116 Northwood Ter · Lake, PA 18436

$265,000

4 bd · 2.0 ba · 1,658 sqft · SingleFamily public records · 92 Days on market

Built 1975 0.37 ac lot $160/sqft · at area comps Est $276k · at est. $189/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 +17.0/30.0
• Appreciation +10.0/10.0
• ARV discount +9.3/15.0
• DSCR +5.3/10.0
• 1% rule +4.8/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

PRICE IMPROVEMENT and brand new roof! Enjoy easy living in this spacious and bright ranch home in the heart of the Poconos! Featuring true one-level living, this home offers an open floor plan with a huge living area perfect for entertaining or relaxing. Sunlight pours in throughout the home, complemented by brand new window treatments in every room, adding a fresh and modern touch. Located in the gated recreational community of The Hideout, you'll have access to incredible amenities including lakes, pools, beaches, a golf course, ski hill, restaurant, bar, tiki bar, and fitness center. Whether you're looking for a full-time residence or a weekend escape, this home offers comfort, convenience, and the ultimate Poconos lifestyle!

Key facts

• Open floor plan
• Access to amenities
• One-level living

Tags

• ONE-LEVEL LIVING
• OPEN FLOOR PLAN
• HUGE LIVING AREA
• GATED RECREATIONAL COMMUNITY
• ACCESS TO AMENITIES
• LAKES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $182 ($2k/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 $259k (2.3% below list).
• Recommended offer: $241k (9.0% 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: 337 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 $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($241k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $105k; list at $265k implies a 152% gain — meaningful room to come down on a strong offer.

Recommended offer $241,150 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 7.11%
• Cash-on-cash: 2.94%
• DSCR: 1.13
• GRM: 8.5

CMA / ARV

• ARV (median comp): $276,352
• List price: $265,000
• Delta: -4.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
43 Boulder Rd	0.28mi	3/2.0 (-1)	1,680 (+1%)	6mo	$304,000	$181	75
2745 Boulder Rd #143	0.36mi	3/3.0 (-1)	1,691 (+2%)	3mo	$239,000	$141	68
2659 Rockway Rd	0.23mi	3/2.0 (-1)	1,490 (-10%)	2mo	$249,500	$167	66
127 Northwood Ter	0.08mi	3/2.0 (-1)	1,848 (+12%)	10mo	$280,000	$152	64
15 Laurel Pt	0.27mi	3/2.0 (-1)	1,514 (-9%)	6mo	$369,500	$244	63
104 Rockway Road Rd	0.37mi	3/2.0 (-1)	1,801 (+9%)	10mo	$282,000	$157	55
73 Northwood Ter	0.21mi	3/2.5 (-1)	1,826 (+10%)	13mo	$376,000	$206	55
22 Boulder Ct	0.44mi	3/3.0 (-1)	1,805 (+9%)	2mo	$360,000	$199	54
64 High Point Dr	0.65mi	3/2.5 (-1)	1,568 (-5%)	4mo	$325,000	$207	50
64 Highpoint Dr Lot 2232	0.65mi	3/2.5 (-1)	1,568 (-5%)	4mo	$325,000	$207	50
278 North Gate Rd	0.49mi	3/3.0 (-1)	1,816 (+10%)	4mo	$315,000	$173	49
12 Rockway Ct	0.48mi	3/2.0 (-1)	1,420 (-14%)	13mo	$289,800	$204	38

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $155,946
• Equity at exit: $238,733

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $450,260
• Equity at exit: $514,837

Cash invested: $74,200 (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: 337
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,588 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$174 /mo · $2,088/yr
• Insurance: −$110
• HOA: −$189
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $182

Break-even live

Break-even rent $2,358

Max offer price $265,000

Occupancy floor 88%

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 20 events

1. 2026-06-18
   days on market $265,000 Active 92 DOM
2. 2026-06-17
   days on market $265,000 Active 91 DOM
3. 2026-06-16
   days on market $265,000 Active 90 DOM
4. 2026-06-15
   days on market $265,000 Active 89 DOM
5. 2026-06-14
   days on market $265,000 Active 87 DOM
6. 2026-06-13
   days on market $265,000 Active 86 DOM
7. 2026-06-10
   days on market $265,000 Active 84 DOM
8. 2026-06-09
   days on market $265,000 Active 83 DOM
9. 2026-06-08
   days on market $265,000 Active 82 DOM
10. 2026-06-07
    days on market $265,000 Active 81 DOM
11. 2026-06-03
    days on market $265,000 Active 77 DOM
12. 2026-06-02
    days on market $265,000 Active 76 DOM
13. 2026-06-01
    days on market $265,000 Active 75 DOM
14. 2026-05-31
    days on market $265,000 Active 74 DOM
15. 2026-05-30
    days on market $265,000 Active 73 DOM
16. 2026-04-22
    price $265,000 739-char remark

    Show marketing remark (739 chars)

    PRICE IMPROVEMENT and brand new roof! Enjoy easy living in this spacious and bright ranch home in the heart of the Poconos! Featuring true one-level living, this home offers an open floor plan with a huge living area perfect for entertaining or relaxing. Sunlight pours in throughout the home, complemented by brand new window treatments in every room, adding a fresh and modern touch. Located in the gated recreational community of The Hideout, you'll have access to incredible amenities including lakes, pools, beaches, a golf course, ski hill, restaurant, bar, tiki bar, and fitness center. Whether you're looking for a full-time residence or a weekend escape, this home offers comfort, convenience, and the ultimate Poconos lifestyle!

17. 2026-03-18
    listed $275,000 Active 739-char remark

    Show marketing remark (739 chars)

    PRICE IMPROVEMENT and brand new roof! Enjoy easy living in this spacious and bright ranch home in the heart of the Poconos! Featuring true one-level living, this home offers an open floor plan with a huge living area perfect for entertaining or relaxing. Sunlight pours in throughout the home, complemented by brand new window treatments in every room, adding a fresh and modern touch. Located in the gated recreational community of The Hideout, you'll have access to incredible amenities including lakes, pools, beaches, a golf course, ski hill, restaurant, bar, tiki bar, and fitness center. Whether you're looking for a full-time residence or a weekend escape, this home offers comfort, convenience, and the ultimate Poconos lifestyle!

18. 2018-11-15
    soldstatus $105,000
19. 2015-06-22
    soldstatus $90,000
20. 2007-10-31
    soldstatus $125,000

ⓘ 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: $2,088 · $174/mo
• Projected year-2 tax: $3,137 · $261/mo
• Expected delta: +$1,050/yr (+$87/mo · 50.3%)

ⓘ 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 ≥90°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: $31,057
• − Mortgage interest: −$14,844
• − Property taxes: −$2,088
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,485
• − Management: −$2,485
• − HOA: −$2,268
• − Depreciation: −$7,709
• Taxable loss: −$2,146
• Est. tax savings @ 24.0%: +$515
• After-tax cash flow: $2,693/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 — Lake

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

+112.0% since first listed

5 events — show timeline

• 2026-04-22 Price Changed $265,000 PWMLS
• 2026-03-18 Listed $275,000 PWMLS
• 2018-11-15 Sold (Public Records) $105,000 Public Records
• 2015-06-22 Sold (Public Records) $90,000 Public Records
• 2007-10-31 Sold (Public Records) $125,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $2,088 · +3.0% YoY. Source: county tax records.