11 Highpoint Ct · The Hideout, PA 18436

$275,000

3 bd · 2.0 ba · 1,436 sqft · SingleFamily public records · 5 Days on market

Built 1989 0.96 ac lot Est $290k · 5% under $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 +19.4/30.0
• Appreciation +10.0/10.0
• ARV discount +9.8/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and bright contemporary home tucked away on a quiet cul-de-sac in the amenity-filled community of The Hideout! This home features a desirable open floor plan filled with natural light, creating an inviting space perfect for both relaxing and entertaining. Enjoy the convenience of being just a short walk to North Beach on Roamingwood Lake--ideal for swimming, kayaking, and soaking up the sun. Located in a gated recreational community offering lakes, pools, beaches, golf course, ski hill, bar, restaurant, fitness center, and tiki bar, this property delivers the perfect blend of comfort, location, and lifestyle. Don't miss your opportunity to own in one of the Poconos' premier communi

Key facts

• 0.96 acre lot
• Community pool
• Built 1989

Property features AI

Finance

• Other: Subdivision: The Hideout; Directions available to property from the Hideout North Gate
• Financial info: One-time association fee listed
• HOA & community: Part of a homeowners association; Annual association fee (derived monthly approx. $189.17); Association amenities include clubhouse, pool, tennis courts, basketball court, playground, park, marina/boat access, lake access, golf, fitness center, trails, recreation facilities, picnic area, dog park, security/gated entry, trash service, RV/boat storage and other community features

Exterior

• Parking: Driveway with gravel surface
• Security: Gated community
• Utilities: Public sewer
• Home design: Single-family residence; Two levels (2 stories)
• Construction: Asphalt roof; Full unfinished basement with exterior entry
• Exterior features: Deck; Has view; Located on a cul-de-sac; Access to Roamingwood Lake; Paved roads with private road frontage; Private maintained road

Interior

• Kitchen: Dishwasher; Electric range / electric oven; Refrigerator
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: High ceilings; Open floor plan; Living room stone, wood-burning fireplace
• Laundry & utility: Washer and dryer; Laundry room; Laundry in bathroom; Laundry closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $308 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Cap rate 7.6% vs local median 5.0% in The Hideout — 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 72/100 on livability (#668 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, amenities F, commute F.
• 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; 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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $275k implies a 512% gain — meaningful room to come down on a strong offer.

Recommended offer $275,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.05% ✓
• Cap rate: 7.63%
• Cash-on-cash: 4.79%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $290,072
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Highpoint Ct	0.00mi	3/2.0	1,436 (0%)	1mo	$287,000	$200	99
529 Lakeview Dr E	0.09mi	4/2.0 (+1)	1,386 (-4%)	4mo	$280,000	$202	81
543 Lakeview Dr. Dr E	0.06mi	2/1.5 (-1)	1,280 (-11%)	3mo	$265,000	$207	69
64 High Point Dr	0.26mi	3/2.5	1,568 (+9%)	4mo	$325,000	$207	68
64 Highpoint Dr Lot 2232	0.26mi	3/2.5	1,568 (+9%)	4mo	$325,000	$207	68
2659 Rockway Rd	0.63mi	3/2.0	1,490 (+4%)	2mo	$249,500	$167	63
543 Lakeview Dr E	0.06mi	2/1.5 (-1)	1,280 (-11%)	12mo	$265,000	$207	62
646 Lakeview Dr E	0.54mi	4/2.0 (+1)	1,464 (+2%)	8mo	$150,000	$102	60
467 Lakeview Dr W	0.38mi	3/2.0	1,550 (+8%)	12mo	$425,000	$274	59
9 Roamingwood Rd	0.64mi	2/2.0 (-1)	1,342 (-6%)	6mo	$248,000	$185	50
9 Grandview Dr	0.46mi	3/1.5	1,282 (-11%)	13mo	$215,000	$168	48
100 Ridgeview Dr	0.68mi	3/3.0	1,650 (+15%)	7mo	$279,000	$169	33

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: 27.8%
• Equity multiple: 3.20×
• Total profit: $169,453
• Equity at exit: $247,742

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $483,798
• Equity at exit: $534,265

Cash invested: $77,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$238 /mo · $2,853/yr
• Insurance: −$115
• HOA: −$189
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $308

Break-even live

Break-even rent $2,511

Max offer price $275,000

Occupancy floor 84%

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: $68,750
• Closing costs: $8,250
• 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	24d	1	1.21mi

HOA detail

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

Listing history 3 events

1. 2026-04-15
   status Pending
2. 2026-04-10
   listed $275,000 Active
3. 1989-02-21
   soldstatus $44,900

ⓘ 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: $2,853 · $238/mo
• Projected year-2 tax: $3,599 · $300/mo
• Expected delta: +$746/yr (+$62/mo · 26.1%)

ⓘ 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 ≥90°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: −$15,404
• − Property taxes: −$2,853
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,268
• − Depreciation: −$8,000
• Taxable loss: −$668
• Est. tax savings @ 24.0%: +$160
• After-tax cash flow: $3,851/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 — The Hideout

• Score: 72/100
• State rank: #668
• US rank: #6516

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

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

+512.5% since first listed

3 events — show timeline

• 2026-04-15 Pending — PWMLS
• 2026-04-10 Listed $275,000 PWMLS
• 1989-02-21 Sold (Public Records) $44,900 Public Records

Property tax history

+0.9%/yr

Latest (2026): $2,853 · +3.0% YoY. Source: county tax records.