412 Bishop Ave · Hawley, PA 18428

$155,000

3 bd · 1.0 ba · 1,290 sqft · SingleFamily public records · 5 Days on market

Built 1890 4,792 sqft lot $120/sqft · 35% below area Est $191k · 19% under

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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 +19.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.0/10.0
• 1% rule +5.3/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Step back in time with this late-1800s home located in the heart of Hawley Borough. Full of character and potential, this 2-bedroom, 1-bath home offers timeless charm with room to expand on the second floor for additional living space, bedrooms, or a home office. Relax on the covered front porch or enjoy quiet evenings on the stone back patio. Additional features include a carport, metal roof and a brand new chimney completed in Fall 2025. Conveniently located close to Hawley's restaurants, shops, parks, and Lake Wallenpaupack, this home is a great opportunity for someone looking for small-town living with historic charm.

Key facts

• Covered front porch
• Metal roof
• Brand new chimney

Tags

• LATE 1800S HOME
• COVERED FRONT PORCH
• STONE BACK PATIO
• CARPORT
• METAL ROOF
• BRAND NEW CHIMNEY

Property features AI

Exterior

• Parking: Carport; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single family residence; One and one half stories; Residential zoning
• Construction: Metal roof; Unfinished basement; Has basement
• Exterior features: Courtyard; Patio; Workshop

Interior

• Kitchen: Oven; Refrigerator; Range
• Bedrooms: 7 total rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water heating; Steam heating; Has heating
• Interior features: Living room fireplace

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $155k.

Deal economics

• At list price, monthly cash flow is $165 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $155k).
• Cap rate 7.6% vs local median 4.0% in Hawley — 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 68/100 on livability (#898 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: amenities F, commute F, employment 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.
• Zoned schools: Wallenpaupack North Intrmd Sch (math 36% / reading 59%, grade D, #733 of 1,518 statewide, top 48%, 471 students, 63% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 61% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 375 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $17k of equity ($1k loan paydown + $16k 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 $43k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $26k; list at $155k implies a 490% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1890 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $155,000

Questions for the listing agent

1. Built in 1890 — 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. 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.
4. 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.
5. 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: 1.03% ✓
• Cap rate: 7.57%
• Cash-on-cash: 4.57%
• DSCR: 1.20
• GRM: 8.1

CMA / ARV

• ARV (median comp): $190,981
• List price: $155,000
• Delta: -18.84%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
744 Church St	0.14mi	3/1.5	1,250 (-3%)	16mo	$147,000	$118	73
461 Woodland Ave	0.42mi	2/1.0 (-1)	1,200 (-7%)	1mo	$197,500	$165	63
211 Wangum Ave	0.33mi	4/2.0 (+1)	1,296 (+0%)	18mo	$257,000	$198	60
916 Oakland St	0.60mi	2/1.5 (-1)	1,361 (+6%)	1mo	$185,000	$136	55
406 River St	0.25mi	3/1.5	1,401 (+9%)	21mo	$204,500	$146	55
300 Myrtle Ave	0.52mi	3/1.5	1,240 (-4%)	21mo	$200,000	$161	50
211 Spruce St	0.52mi	3/2.0	1,125 (-13%)	1mo	$250,000	$222	50

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: 27.6%
• Equity multiple: 3.19×
• Total profit: $94,975
• Equity at exit: $139,636

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $271,486
• Equity at exit: $301,131

Cash invested: $43,400 (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: 375
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,592 medium
• Mortgage (P&I): −$813
• Tax from tax record: −$215 /mo · $2,583/yr
• Insurance: −$65
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $165

Break-even live

Break-even rent $1,383

Max offer price $155,000

Occupancy floor 85%

Sensitivity live

Price	-10% $253	-5% $209	+0% $165	+5% $121	+10% $77
Rent	-10% $39	-5% $102	+0% $165	+5% $228	+10% $291
Rate	-1.0pp $243	-0.5pp $205	base $165	+0.5pp $125	+1.0pp $84

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: $38,750
• Closing costs: $4,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
607 Church St Hawley, PA	3.0	1.0	1210	$1,500	$1.24	26d	1	0.09mi
308 Bishop Ave Unit 308 B Hawley, PA	3.0	1.0	1287	$1,600	$1.24	17d	1	0.11mi
8 Hutchinson Ct Hawley, PA	3.0	2.0	1400	$2,500	$1.79	6d	1	1.06mi

Listing history 2 events

1. 2026-05-15
   listed $155,000 Active 629-char remark
2. 1984-07-31
   soldstatus $26,250

ⓘ 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: $2,583 · $215/mo
• Projected year-2 tax: $2,583 · $215/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

• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $19,107
• − Mortgage interest: −$8,682
• − Property taxes: −$2,583
• − Insurance: −$775
• − Repairs & maintenance: −$1,529
• − Management: −$1,529
• − Depreciation: −$4,509
• Taxable loss: −$500
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $2,102/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 — Hawley

• Score: 68/100
• State rank: #898
• US rank: #9570

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Hawley, PA
• 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

+490.5% since first listed

3 events — show timeline

• 2026-05-20 Pending — PWMLS
• 2026-05-15 Listed $155,000 PWMLS
• 1984-07-31 Sold (Public Records) $26,250 Public Records

Property tax history

+4.3%/yr

Latest (2026): $2,583 · +2.0% YoY. Source: county tax records.