287 Lakeview Dr W · Salem, PA 18436

$289,000

2 bd · 1.0 ba · 1,104 sqft · SingleFamily public records · 30 Days on market

Built 1972 0.34 ac lot Est $240k · 21% over $200/mo HOA · 7% of rent

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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 +19.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.1/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Pocono Retreat! 3BED/2FULL BATH ranch home just walking distance to a beautiful lake. Featuring a cozy fireplace, stunning updates throughout, and modern finishes with everything new or updated. Enjoy a peaceful setting and a bright, spacious large deck perfect for relaxing or entertaining. Located in an absolutely fantastic amenity-filled gated community, this home offers the perfect blend of comfort and style. Close to ski areas, restaurants, shopping, hiking trails, and endless outdoor activities. Ideal as a full-time residence, vacation getaway, or incredible investment opportunity in the Poconos! The amenities include lakes, beaches, pools, clubhouse with restaurant and pub, golf cour

Key facts

• Close to restaurants
• Close to ski areas
• Close to shopping

Tags

• BRIGHT SPACIOUS LARGE DECK
• AMENITY FILLED GATED COMMUNITY
• CLOSE TO SKI AREAS
• CLOSE TO RESTAURANTS
• CLOSE TO SHOPPING
• CLOSE TO HIKING TRAILS

Property features AI

Finance

• Other: Subdivision: The Hideout
• HOA & community: Homeowners association with annual fee (paid annually); Association amenities include security, gated access, clubhouse, dog park, meeting/party rooms, workshop area, playground, parks, recreation facilities, recreation room, billiard/game rooms, golf course access, ski access, fitness center, trails, tennis and racquet sports courts, basketball/game courts, and a pool; Association fee includes trash and security

Exterior

• Parking: On-site open parking (approximately 45 spaces); Gravel parking
• Security: 24-hour security; Gated community
• Utilities: Private water; Private sewer; Electric service with circuit breakers
• Home design: Single-family house; Residential property
• Construction: Vinyl siding; Crawl space foundation
• Exterior features: Outdoor lighting; Exterior storage; Porch; Deck; Sliding doors; Shingle roof; Back yard; Front yard; Paved road access

Interior

• Kitchen: Electric oven; Refrigerator; Dishwasher; Microwave; Stainless steel appliances
• Bedrooms: Total rooms: 7
• Flooring: Ceramic tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard electric heating; Ductless cooling; Ceiling fans
• Interior features: Kitchen island; Granite counters; Soaking tub; Open floorplan; Recessed lighting; Track lighting; Ceiling fans; Living room wood-burning fireplace with stone surround and insert; Unfurnished
• Laundry & utility: Washer and dryer included; Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $314 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $289k).
• Recommended offer: $285k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Western Wayne SD (rural): math 39% / reading 63% proficiency, ranked #165 of 539 in PA (top 31%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 338 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $31k of equity ($2k loan paydown + $29k 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 $81k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$50k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($285k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $128k; list at $289k implies a 127% gain — meaningful room to come down on a strong offer.

Recommended offer $284,665 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.00% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.65%
• DSCR: 1.21
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $239,568
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
265 Parkwood Dr	0.42mi	3/1.5 (+1)	1,120 (+1%)	0mo	$289,990	$259	70
28 Lakewood Dr	0.59mi	2/1.0	1,100 (-0%)	6mo	$162,500	$148	67
1267 Brookfield Rd	0.48mi	2/2.0	1,134 (+3%)	5mo	$232,160	$205	64
114 Woodview Ter	0.60mi	2/1.0	1,122 (+2%)	10mo	$190,000	$169	61
210 Deerfield Rd	0.62mi	2/2.0	1,100 (-0%)	7mo	$239,000	$217	61
12 Oak Court Ct	0.56mi	3/1.0 (+1)	1,140 (+3%)	7mo	$257,000	$225	58
12 Oak Ct	0.56mi	3/1.0 (+1)	1,140 (+3%)	7mo	$257,000	$225	58
10 Vista Ct	0.31mi	3/2.0 (+1)	1,205 (+9%)	6mo	$241,700	$201	56
45 Brentwood Dr	0.49mi	3/1.0 (+1)	1,152 (+4%)	13mo	$229,000	$199	54
126 Oak Cir	0.51mi	3/1.0 (+1)	1,200 (+9%)	8mo	$260,000	$217	50
80 Lakewood Dr	0.54mi	3/2.0 (+1)	1,050 (-5%)	12mo	$255,000	$243	47
57 Woodview Ter	0.68mi	3/2.0 (+1)	1,200 (+9%)	19mo	$265,000	$221	29

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: $177,414
• Equity at exit: $260,354

10-year hold

• IRR: 24.1%
• Equity multiple: 7.26×
• Total profit: $506,800
• Equity at exit: $561,463

Cash invested: $80,920 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 338
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,516
• Tax from tax record: −$141 /mo · $1,695/yr
• Insurance: −$120
• HOA: −$200
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $314

Break-even live

Break-even rent $2,503

Max offer price $289,000

Occupancy floor 84%

Sensitivity live

Price	-10% $477	-5% $396	+0% $314	+5% $232	+10% $150
Rent	-10% $85	-5% $199	+0% $314	+5% $428	+10% $543
Rate	-1.0pp $459	-0.5pp $387	base $314	+0.5pp $239	+1.0pp $163

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: $72,250
• Closing costs: $8,670
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 Golf Park Dr Lake Ariel, PA	3.0	1.0	1210	$2,900	$2.40	25d	1	0.95mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: poolsecurity

Listing history 19 events

1. 2026-06-18
   days on market $289,000 Active 30 DOM
2. 2026-06-17
   days on market $289,000 Active 29 DOM
3. 2026-06-16
   days on market $289,000 Active 28 DOM
4. 2026-06-15
   days on market $289,000 Active 27 DOM
5. 2026-06-14
   days on market $289,000 Active 25 DOM
6. 2026-06-13
   days on market $289,000 Active 24 DOM
7. 2026-06-10
   days on market $289,000 Active 22 DOM
8. 2026-06-09
   days on market $289,000 Active 21 DOM
9. 2026-06-08
   days on market $289,000 Active 20 DOM
10. 2026-06-07
    days on market $289,000 Active 19 DOM
11. 2026-06-03
    days on market $289,000 Active 15 DOM
12. 2026-06-02
    days on market $289,000 Active 14 DOM
13. 2026-06-01
    days on market $289,000 Active 13 DOM
14. 2026-05-31
    days on market $289,000 Active 12 DOM
15. 2026-05-30
    days on market $289,000 Active 11 DOM
16. 2026-05-18
    listed $289,000 Active
17. 2022-05-23
    soldstatus $127,500
18. 1998-03-02
    soldstatus $66,000
19. 1982-06-12
    soldstatus $47,000

ⓘ 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: $1,695 · $141/mo
• Projected year-2 tax: $3,131 · $261/mo
• Expected delta: +$1,436/yr (+$120/mo · 84.7%)

ⓘ 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 3/10 Moderate 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: $34,800
• − Mortgage interest: −$16,188
• − Property taxes: −$1,695
• − Insurance: −$1,445
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,400
• − Depreciation: −$8,407
• Taxable loss: −$904
• Est. tax savings @ 24.0%: +$217
• After-tax cash flow: $3,982/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: Western Wayne SD
• NCES district ID: 4226070
• Math proficiency: 39% ▼ -12.00%
• Reading proficiency: 63% ▼ -6.00%
• Median HH income: $51,358
• Composite: 43.65/100
• National rank: #2964
• State rank: #165 of 539 in PA

Livability — Salem

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: The Hideout, PA
• Population (ZIP): 13,225

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 (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Common ancestry: Romanian 9% Scotch-Irish 2% Iranian 2%
• Foreign-born: 4%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 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: ▲ 47.95%
• Current HPI: 331.9645
• 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

+514.9% since first listed

4 events — show timeline

• 2026-05-18 Listed $289,000 PMAR
• 2022-05-23 Sold (Public Records) $127,500 Public Records
• 1998-03-02 Sold (Public Records) $66,000 Public Records
• 1982-06-12 Sold (Public Records) $47,000 Public Records

Property tax history

+3.8%/yr

Latest (2026): $1,695 · +3.1% YoY. Source: county tax records.