72 Woodridge Dr · Salem, PA 18436

$229,000

2 bd · 2.0 ba · 994 sqft · SingleFamily public records · 58 Days on market

Built 1990 0.34 ac lot $230/sqft · 7% below area Est $272k · 16% under $189/mo HOA · 10% 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).

• ARV discount +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• Schools +4.4/10.0
• 1% rule +3.2/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Charming chalet-style home in the heart of the Poconos! This inviting property features a bright open floor plan with rustic charm and tasteful updates throughout, offering the perfect blend of cozy and modern. Ideally located on Woodridge Dr, just a short distance to the main beach, main pool, ski hill, and tiki bar--making it easy to enjoy all the community has to offer. Situated in the amenity-filled, gated recreational community of The Hideout, featuring lakes, pools, beaches, golf course, ski hill, bar, restaurant, fitness center, and tiki bar. A perfect getaway, full-time home, or investment opportunity!

Key facts

• Open floor plan
• 0.34 acre lot
• Community pool

Tags

• OPEN FLOOR PLAN
• GATED RECREATIONAL COMMUNITY
• SHORT DISTANCE TO BEACH
• SHORT DISTANCE TO POOL
• SHORT DISTANCE TO SKI HILL
• SHORT DISTANCE TO TIKI BAR

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $-176 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $187k (18.2% below list).
• Recommended offer: $187k (18.2% below list) — sets the bar for 1% rule.

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; 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 + $23k 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.
• 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 58 days — a 3% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $190k; 21% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $187,340 (18.2% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.82% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.30%
• DSCR: 0.85
• GRM: 10.2

CMA / ARV

• ARV (median comp): $271,770
• List price: $229,000
• Delta: -15.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
210 Deerfield Rd	0.44mi	2/2.0	1,100 (+11%)	7mo	$239,000	$217	56
265 Parkwood Dr	0.37mi	3/1.5 (+1)	1,120 (+13%)	0mo	$289,990	$259	54
80 Lakewood Dr	0.56mi	3/2.0 (+1)	1,050 (+6%)	12mo	$255,000	$243	49
1267 Brookfield Rd	0.53mi	2/2.0	1,134 (+14%)	5mo	$232,160	$205	47
28 Lakewood Dr	0.65mi	2/1.0	1,100 (+11%)	6mo	$162,500	$148	43
12 Oak Ct	0.41mi	3/1.0 (+1)	1,140 (+15%)	7mo	$257,000	$225	41
12 Oak Court Ct	0.41mi	3/1.0 (+1)	1,140 (+15%)	7mo	$257,000	$225	41
114 Woodview Ter	0.67mi	2/1.0	1,122 (+13%)	10mo	$190,000	$169	35
211 Parkwood Dr	0.64mi	2/1.5	1,137 (+14%)	23mo	$180,000	$158	25

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $113,556
• Equity at exit: $206,301

10-year hold

• IRR: 19.7%
• Equity multiple: 6.36×
• Total profit: $343,386
• Equity at exit: $444,897

Cash invested: $64,120 (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: 10.2×

Monthly cashflow live

• Estimated rent: $1,873 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$95
• HOA: −$189
• Vacancy / Maint / Mgmt: −$393
• Net cashflow: $-176

Break-even live

Break-even rent $2,097

Max offer price $197,832

Occupancy floor —

Sensitivity live

Price	-10% $-47	-5% $-112	+0% $-176	+5% $-241	+10% $-306
Rent	-10% $-324	-5% $-250	+0% $-176	+5% $-102	+10% $-28
Rate	-1.0pp $-61	-0.5pp $-118	base $-176	+0.5pp $-236	+1.0pp $-296

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $189 · $2,268/yr
• Likely covers: poolgymsecurity

Listing history 21 events

1. 2026-06-18
   days on market $229,000 Active 58 DOM
2. 2026-06-17
   days on market $229,000 Active 57 DOM
3. 2026-06-16
   days on market $229,000 Active 56 DOM
4. 2026-06-15
   days on market $229,000 Active 55 DOM
5. 2026-06-14
   days on market $229,000 Active 53 DOM
6. 2026-06-13
   days on market $229,000 Active 52 DOM
7. 2026-06-10
   days on market $229,000 Active 50 DOM
8. 2026-06-09
   days on market $229,000 Active 49 DOM
9. 2026-06-08
   days on market $229,000 Active 48 DOM
10. 2026-06-07
    days on market $229,000 Active 47 DOM
11. 2026-06-03
    days on market $229,000 Active 43 DOM
12. 2026-06-02
    days on market $229,000 Active 42 DOM
13. 2026-06-01
    days on market $229,000 Active 41 DOM
14. 2026-05-31
    days on market $229,000 Active 40 DOM
15. 2026-05-30
    days on market $229,000 Active 39 DOM
16. 2026-04-20
    listed $239,000 Active 617-char remark

    Show marketing remark (617 chars)

    Charming chalet-style home in the heart of the Poconos! This inviting property features a bright open floor plan with rustic charm and tasteful updates throughout, offering the perfect blend of cozy and modern. Ideally located on Woodridge Dr, just a short distance to the main beach, main pool, ski hill, and tiki bar--making it easy to enjoy all the community has to offer. Situated in the amenity-filled, gated recreational community of The Hideout, featuring lakes, pools, beaches, golf course, ski hill, bar, restaurant, fitness center, and tiki bar. A perfect getaway, full-time home, or investment opportunity!

17. 2024-08-14
    soldstatus $190,000
18. 2024-08-09
    soldstatus $190,000 Closed 282-char remark

    Show marketing remark (282 chars)

    Cozy Chalet with 2-3 bedrooms and 2 baths. 3rd bedroom is in open loft area, easily closed off with wall and door for privacy. close to ski hill and all amenities the Hideout has to offer. Located on a wooded lot with front deck, loft and lots of windows. Travel distance to NY, NJ.

19. 2024-07-08
    status Pending 282-char remark

    Show marketing remark (282 chars)

    Cozy Chalet with 2-3 bedrooms and 2 baths. 3rd bedroom is in open loft area, easily closed off with wall and door for privacy. close to ski hill and all amenities the Hideout has to offer. Located on a wooded lot with front deck, loft and lots of windows. Travel distance to NY, NJ.

20. 2024-07-04
    price $199,900 282-char remark

    Show marketing remark (282 chars)

    Cozy Chalet with 2-3 bedrooms and 2 baths. 3rd bedroom is in open loft area, easily closed off with wall and door for privacy. close to ski hill and all amenities the Hideout has to offer. Located on a wooded lot with front deck, loft and lots of windows. Travel distance to NY, NJ.

21. 2024-06-18
    listed $215,000 Active 282-char remark

    Show marketing remark (282 chars)

    Cozy Chalet with 2-3 bedrooms and 2 baths. 3rd bedroom is in open loft area, easily closed off with wall and door for privacy. close to ski hill and all amenities the Hideout has to offer. Located on a wooded lot with front deck, loft and lots of windows. Travel distance to NY, NJ.

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,836 · $236/mo
• Expected delta: +$782/yr (+$65/mo · 38.1%)

ⓘ 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: $22,481
• − Mortgage interest: −$12,828
• − Property taxes: −$2,053
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,798
• − Management: −$1,798
• − HOA: −$2,268
• − Depreciation: −$6,662
• Taxable loss: −$6,072
• Est. tax savings @ 24.0%: +$1,457
• After-tax cash flow: $-660/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

+11.2% since first listed

6 events — show timeline

• 2026-04-20 Listed $239,000 PWMLS
• 2024-08-14 Sold (Public Records) $190,000 Public Records
• 2024-08-09 Sold (MLS) $190,000 PWMLS
• 2024-07-08 Pending — PWMLS
• 2024-07-04 Price Changed $199,900 PWMLS
• 2024-06-18 Listed $215,000 PWMLS

Property tax history

+1.4%/yr

Latest (2026): $2,053 · +3.1% YoY. Source: county tax records.