2123 Lloyd Ave · Swissvale, PA 15218

$70,000

2 bd · 1.0 ba · 966 sqft · Townhouse public records · 120 Days on market

Built 1900 1,280 sqft lot $72/sqft · 53% below area ↓ 38% since listing

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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 MLS

Well-cared-for turnkey 2-bedroom, 1-bath row house in Swissvale. Roof, electric panel, windows, and carpeting replaced in 2019. Updated kitchen and bath. Rear patio and dedicated parking pad for added convenience.

Key facts

• Updated kitchen
• Rear patio
• 1,280 sq ft lot

Tags

• UPDATED KITCHEN
• REAR PATIO
• DEDICATED PARKING PAD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $64k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.8% 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; 32 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 $484 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($64k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 5y ago; this cycle's ask has dropped $15k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $63,700 (9.0% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.64% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.79%
• DSCR: 2.19
• GRM: 5.1

CMA / ARV

• ARV (median comp): $150,447
• List price: $70,000
• Delta: -53.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1400 Smokey Wood Dr #811	0.23mi	2/2.0	1,020 (+6%)	5mo	$143,000	$140	72
7481 Delmar Way	0.46mi	2/1.0	1,000 (+4%)	11mo	$119,000	$119	63
1400 Smokey Wood Dr #503	0.23mi	1/1.0 (-1)	877 (-9%)	10mo	$120,000	$137	61
225 E Swissvale Ave #2	0.57mi	2/1.0	938 (-3%)	11mo	$155,000	$165	60
1400 Smokey Wood Dr #208	0.23mi	1/1.0 (-1)	889 (-8%)	14mo	$120,000	$135	59
1301 Walnut St	0.52mi	2/1.0	1,001 (+4%)	15mo	$150,000	$150	58
1400 Smokey Wood Dr #710	0.23mi	2/2.0	1,020 (+6%)	24mo	$128,000	$125	56
1400 Smokey Wood Dr #102	0.23mi	1/1.0 (-1)	889 (-8%)	19mo	$106,500	$120	55
225 E Swissvale Ave #3	0.57mi	2/1.0	949 (-2%)	19mo	$158,500	$167	55
225 E Swissvale Ave #7	0.57mi	2/1.0	986 (+2%)	19mo	$154,000	$156	54
1301 Walnut St Unit A	0.52mi	3/2.0 (+1)	840 (-13%)	15mo	$171,855	$205	33

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: 24.0%
• Equity multiple: 2.03×
• Total profit: $20,121
• Equity at exit: $10,437

10-year hold

• IRR: 33.7%
• Equity multiple: 4.53×
• Total profit: $69,092
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$367
• Tax from tax record: −$71 /mo · $850/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $438

Break-even live

Break-even rent $591

Max offer price $70,000

Occupancy floor 57%

Sensitivity live

Price	-10% $477	-5% $457	+0% $438	+5% $418	+10% $398
Rent	-10% $347	-5% $392	+0% $438	+5% $483	+10% $528
Rate	-1.0pp $473	-0.5pp $455	base $438	+0.5pp $419	+1.0pp $401

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 32 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
235 Edgewood Ave Pittsburgh, PA	1.0	1.0	712	$925	$1.30	4d	1	0.29mi
233-241 Edgewood Ave Unit B10 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	44d	1	0.29mi
233-241 Edgewood Ave Unit B06 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	24d	1	0.29mi
233-241 Edgewood Ave Unit B09 Pittsburgh, PA	1.0	1.0	712	$1,050	$1.47	44d	1	0.29mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	0.30mi
241 Edgewood Ave Unit C12 Pittsburgh, PA	1.0	1.0	712	$925	$1.30	20d	1	0.30mi
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	44d	1	0.33mi
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	5d	1	0.33mi
7801 Lloyd Ave Unit 105 Pittsburgh, PA	1.0	1.0	750	$970	$1.29	24d	1	0.33mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	0.40mi
7467 Schoyer Ave Pittsburgh, PA	1.0	1.0	900	$895	$0.99	3d	1	0.48mi
1305 Walnut St Unit B Pittsburgh, PA	1.0	1.0	840	$1,000	$1.19	24d	1	0.50mi
2319 S Braddock Ave Unit 2 Pittsburgh, PA	1.0	1.0	600	$1,090	$1.82	24d	1	0.55mi
7340 Whipple St Swissvale, PA	1.0	1.0	685	$920	$1.34	24d	2	0.67mi
7338 Whipple St Unit 10 Swissvale, PA	1.0	1.0	685	$920	$1.34	24d	1	0.68mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	24d	1	0.74mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	24d	1	0.89mi
1635 Ardmore Blvd Pittsburgh, PA	1.0	1.0	650	$800	$1.23	21d	1	0.90mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	3d	15	0.94mi
7122 Harrison Ave Unit 1 Pittsburgh, PA	1.0	1.0	820	$1,100	$1.34	17d	1	0.94mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	24d	1	0.94mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	13d	1	0.94mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	4d	3	0.97mi
515 Rebecca Ave Unit 515D Pittsburgh, PA	2.0	1.0	850	$1,310	$1.54	8d	1	1.08mi
1515 Penn Ave Wilkinsburg, PA	2.0	2.0	1012	$1,100	$1.09	44d	1	1.23mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	1.31mi
303 Peebles St Unit 3 Pittsburgh, PA	1.0	1.0	627	$1,100	$1.75	44d	1	1.39mi
1717 Penn Ave Pittsburgh, PA	2.0	1.0	530	$1,379	$2.60	3d	5	1.39mi
1805 Penn Ave Unit 9 Pittsburgh, PA	1.0	1.0	560	$950	$1.70	15d	1	1.42mi
1815 Penn Ave Apt 1 Pittsburgh, PA	1.0	1.0	560	$940	$1.68	44d	1	1.45mi
1713-1715 Clark St Unit 79-1804C Pittsburgh, PA	2.0	1.0	972	$1,200	$1.23	5d	1	1.47mi
1031 W Findley Dr Pittsburgh, PA	2.0	1.0	686	$1,100	$1.60	24d	1	1.49mi

Listing history 30 events

1. 2026-06-18
   days on market $70,000 Active 120 DOM
2. 2026-06-17
   days on market $70,000 Active 119 DOM
3. 2026-06-16
   days on market $70,000 Active 118 DOM
4. 2026-06-15
   days on market $70,000 Active 117 DOM
5. 2026-06-13
   days on market $70,000 Active 115 DOM
6. 2026-06-09
   days on market $70,000 Active 111 DOM
7. 2026-06-08
   pricedays on market $70,000 Active 110 DOM
8. 2026-06-07
   days on market $74,900 Active 109 DOM
9. 2026-06-05
   days on market $74,900 Active 106 DOM
10. 2026-06-03
    days on market $74,900 Active 105 DOM
11. 2026-06-02
    days on market $74,900 Active 104 DOM
12. 2026-06-01
    days on market $74,900 Active 103 DOM
13. 2026-05-31
    days on market $74,900 Active 102 DOM
14. 2026-04-20
    price $74,900 213-char remark

    Show marketing remark (213 chars)

    Well-cared-for turnkey 2-bedroom, 1-bath row house in Swissvale. Roof, electric panel, windows, and carpeting replaced in 2019. Updated kitchen and bath. Rear patio and dedicated parking pad for added convenience.

15. 2026-04-02
    status Active 213-char remark

    Show marketing remark (213 chars)

    Well-cared-for turnkey 2-bedroom, 1-bath row house in Swissvale. Roof, electric panel, windows, and carpeting replaced in 2019. Updated kitchen and bath. Rear patio and dedicated parking pad for added convenience.

16. 2026-03-23
    historical Contingent 213-char remark

    Show marketing remark (213 chars)

    Well-cared-for turnkey 2-bedroom, 1-bath row house in Swissvale. Roof, electric panel, windows, and carpeting replaced in 2019. Updated kitchen and bath. Rear patio and dedicated parking pad for added convenience.

17. 2026-03-02
    price $79,900 213-char remark

    Show marketing remark (213 chars)

    Well-cared-for turnkey 2-bedroom, 1-bath row house in Swissvale. Roof, electric panel, windows, and carpeting replaced in 2019. Updated kitchen and bath. Rear patio and dedicated parking pad for added convenience.

18. 2026-02-17
    listed $84,900 Active 213-char remark

    Show marketing remark (213 chars)

    Well-cared-for turnkey 2-bedroom, 1-bath row house in Swissvale. Roof, electric panel, windows, and carpeting replaced in 2019. Updated kitchen and bath. Rear patio and dedicated parking pad for added convenience.

19. 2025-07-02
    historical Expired 377-char remark

    Show marketing remark (377 chars)

    Come View This Swissvale Area Opportunity - 2 Bed 1 Bath 2 Story Home. Main level has a living room with a decorative fireplace, dining room and kitchen. Upper level has 2 bedrooms.  Lower level has a laundry area.  Home has a covered front porch, new electric panel, new carpets and new windows. Enclosed back yard with small patio. 1 off street parking in the rear.

20. 2024-07-03
    listed $89,900 Active 377-char remark

    Show marketing remark (377 chars)

    Come View This Swissvale Area Opportunity - 2 Bed 1 Bath 2 Story Home. Main level has a living room with a decorative fireplace, dining room and kitchen. Upper level has 2 bedrooms.  Lower level has a laundry area.  Home has a covered front porch, new electric panel, new carpets and new windows. Enclosed back yard with small patio. 1 off street parking in the rear.

21. 2023-12-28
    listed $89,900 Active
22. 2023-08-22
    status Active
23. 2023-08-22
    price $96,750
24. 2023-08-17
    historical Contingent
25. 2023-06-30
    listed $94,900 Active
26. 2023-01-07
    listed $94,900 Active
27. 2022-06-21
    price $99,475
28. 2022-02-27
    price $99,975
29. 2022-02-11
    price $109,975
30. 2021-12-27
    listed $119,975 Active

ⓘ 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: $850 · $71/mo
• Projected year-2 tax: $978 · $81/mo
• Expected delta: +$128/yr (+$11/mo · 15.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥98°F today · 16 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: $13,742
• − Mortgage interest: −$3,921
• − Property taxes: −$850
• − Insurance: −$350
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,036
• Taxable income: $4,386
• Est. tax owed @ 24.0%: −$1,053
• After-tax cash flow: $4,199/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

-37.6% since first listed

17 events — show timeline

• 2026-04-20 Price Changed $74,900 West Penn MLS
• 2026-04-02 Relisted — West Penn MLS
• 2026-03-23 Contingent — West Penn MLS
• 2026-03-02 Price Changed $79,900 West Penn MLS
• 2026-02-17 Listed $84,900 West Penn MLS
• 2025-07-02 Delisted — West Penn MLS
• 2024-07-03 Listed $89,900 West Penn MLS
• 2023-12-28 Listed $89,900 West Penn MLS
• 2023-08-22 Relisted — West Penn MLS
• 2023-08-22 Price Changed $96,750 West Penn MLS
• 2023-08-17 Contingent — West Penn MLS
• 2023-06-30 Listed $94,900 West Penn MLS
• 2023-01-07 Listed $94,900 West Penn MLS
• 2022-06-21 Price Changed $99,475 West Penn MLS
• 2022-02-27 Price Changed $99,975 West Penn MLS
• 2022-02-11 Price Changed $109,975 West Penn MLS
• 2021-12-27 Listed $119,975 West Penn MLS

Property tax history

+14.5%/yr

Latest (2026): $850 · +5.6% YoY. Source: county tax records.