49 Sunrise Trl · The Hideout, PA 18428

$225,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 23 Days on market

Built 1970 Est $226k · at est.

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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 +21.6/30.0
• Appreciation +10.0/10.0
• ARV discount +7.7/15.0
• DSCR +6.9/10.0
• 1% rule +4.8/10.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

VERY AFFORDABLE!!! Private, year round or vacation, 3 bdrm renovated ranch with Florida room, carport, and storage shed. Move in ready and easy to maintain. Friendly, low key, low dues community with lovely lake and sandy beach, large picnic and entertaining pavilion, ball field, and playground. Low taxes. Commutable distance to NYC and other major metro areas.

Key facts

• Sandy beach
• Florida room
• Carport

Tags

• RENOVATED RANCH
• FLORIDA ROOM
• CARPORT
• STORAGE SHED
• LAKE
• SANDY BEACH

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $343 ($4k/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 $221k (1.7% below list).
• Recommended offer: $221k (1.7% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.0% in The Hideout — 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 72/100 on livability (#668 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 371 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $63k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $122k; list at $225k implies a 84% gain — meaningful room to come down on a strong offer.

Recommended offer $221,259 (1.7% below list)

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 8.12%
• Cash-on-cash: 6.54%
• DSCR: 1.29
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $225,984
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
97 Tiffany Rd	0.56mi	2/1.0 (-1)	1,062 (+1%)	4mo	$190,000	$179	65
65 Windsor Rd	0.49mi	3/1.0	960 (-9%)	1mo	$224,900	$234	61
167 W Shore Dr	0.54mi	3/2.0	1,054 (-0%)	13mo	$553,300	$525	59
36 Fawn Rd	0.56mi	3/1.5	1,100 (+4%)	15mo	$235,000	$214	52
23 Highland Ln	0.64mi	2/1.0 (-1)	936 (-11%)	9mo	$199,900	$214	39
142 Sunrise Trl	0.44mi	2/1.5 (-1)	1,147 (+9%)	24mo	$222,500	$194	38
99 Ferris Rd	0.65mi	2/1.5 (-1)	961 (-9%)	12mo	$210,000	$219	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 29.0%
• Equity multiple: 3.29×
• Total profit: $144,357
• Equity at exit: $202,698

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $407,788
• Equity at exit: $437,126

Cash invested: $63,000 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$131 /mo · $1,570/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $343

Break-even live

Break-even rent $1,778

Max offer price $225,000

Occupancy floor 79%

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $225,000 Active 23 DOM
2. 2026-06-17
   days on market $225,000 Active 22 DOM
3. 2026-06-16
   days on market $225,000 Active 21 DOM
4. 2026-06-15
   days on market $225,000 Active 20 DOM
5. 2026-06-13
   days on market $225,000 Active 18 DOM
6. 2026-06-13
   days on market $225,000 Active 17 DOM
7. 2026-06-09
   days on market $225,000 Active 14 DOM
8. 2026-06-08
   days on market $225,000 Active 13 DOM
9. 2026-06-07
   days on market $225,000 Active 12 DOM
10. 2026-06-04
    days on market $225,000 Active 9 DOM
11. 2026-06-03
    days on market $225,000 Active 8 DOM
12. 2026-06-02
    days on market $225,000 Active 7 DOM
13. 2026-06-01
    days on market $225,000 Active 6 DOM
14. 2026-05-31
    days on market $225,000 Active 5 DOM
15. 2026-05-26
    listed $225,000 Active
16. 2020-08-31
    soldstatus $122,000
17. 2020-08-13
    soldstatus 363-char remark

    Show marketing remark (439 chars)

    VERY AFFORDABLE!!! Private, year round or vacation, 3 bdrm renovated ranch with Florida room, carport, and storage shed. Move in ready and easy to maintain. Friendly, low key, low dues community with lovely lake and sandy beach, large picnic and entertaining pavilion, ball field, and playground. Low taxes. Commutable distance to NYC and other major metro areas. , Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Eating Area: Modern KT

18. 2020-08-13
    soldstatus $122,000 439-char remark

    Show marketing remark (439 chars)

    VERY AFFORDABLE!!! Private, year round or vacation, 3 bdrm renovated ranch with Florida room, carport, and storage shed. Move in ready and easy to maintain. Friendly, low key, low dues community with lovely lake and sandy beach, large picnic and entertaining pavilion, ball field, and playground. Low taxes. Commutable distance to NYC and other major metro areas. , Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Eating Area: Modern KT

19. 2020-06-25
    listed $129,000 363-char remark

    Show marketing remark (439 chars)

    VERY AFFORDABLE!!! Private, year round or vacation, 3 bdrm renovated ranch with Florida room, carport, and storage shed. Move in ready and easy to maintain. Friendly, low key, low dues community with lovely lake and sandy beach, large picnic and entertaining pavilion, ball field, and playground. Low taxes. Commutable distance to NYC and other major metro areas. , Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Eating Area: Modern KT

20. 2020-06-25
    listed $129,000 439-char remark

    Show marketing remark (439 chars)

    VERY AFFORDABLE!!! Private, year round or vacation, 3 bdrm renovated ranch with Florida room, carport, and storage shed. Move in ready and easy to maintain. Friendly, low key, low dues community with lovely lake and sandy beach, large picnic and entertaining pavilion, ball field, and playground. Low taxes. Commutable distance to NYC and other major metro areas. , Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Eating Area: Modern KT

21. 2005-10-05
    soldstatus $90,000
22. 1988-12-15
    soldstatus $50,000

ⓘ 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: $1,570 · $131/mo
• Projected year-2 tax: $2,562 · $214/mo
• Expected delta: +$993/yr (+$83/mo · 63.2%)

ⓘ 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 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,551
• − Mortgage interest: −$12,603
• − Property taxes: −$1,570
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$6,545
• Taxable income: $459
• Est. tax owed @ 24.0%: −$110
• After-tax cash flow: $4,011/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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — The Hideout

• Score: 72/100
• State rank: #668
• US rank: #6516

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,446

Population outlook (Wayne County) Hauer SSP2

• Today (2025): 47,924 people
• By 2030: 46,191 · -3.6%
• By 2040: 42,815 · -10.7%
• By 2050: 39,873 · -16.8%
• By 2075: 34,556 · -27.9%
• By 2100: 28,358 · -40.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Wayne

• 2024 margin: Solid R (+37.1) · D 31.1% · R 68.2%
• 2008→2024 swing: -24.8pp toward R · 2008: -12.3pp · 2024: -37.1pp
• All cycles: 2024: R+37.1 2020: R+33.6 2016: R+39.7 2012: R+20.9 2008: R+12.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.60%
• Current HPI: 340.8254
• Rent YoY: —
• Metro: —
• 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

+350.0% since first listed

8 events — show timeline

• 2026-05-26 Listed $225,000 FSBO.com
• 2020-08-31 Sold (Public Records) $122,000 Public Records
• 2020-08-13 Sold (MLS) $122,000 PWMLS
• 2020-08-13 Sold (MLS) — PWMLS
• 2020-06-25 Listed $129,000 PWMLS
• 2020-06-25 Listed $129,000 PWMLS
• 2005-10-05 Sold (Public Records) $90,000 Public Records
• 1988-12-15 Sold (Public Records) $50,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $1,570 · +2.3% YoY. Source: county tax records.