115 Dirk Rd · Hawley, PA 18464

$189,000

2 bd · 1.0 ba · 1,216 sqft · SingleFamily public records · 8 Days on market

Built 1960 10,018 sqft lot Est $347k · 45% under

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• Appreciation +5.6/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Tucked on a quiet lane under tall pines, this classic cabin offers warmth, charm, and the promise of lake-country memories for years to come. Around the corner from Lake Wallenpaupack's eastern shores, step inside to find a welcoming open layout with wood-beamed ceilings, knotty accents, and natural light that highlights the cozy gathering spaces. The kitchen blends rustic character with practical updates, opening to a comfortable living area that's perfect for relaxing by the fire after a day outdoors. Upstairs, there's room for everyone with multiple bedrooms and a flexible loft-style layout that makes hosting easy. The full basement provides excellent storage or workshop potential, while a walk-out design keeps it functional year-round. Each space has been thoughtfully arranged to balance comfort with convenience, making it just as suitable for weekends away as for longer stays. Outside, you'll find yourself surrounded by mature trees, with a private rear deck and level yard ideal for cookouts, firepits, and starlit evenings. Just minutes from Lake Wallenpaupack, this home puts you within easy reach of long summer days spent boating, swimming, and exploring one of the region's most beloved destinations - while fall and winter bring vibrant foliage, quiet trails, and nearby skiing to round out all-season enjoyment. With low taxes, no HOA, and a value-priced opportunity this close to the lake, this property is a true find - whether you envision it as a weekend getaway, year-round retreat, or long-term investment. Come see why the best lake memories start here--schedule your showing today!

Key facts

• Wood beamed ceilings
• Natural light
• Open layout

Tags

• OPEN LAYOUT
• WOOD BEAMED CEILINGS
• NATURAL LIGHT
• FULL BASEMENT
• WALK OUT DESIGN
• PRIVATE REAR DECK

Property features AI

Exterior

• Parking: Attached garage (1 covered/garage space); Driveway with additional off-street parking (2 open spaces); Garage faces front
• Utilities: Well water; Septic tank
• Home design: Single-family house; East-facing
• Construction: Wood siding; Asphalt/fiberglass roof
• Exterior features: Private yard; Front porch; Sliding doors; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator; Eat-in kitchen layout
• Bedrooms: Total of 4 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fans; Wall cooling unit(s)
• Interior features: Eat-in kitchen; Laminate countertops; Beamed ceilings; Ceiling fan(s); Natural woodwork; Skylight(s); Wood-burning fireplace in the living room; Crawl space basement
• Laundry & utility: Stacked washer/dryer; Laundry located on the main level in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $712 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Cap rate 10.8% 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: schools C-, 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: 62 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $2k appreciation (1.2% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.2% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 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.
• Current owner paid $80k; list at $189k implies a 136% gain — meaningful room to come down on a strong offer.

Recommended offer $189,000

Questions for the listing agent

1. Built in 1960 — 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: 1.32% ✓
• Cap rate: 10.81%
• Cash-on-cash: 16.14%
• DSCR: 1.72
• GRM: 6.3

CMA / ARV

• ARV (on-the-fly): $346,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Arlene Dr	0.22mi	3/1.5 (+1)	1,209 (-1%)	14mo	$345,000	$285	70
815 N Shore Rd	0.71mi	2/2.0	1,228 (+1%)	16mo	$295,000	$240	48

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

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 18.5%
• Equity multiple: 1.95×
• Total profit: $50,494
• Equity at exit: $66,229

10-year hold

• IRR: 21.5%
• Equity multiple: 3.64×
• Total profit: $139,877
• Equity at exit: $89,347

Cash invested: $52,920 (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 18464

• Home prices YoY: 0.5%
• Active inventory: 62
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $2,495 medium
• Mortgage (P&I): −$991
• Tax from tax record: −$189 /mo · $2,271/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$524
• Net cashflow: $712

Break-even live

Break-even rent $1,594

Max offer price $189,000

Occupancy floor 66%

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: $47,250
• Closing costs: $5,670
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-04
   statusdays on market $189,000 Pending 8 DOM
2. 2026-06-03
   days on market $189,000 Active 7 DOM
3. 2026-06-02
   days on market $189,000 Active 6 DOM
4. 2026-06-01
   days on market $189,000 Active 5 DOM
5. 2026-05-31
   days on market $189,000 Active 4 DOM
6. 2026-05-27
   listed $189,000 Active 1616-char remark

   Show marketing remark (1616 chars)

   Tucked on a quiet lane under tall pines, this classic cabin offers warmth, charm, and the promise of lake-country memories for years to come. Around the corner from Lake Wallenpaupack's eastern shores, step inside to find a welcoming open layout with wood-beamed ceilings, knotty accents, and natural light that highlights the cozy gathering spaces. The kitchen blends rustic character with practical updates, opening to a comfortable living area that's perfect for relaxing by the fire after a day outdoors. Upstairs, there's room for everyone with multiple bedrooms and a flexible loft-style layout that makes hosting easy. The full basement provides excellent storage or workshop potential, while a walk-out design keeps it functional year-round. Each space has been thoughtfully arranged to balance comfort with convenience, making it just as suitable for weekends away as for longer stays. Outside, you'll find yourself surrounded by mature trees, with a private rear deck and level yard ideal for cookouts, firepits, and starlit evenings. Just minutes from Lake Wallenpaupack, this home puts you within easy reach of long summer days spent boating, swimming, and exploring one of the region's most beloved destinations - while fall and winter bring vibrant foliage, quiet trails, and nearby skiing to round out all-season enjoyment. With low taxes, no HOA, and a value-priced opportunity this close to the lake, this property is a true find - whether you envision it as a weekend getaway, year-round retreat, or long-term investment. Come see why the best lake memories start here--schedule your showing today!

7. 2026-05-27
   listed $189,000 Active

   Show marketing remark (1616 chars)

   Tucked on a quiet lane under tall pines, this classic cabin offers warmth, charm, and the promise of lake-country memories for years to come. Around the corner from Lake Wallenpaupack's eastern shores, step inside to find a welcoming open layout with wood-beamed ceilings, knotty accents, and natural light that highlights the cozy gathering spaces. The kitchen blends rustic character with practical updates, opening to a comfortable living area that's perfect for relaxing by the fire after a day outdoors. Upstairs, there's room for everyone with multiple bedrooms and a flexible loft-style layout that makes hosting easy. The full basement provides excellent storage or workshop potential, while a walk-out design keeps it functional year-round. Each space has been thoughtfully arranged to balance comfort with convenience, making it just as suitable for weekends away as for longer stays. Outside, you'll find yourself surrounded by mature trees, with a private rear deck and level yard ideal for cookouts, firepits, and starlit evenings. Just minutes from Lake Wallenpaupack, this home puts you within easy reach of long summer days spent boating, swimming, and exploring one of the region's most beloved destinations - while fall and winter bring vibrant foliage, quiet trails, and nearby skiing to round out all-season enjoyment. With low taxes, no HOA, and a value-priced opportunity this close to the lake, this property is a true find - whether you envision it as a weekend getaway, year-round retreat, or long-term investment. Come see why the best lake memories start here--schedule your showing today!

8. 2025-10-01
   status Pending
9. 2025-10-01
   status Pending
10. 2025-09-23
    status Active
11. 2025-09-23
    status Active
12. 2025-09-12
    status Pending
13. 2025-09-12
    status Pending
14. 2025-08-25
    listed $189,000 Active
15. 2025-08-22
    listed $189,000 Active
16. 2002-07-17
    soldstatus $80,000

ⓘ 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: $2,271 · $189/mo
• Projected year-2 tax: $2,629 · $219/mo
• Expected delta: +$358/yr (+$30/mo · 15.7%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,941
• − Mortgage interest: −$10,587
• − Property taxes: −$2,271
• − Insurance: −$945
• − Repairs & maintenance: −$2,395
• − Management: −$2,395
• − Depreciation: −$5,498
• Taxable income: $5,849
• Est. tax owed @ 24.0%: −$1,404
• After-tax cash flow: $7,140/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

• Population (ZIP): 1,455

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 8% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Iranian 4%
• Foreign-born: 6% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.17%
• Current HPI: 240.5805
• 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

+136.2% since first listed

11 events — show timeline

• 2026-05-27 Listed $189,000 PWMLS
• 2026-05-27 Listed $189,000 PMAR
• 2025-10-01 Pending — PMAR
• 2025-10-01 Pending — PWMLS
• 2025-09-23 Relisted — PWMLS
• 2025-09-23 Relisted — PMAR
• 2025-09-12 Pending — PMAR
• 2025-09-12 Pending — PWMLS
• 2025-08-25 Listed $189,000 PWMLS
• 2025-08-22 Listed $189,000 PMAR
• 2002-07-17 Sold (Public Records) $80,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $2,271 · +3.5% YoY. Source: county tax records.