7313 Florence Ave · Swissvale, PA 15218

$179,900

3 bd · 2.0 ba · 2,335 sqft · SingleFamily public records · 84 Days on market

Built 1900 1,846 sqft lot $77/sqft · 24% below area Est $238k · 24% under

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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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• 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

Location!Location! This Move In Ready Home Offers Over 2300 Sq Ft, Three Finished Levels, Flexible Living Space And The Opportunity To Add Value With This Being One Of the Larger Homes In Price Range Offering Upside Potential!! Three Story Home Near Regent Square In Swissvale, 4/5 Bedrooms, 1.5 Bath, Fenced In Courtyard On Corner Lot, Covered Front Porch, Spacious Rooms, First Floor: Separate Living Room/ Dining Room With Plenty Of Space, Equipped Kitchen W/ Extra Counter Space, Coffee Bar Area, Enclosed Porch/Mud Room Leading Out To Great Courtyard Area, Basement Area Offers Plenty of Storage, A Washer & Dryer In Laundry Area, Half Bath, Newer 150 Amp Electric Service, Newer Furnace, Second Floor: Three Bedrooms, One Hall Bath W/ Tub & Shower Combo, Third Floor: This finished attic space potentially has 3 Additional bedrooms/offices and plenty of storage. Walking Distance to Edgewood Town Center! Priced On Lower Side Of Homes In The Neighborhood!

Key facts

• 1,846 sq ft lot
• Listed 83 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $150 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $176k (2.0% below list).
• Recommended offer: $169k (6.0% 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); 80 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 31% of the median local income ($68k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $58k; list at $180k implies a 208% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $169,106 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.98% ✗
• Cap rate: 7.29%
• Cash-on-cash: 3.57%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (median comp): $237,798
• List price: $179,900
• Delta: -24.35%
• 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
7337 Denniston Ave	0.16mi	4/2.0 (+1)	2,402 (+3%)	15mo	$102,000	$42	70
1320 Macon Ave	0.59mi	4/2.0 (+1)	2,340 (+0%)	0mo	$665,000	$284	67
7717 Westmoreland Ave	0.42mi	4/3.0 (+1)	2,337 (+0%)	14mo	$123,000	$53	60
326 Leblanc St	0.56mi	4/2.0 (+1)	2,300 (-2%)	14mo	$370,000	$161	54
7510 Trevanion Ave	0.60mi	4/2.0 (+1)	2,400 (+3%)	12mo	$725,000	$302	52
7211 Whipple St	0.41mi	4/2.5 (+1)	2,100 (-10%)	8mo	$397,500	$189	50
236 Philander St	0.71mi	4/2.5 (+1)	2,212 (-5%)	2mo	$557,000	$252	49
1182 Windermere Dr	0.69mi	3/2.5	2,161 (-8%)	9mo	$576,060	$267	46
2226 Hampton St	0.64mi	3/1.5	2,168 (-7%)	14mo	$215,050	$99	45
7505 Ormond St	0.45mi	4/2.5 (+1)	2,060 (-12%)	14mo	$210,000	$102	41
142 Lloyd Ave	0.59mi	4/2.5 (+1)	1,992 (-15%)	8mo	$426,500	$214	34
557 Allenby Ave	0.66mi	3/2.5	2,107 (-10%)	21mo	$498,000	$236	34

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: -7.3%
• Equity multiple: 0.72×
• Total profit: $-14,051
• Equity at exit: $26,824

10-year hold

• IRR: 5.7%
• Equity multiple: 1.48×
• Total profit: $24,279
• Equity at exit: $15,554

Cash invested: $50,372 (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: 80
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,764 high
• Mortgage (P&I): −$943
• Tax est. 1.5%: −$225 /mo · $2,698/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $150

Break-even live

Break-even rent $1,574

Max offer price $179,900

Occupancy floor 86%

Sensitivity live

Price	-10% $274	-5% $212	+0% $150	+5% $88	+10% $26
Rent	-10% $11	-5% $80	+0% $150	+5% $220	+10% $289
Rate	-1.0pp $241	-0.5pp $196	base $150	+0.5pp $103	+1.0pp $56

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7009 Church St Pittsburgh, PA	3.0	2.0	1800	$1,550	$0.86	45d	1	0.27mi
2219 Manor Ave Pittsburgh, PA	3.0	1.0	1638	$1,600	$0.98	24d	1	0.43mi
442 Locust St Pittsburgh, PA	2.0	1.0	1600	$2,600	$1.62	4d	1	1.06mi
2570 Mount Royal Rd Pittsburgh, PA	4.0	2.5	1848	$3,200	$1.73	17d	1	1.36mi
745 Franklin Ave Pittsburgh, PA	4.0	2.0	1948	$1,599	$0.82	45d	1	1.42mi
1030 Ross Ave Pittsburgh, PA	4.0	3.5	2856	$2,200	$0.77	3d	1	1.50mi

Listing history 21 events

1. 2026-06-21
   days on market $179,900 Active 84 DOM
2. 2026-06-18
   days on market $179,900 Active 81 DOM
3. 2026-06-17
   days on market $179,900 Active 80 DOM
4. 2026-06-16
   days on market $179,900 Active 79 DOM
5. 2026-06-15
   days on market $179,900 Active 78 DOM
6. 2026-06-13
   statusdays on market $179,900 Active 76 DOM
7. 2026-06-09
   days on market $179,900 Contingent 72 DOM
8. 2026-06-08
   days on market $179,900 Contingent 71 DOM
9. 2026-06-07
   days on market $179,900 Contingent 70 DOM
10. 2026-06-05
    days on market $179,900 Contingent 67 DOM
11. 2026-06-03
    days on market $179,900 Contingent 66 DOM
12. 2026-06-02
    days on market $179,900 Contingent 65 DOM
13. 2026-06-01
    days on market $179,900 Contingent 64 DOM
14. 2026-05-31
    days on market $179,900 Contingent 63 DOM
15. 2026-05-06
    price $179,900 976-char remark

    Show marketing remark (976 chars)

    Location!Location! This Move In Ready Home Offers Over 2300 Sq Ft, Three Finished Levels, Flexible Living Space And The Opportunity To Add Value With This Being One Of the Larger Homes In Price Range Offering Upside Potential!! Three Story Home Near Regent Square In Swissvale, 4/5 Bedrooms, 1.5 Bath, Fenced In Courtyard On Corner Lot, Covered Front Porch, Spacious Rooms, First Floor: Separate Living Room/ Dining Room With Plenty Of Space, Equipped Kitchen W/ Extra Counter Space, Coffee Bar Area, Enclosed Porch/Mud Room Leading Out To Great Courtyard Area, Basement Area Offers Plenty of Storage, A Washer & Dryer In Laundry Area, Half Bath, Newer 150 Amp Electric Service, Newer Furnace, Second Floor: Three Bedrooms, One Hall Bath W/ Tub & Shower Combo, Third Floor: This finished attic space potentially has 3 Additional bedrooms/offices and plenty of storage. Walking Distance to Edgewood Town Center! Priced On Lower Side Of Homes In The Neighborhood!

16. 2026-03-26
    listed $189,900 Active 976-char remark

    Show marketing remark (976 chars)

    Location!Location! This Move In Ready Home Offers Over 2300 Sq Ft, Three Finished Levels, Flexible Living Space And The Opportunity To Add Value With This Being One Of the Larger Homes In Price Range Offering Upside Potential!! Three Story Home Near Regent Square In Swissvale, 4/5 Bedrooms, 1.5 Bath, Fenced In Courtyard On Corner Lot, Covered Front Porch, Spacious Rooms, First Floor: Separate Living Room/ Dining Room With Plenty Of Space, Equipped Kitchen W/ Extra Counter Space, Coffee Bar Area, Enclosed Porch/Mud Room Leading Out To Great Courtyard Area, Basement Area Offers Plenty of Storage, A Washer & Dryer In Laundry Area, Half Bath, Newer 150 Amp Electric Service, Newer Furnace, Second Floor: Three Bedrooms, One Hall Bath W/ Tub & Shower Combo, Third Floor: This finished attic space potentially has 3 Additional bedrooms/offices and plenty of storage. Walking Distance to Edgewood Town Center! Priced On Lower Side Of Homes In The Neighborhood!

17. 2015-05-04
    soldstatus $58,500
18. 2015-04-29
    price $58,500 431-char remark

    Show marketing remark (431 chars)

    Large home on corner lot, with great bones, high ceilings, third floor with three extra rooms, basement with powder room and built in bar, fenced in yard, roof replaced 2004, furnace and hot water heater one year old. This home has great potential! Just blocks from public transportation to Downtown, Oakland, Sq. Hill. Close to Frick Park, Regent Square, Edgewood Town Center, Waterfront. Walk to shops, eateries, drug store, etc

19. 2015-04-28
    price $64,900 431-char remark

    Show marketing remark (431 chars)

    Large home on corner lot, with great bones, high ceilings, third floor with three extra rooms, basement with powder room and built in bar, fenced in yard, roof replaced 2004, furnace and hot water heater one year old. This home has great potential! Just blocks from public transportation to Downtown, Oakland, Sq. Hill. Close to Frick Park, Regent Square, Edgewood Town Center, Waterfront. Walk to shops, eateries, drug store, etc

20. 2015-04-28
    soldstatus $58,500 Sold 431-char remark

    Show marketing remark (431 chars)

    Large home on corner lot, with great bones, high ceilings, third floor with three extra rooms, basement with powder room and built in bar, fenced in yard, roof replaced 2004, furnace and hot water heater one year old. This home has great potential! Just blocks from public transportation to Downtown, Oakland, Sq. Hill. Close to Frick Park, Regent Square, Edgewood Town Center, Waterfront. Walk to shops, eateries, drug store, etc

21. 2014-11-18
    listed $64,900 431-char remark

    Show marketing remark (431 chars)

    Large home on corner lot, with great bones, high ceilings, third floor with three extra rooms, basement with powder room and built in bar, fenced in yard, roof replaced 2004, furnace and hot water heater one year old. This home has great potential! Just blocks from public transportation to Downtown, Oakland, Sq. Hill. Close to Frick Park, Regent Square, Edgewood Town Center, Waterfront. Walk to shops, eateries, drug store, etc

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,163
• − Mortgage interest: −$10,077
• − Property taxes: −$2,698
• − Insurance: −$900
• − Repairs & maintenance: −$1,693
• − Management: −$1,693
• − Depreciation: −$5,233
• Taxable loss: −$1,132
• Est. tax savings @ 24.0%: +$272
• After-tax cash flow: $2,072/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

+177.2% since first listed

7 events — show timeline

• 2026-05-06 Price Changed $179,900 West Penn MLS
• 2026-03-26 Listed $189,900 West Penn MLS
• 2015-05-04 Sold (Public Records) $58,500 Public Records
• 2015-04-29 Price Changed $58,500 West Penn MLS
• 2015-04-28 Sold (MLS) $58,500 West Penn MLS
• 2015-04-28 Price Changed $64,900 West Penn MLS
• 2014-11-18 Listed $64,900 West Penn MLS

Property tax history

-35.4%/yr

Latest (2018): $262 · -88.2% YoY. Source: county tax records.