2374 Crest View Rd · Lake, PA 18436

$295,900

3 bd · 2.0 ba · 2,088 sqft · SingleFamily · 55 Days on market

Built 1982 0.32 ac lot $142/sqft · 18% below area Est $361k · 18% under $194/mo HOA · 8% of rent ↓ 5% since listing

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Why this score? — see what drove the D+ 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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +7.4/30.0
• Schools +4.4/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0

Listing remarks

Welcome to this charming 3 bedroom, 2 bathroom home located in The Hideout, just a short walk from beautiful Brooks Lake. Perfectly positioned to enjoy peaceful lake views and the surrounding natural beauty, this home offers the ideal blend of privacy, space, and community amenities. Inside, you'll find warm wood paneling, vaulted ceilings, and an abundance of natural light pouring through large windows, creating a bright and inviting atmosphere throughout the main living areas. The spacious living room flows into the kitchen and dining area, making it a great space for entertaining or relaxing after a day at the lake. A bright four-season room adds even more living space and is perfect for

Key facts

• Four-season room
• Mother-in-law suite
• Lake views

Tags

• LAKE VIEWS
• FOUR-SEASON ROOM
• MOTHER-IN-LAW SUITE
• LARGE COVERED DECK
• OUTDOOR LIVING
• FOUR-SEASON AMENITIES

Property features AI

Finance

• Other: Property located on a privately maintained paved road; Lot is cleared, mostly level with few trees, approximately 0.32 acre; Directions available for gated community entry (The Hideout)
• HOA & community: Homeowners association with annual and one-time fees (annual fee listed); Community amenities include gated entry, clubhouse, tennis courts, pool, playground, park, lake access, golf, fitness center, fishing, trails, marina, picnic areas, and more

Exterior

• Parking: Has garage; Direct access; Driveway; Circular driveway; Additional garage structures
• Security: 24-hour security; Security gate; Security guard; Gated community with guard
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Two levels; Residential property; Has view of Brooks Lake
• Construction: Wood siding; Shingle/composition roof; Built with foundation and full basement (partially finished)
• Exterior features: Balcony; Rain gutters; Exterior lighting; Courtyard; Covered deck/patio

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heat; Propane and electric heating sources; Ceiling fans for cooling
• Interior features: Cathedral ceilings; Natural woodwork; Kitchen island; High ceilings; Eat-in kitchen; Ceiling fans
• Laundry & utility: Washer; Dryer; Laundry closet on lower level; Partially finished walk-out/walk-up basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $296k.

Deal economics

• At list price, monthly cash flow is $-375 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $236k (20.3% below list).
• Recommended offer: $236k (20.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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 $32k of equity ($2k loan paydown + $30k 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 ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,878 (20.3% 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 55 days. Have you received any prior offers? Is the seller open to a 20% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.44%
• DSCR: 0.76
• GRM: 10.5

CMA / ARV

• ARV (median comp): $361,056
• List price: $295,900
• Delta: -18.05%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
41 Crest View Rd	0.04mi	3/3.0	2,108 (+1%)	13mo	$315,000	$149	82
29 Tanglewood Ln	0.14mi	3/3.0	1,987 (-5%)	1mo	$540,000	$272	81
171 Ridgeview Dr	0.26mi	4/2.5 (+1)	2,314 (+11%)	4mo	$370,000	$160	60
69 Woodview Ter	0.42mi	3/2.5	1,841 (-12%)	4mo	$260,000	$141	55
1618 Ridgeview Dr	0.43mi	3/2.0	2,318 (+11%)	10mo	$240,000	$104	53
411 Lakeview Dr W	0.71mi	3/3.0	2,059 (-1%)	10mo	$299,000	$145	53
77 Brookfield Rd	0.59mi	3/3.0	1,957 (-6%)	10mo	$240,000	$123	50
106 Ridgeview Dr	0.43mi	3/2.0	2,318 (+11%)	15mo	$238,000	$103	49
50 Woodhill Ln	0.69mi	4/3.0 (+1)	2,184 (+5%)	10mo	$355,000	$163	43
8 Brentwood Ct Lot 1019	0.74mi	3/2.5	2,261 (+8%)	8mo	$352,000	$156	43
49 Brookfield Rd	0.71mi	4/3.0 (+1)	1,850 (-11%)	6mo	$390,000	$211	34
49 Woodhill Ln	0.67mi	4/2.0 (+1)	2,345 (+12%)	13mo	$365,000	$156	32

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: 20.4%
• Equity multiple: 2.66×
• Total profit: $137,396
• Equity at exit: $266,570

10-year hold

• IRR: 18.6%
• Equity multiple: 6.11×
• Total profit: $423,723
• Equity at exit: $574,869

Cash invested: $82,852 (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: 10.5×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,552
• Tax est. 1.5%: −$370 /mo · $4,438/yr
• Insurance: −$123
• HOA: −$194
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $-375

Break-even live

Break-even rent $2,834

Max offer price $241,570

Occupancy floor —

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: $73,975
• Closing costs: $8,877
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $194 · $2,328/yr

Listing history 17 events

1. 2026-06-18
   days on market $295,900 Active 55 DOM
2. 2026-06-17
   days on market $295,900 Active 54 DOM
3. 2026-06-16
   days on market $295,900 Active 53 DOM
4. 2026-06-15
   days on market $295,900 Active 52 DOM
5. 2026-06-14
   days on market $295,900 Active 50 DOM
6. 2026-06-13
   days on market $295,900 Active 49 DOM
7. 2026-06-10
   days on market $295,900 Active 47 DOM
8. 2026-06-09
   days on market $295,900 Active 46 DOM
9. 2026-06-08
   days on market $295,900 Active 45 DOM
10. 2026-06-07
    days on market $295,900 Active 44 DOM
11. 2026-06-03
    days on market $295,900 Active 40 DOM
12. 2026-06-02
    days on market $295,900 Active 39 DOM
13. 2026-06-01
    days on market $295,900 Active 38 DOM
14. 2026-05-31
    days on market $295,900 Active 37 DOM
15. 2026-05-30
    days on market $295,900 Active 36 DOM
16. 2026-05-16
    price $295,900 1864-char remark
17. 2026-04-24
    listed $309,900 Active 1864-char remark

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $28,305
• − Mortgage interest: −$16,575
• − Property taxes: −$4,438
• − Insurance: −$1,480
• − Repairs & maintenance: −$2,264
• − Management: −$2,264
• − HOA: −$2,328
• − Depreciation: −$8,608
• Taxable loss: −$9,652
• Est. tax savings @ 24.0%: +$2,317
• After-tax cash flow: $-2,189/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

-4.5% since first listed

2 events — show timeline

• 2026-05-16 Price Changed $295,900 PWMLS
• 2026-04-24 Listed $309,900 PWMLS