7712 1/2 Francis St · Swissvale, PA 15218

$97,000

2 bd · 1.0 ba · 896 sqft · SingleFamily · 120 Days on market

Built 1923 1,864 sqft lot Est $110k · 12% under ↓ 3% 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 +25.9/30.0
• ARV discount +12.9/15.0
• DSCR +8.7/10.0
• 1% rule +6.8/10.0
• 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

Move-in ready and full of charm, this inviting home features an open, easy-flow floor plan on the main living level—ideal for both everyday living and entertaining. The bright living and dining areas create a welcoming atmosphere with great functionality and comfort from the moment you walk in. Step outside to a fully fenced backyard with convenient alley access, perfect for pets, outdoor gatherings, or added parking flexibility. The home also offers generous storage space in the basement, providing room for seasonal items, tools, or hobby use while keeping the main living areas clutter-free. With quick access to the city and located near a bus line, commuting and daily errands are si

Key facts

• Near a bus line
• 1,864 sq ft lot
• Built 1923

Tags

• OPEN EASY-FLOW FLOOR PLAN
• FULLY FENCED BACKYARD
• CONVENIENT ALLEY ACCESS
• GENEROUS STORAGE SPACE
• QUICK ACCESS TO THE CITY
• NEAR A BUS LINE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: 2-story property; Resale condition; Asphalt roof
• Construction: Asphalt roof
• Exterior features: Small lot (approx. 0.0428 acres)

Interior

• Kitchen: Refrigerator; Stove; Some gas appliances
• Bedrooms: Two upper-level bedrooms (approx. 15 x 10 and 15 x 11)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced-air heating (gas)
• Interior features: Has basement; Carpet and vinyl flooring

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $237 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $88k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.2% 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; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $671 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 6.0% rent growth), your $27k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1923 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $88,270 (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 1923 — 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: 1.18% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $110,208
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7714 Francis St	0.00mi	2/1.0	896 (0%)	16mo	$86,000	$96	86
7637 Roslyn St	0.09mi	2/1.0	842 (-6%)	6mo	$130,000	$154	80
2241 1/2 Hawthorne Ave	0.20mi	2/1.0	944 (+5%)	6mo	$65,000	$69	77
2324 Buena Vista St	0.32mi	2/1.0	825 (-8%)	13mo	$103,000	$125	61
2748 Columbia Ave	0.60mi	2/1.0	900 (+0%)	12mo	$148,000	$164	61
7151 Harrison Ave	0.64mi	2/1.5	896 (0%)	9mo	$118,500	$132	61
2003 Lafayette St	0.45mi	2/1.0	800 (-11%)	3mo	$98,500	$123	59
2342 Buena Vis	0.36mi	2/1.0	950 (+6%)	18mo	$90,000	$95	58
1922 Lafayette St	0.47mi	2/1.0	850 (-5%)	14mo	$83,500	$98	58
7216 Schley Ct	0.56mi	2/1.0	850 (-5%)	12mo	$80,000	$94	55
2457 S Braddock Ave	0.52mi	2/1.0	988 (+10%)	12mo	$105,000	$106	49
93 Lilmont Dr	0.73mi	3/2.0 (+1)	1,000 (+12%)	13mo	$193,000	$193	26

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: 2.8%
• Equity multiple: 1.11×
• Total profit: $2,989
• Equity at exit: $14,463

10-year hold

• IRR: 15.1%
• Equity multiple: 2.39×
• Total profit: $37,807
• Equity at exit: $8,387

Cash invested: $27,160 (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: 7.0×

Monthly cashflow live

• Estimated rent: $1,149 high
• Mortgage (P&I): −$509
• Tax est. 1.5%: −$121 /mo · $1,455/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$241
• Net cashflow: $237

Break-even live

Break-even rent $849

Max offer price $97,000

Occupancy floor 74%

Sensitivity live

Price	-10% $304	-5% $271	+0% $237	+5% $203	+10% $170
Rent	-10% $146	-5% $192	+0% $237	+5% $282	+10% $328
Rate	-1.0pp $286	-0.5pp $262	base $237	+0.5pp $212	+1.0pp $186

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: $24,250
• Closing costs: $2,910
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2121 Milligan Ave Unit 3 Pittsburgh, PA	2.0	1.0	800	$1,195	$1.49	44d	1	0.08mi
2121 Milligan Ave Unit 6 Pittsburgh, PA	2.0	1.0	800	$1,300	$1.62	5d	1	0.08mi
2255 Hawthorne Ave Unit 2255 Swissvale, PA	2.0	1.0	1020	$1,000	$0.98	13d	1	0.22mi
7467 Schoyer Ave Pittsburgh, PA	1.0	1.0	900	$895	$0.99	3d	1	0.28mi
2319 S Braddock Ave Unit 2 Pittsburgh, PA	1.0	1.0	600	$1,090	$1.82	24d	1	0.28mi
7801 Lloyd Ave Unit 105 Pittsburgh, PA	1.0	1.0	750	$970	$1.29	24d	1	0.33mi
1003 Smokey Wood Dr Swissvale, PA	1.0–2.0	1.0	874	$1,475	$1.69	5d	4	0.47mi
7340 Whipple St Swissvale, PA	1.0	1.0	685	$920	$1.34	24d	2	0.47mi
7338 Whipple St Unit 10 Swissvale, PA	1.0	1.0	685	$920	$1.34	24d	1	0.48mi
241 Edgewood Ave Unit C12 Pittsburgh, PA	1.0	1.0	712	$925	$1.30	20d	1	0.51mi
235 Edgewood Ave Pittsburgh, PA	1.0	1.0	712	$925	$1.30	4d	1	0.51mi
233-241 Edgewood Ave Unit B06 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	24d	1	0.52mi
233-241 Edgewood Ave Unit B10 Pittsburgh, PA	2.0	1.0	726	$1,250	$1.72	44d	1	0.52mi
233-241 Edgewood Ave Unit B09 Pittsburgh, PA	1.0	1.0	712	$1,050	$1.47	44d	1	0.52mi
7122 Harrison Ave Unit 1 Pittsburgh, PA	1.0	1.0	820	$1,100	$1.34	17d	1	0.67mi
207 Montana Ave Pittsburgh, PA	2.0	1.0	840	$1,000	$1.19	24d	1	0.72mi
2673 Woodstock Ave Pittsburgh, PA	3.0	1.0	1000	$1,190	$1.19	24d	1	0.77mi
1305 Walnut St Unit B Pittsburgh, PA	1.0	1.0	840	$1,000	$1.19	24d	1	0.81mi
1635 Ardmore Blvd Pittsburgh, PA	1.0	1.0	650	$800	$1.23	22d	1	1.16mi
144 Comrie Ave Braddock, PA	3.0	1.0	1000	$1,250	$1.25	24d	1	1.17mi
600 Kelly Ave Pittsburgh, PA	1.0–2.0	1.0	968	$1,350	$1.39	4d	3	1.17mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	13d	1	1.18mi
602 Mulberry St Unit 3 Pittsburgh, PA	1.0	1.0	800	$1,110	$1.39	24d	1	1.18mi
100 Bryn Mawr Ct W Pittsburgh, PA	1.0–2.0	1.0–2.0	975	$1,904	$1.95	3d	15	1.27mi
515 Rebecca Ave Unit 515D Pittsburgh, PA	2.0	1.0	850	$1,310	$1.54	8d	1	1.28mi
7070 Forward Ave Pittsburgh, PA	1.0–2.0	1.0–1.5	912	$2,800	$3.07	2d	12	1.36mi
214 Vine St Homestead, PA	2.0	1.0	1034	$1,150	$1.11	44d	1	1.37mi
1001 Parkview Blvd Pittsburgh, PA	1.0–2.0	1.0–2.0	888	$2,750	$3.10	2d	1	1.42mi
519 E 9th Ave Fl 1 Homestead, PA	1.0	1.0	900	$995	$1.11	11d	1	1.49mi

Listing history 18 events

1. 2026-06-18
   days on market $97,000 Active 120 DOM
2. 2026-06-17
   days on market $97,000 Active 119 DOM
3. 2026-06-16
   days on market $97,000 Active 118 DOM
4. 2026-06-15
   days on market $97,000 Active 117 DOM
5. 2026-06-13
   days on market $97,000 Active 115 DOM
6. 2026-06-09
   days on market $97,000 Active 111 DOM
7. 2026-06-08
   days on market $97,000 Active 110 DOM
8. 2026-06-07
   days on market $97,000 Active 109 DOM
9. 2026-06-05
   days on market $97,000 Active 106 DOM
10. 2026-06-03
    days on market $97,000 Active 105 DOM
11. 2026-06-02
    days on market $97,000 Active 104 DOM
12. 2026-06-01
    days on market $97,000 Active 103 DOM
13. 2026-05-31
    days on market $97,000 Active 102 DOM
14. 2026-05-19
    status Active
15. 2026-05-19
    price $97,000
16. 2026-04-28
    historical Contingent
17. 2026-03-23
    price $98,000
18. 2026-02-18
    listed $100,000 Active

ⓘ 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 · 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: $13,782
• − Mortgage interest: −$5,434
• − Property taxes: −$1,455
• − Insurance: −$485
• − Repairs & maintenance: −$1,103
• − Management: −$1,103
• − Depreciation: −$2,822
• Taxable income: $1,382
• Est. tax owed @ 24.0%: −$332
• After-tax cash flow: $2,512/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

-3.0% since first listed

5 events — show timeline

• 2026-05-19 Relisted — West Penn MLS
• 2026-05-19 Price Changed $97,000 West Penn MLS
• 2026-04-28 Contingent — West Penn MLS
• 2026-03-23 Price Changed $98,000 West Penn MLS
• 2026-02-18 Listed $100,000 West Penn MLS