026-04-28 Listed $159,900 West Penn MLS
• 2015-10-05 Sold (Public Records) $84,000 Public Records
• 2006-02-24 Sold (Public Records) $65,000 Public Records
• 2006-02-24 Sold (MLS) $65,000 West Penn MLS
• 2005-08-26 Listed $74,900 West Penn MLS

Property tax history

-0.3%/yr

Latest (2026): $2,669 · +5.6% YoY. Source: county tax records.