412 Church St · Hawley, PA 18428

$359,000

6 bd · 3.5 ba · 3,526 sqft · SingleFamily · 76 Days on market

Built 1910 6,534 sqft lot $102/sqft · at area comps Est $377k · at est. ↓ 2% 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).

• Appreciation +10.0/10.0
• ARV discount +9.6/15.0
• Cash flow +8.7/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0

Listing remarks MLS

Endless possibilities in the heart of Hawley Borough! This charming brick, two-story home blends classic character with fresh modern updates, featuring a freshly painted and remodeled interior ready for its next owner. The main residence offers spacious living areas, ample bedrooms, for a large family plus an unfinished attic with incredible potential to be transformed into additional living space, a family room, a home office, or bonus room. A unique highlight of this property is its two separate entrances--one serving the residence and the other leading to what was formerly a jewelry store storefront, making it ideal for a home business, boutique, office, studio, or flexible mixed-use opportunity. Outside, you'll find a detached two-car garage topped w/ a one-bedroom apartment, perfect for rental income, guests, in-laws, or a private workshop/workspace. The property also offers private, off-street parking, city sewer, and well water, all within desirable Hawley Borough, just moments from shops, dining, Bingham Park, Lake Wallenpaupack and local amenities. A rare chance to own a live/work property with income potential and expansion possibilities in one of Hawley's most sought-after locations!

Key facts

• Remodeled interior
• Income potential
• 6,534 sq ft lot

Tags

• FRESHLY PAINTED INTERIOR
• REMODELED INTERIOR
• TWO SEPARATE ENTRANCES
• DETACHED TWO-CAR GARAGE
• PRIVATE OFF-STREET PARKING
• INCOME POTENTIAL

What this means for you Summary

Snapshot

• This is a 6-bed/3.5-bath single-family listed at $359k.

Deal economics

• At list price, monthly cash flow is $-304 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $315k (12.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $276k (23.3% below list).
• Recommended offer: $276k (23.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% 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: 371 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($337k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $275,530 (23.3% 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 76 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
7. 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.
8. 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.
9. 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: 0.77% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.63%
• DSCR: 0.84
• GRM: 10.9

CMA / ARV

• ARV (median comp): $376,794
• List price: $359,000
• Delta: -4.72%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
406 Spring St	0.07mi	6/3.0	3,200 (-9%)	21mo	$360,000	$113	62

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $176,183
• Equity at exit: $323,416

10-year hold

• IRR: 19.6%
• Equity multiple: 6.31×
• Total profit: $534,152
• Equity at exit: $697,458

Cash invested: $100,520 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $2,755 medium
• Mortgage (P&I): −$1,883
• Tax est. 1.5%: −$449 /mo · $5,385/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $-304

Break-even live

Break-even rent $3,140

Max offer price $314,970

Occupancy floor —

Sensitivity live

Price	-10% $-56	-5% $-180	+0% $-304	+5% $-428	+10% $-552
Rent	-10% $-522	-5% $-413	+0% $-304	+5% $-195	+10% $-87
Rate	-1.0pp $-123	-0.5pp $-213	base $-304	+0.5pp $-397	+1.0pp $-492

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: $89,750
• Closing costs: $10,770
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-18
   days on market $359,000 Active 76 DOM
2. 2026-06-17
   days on market $359,000 Active 75 DOM
3. 2026-06-16
   days on market $359,000 Active 74 DOM
4. 2026-06-15
   days on market $359,000 Active 73 DOM
5. 2026-06-13
   days on market $359,000 Active 71 DOM
6. 2026-06-13
   pricedays on market $359,000 Active 70 DOM
7. 2026-06-09
   days on market $369,000 Active 67 DOM
8. 2026-06-08
   days on market $369,000 Active 66 DOM
9. 2026-06-07
   days on market $369,000 Active 65 DOM
10. 2026-06-04
    days on market $369,000 Active 62 DOM
11. 2026-06-03
    days on market $369,000 Active 61 DOM
12. 2026-06-02
    days on market $369,000 Active 60 DOM
13. 2026-06-01
    days on market $369,000 Active 59 DOM
14. 2026-05-31
    days on market $369,000 Active 58 DOM
15. 2026-04-03
    listed $369,000 Active 1213-char remark

    Show marketing remark (1213 chars)

    Endless possibilities in the heart of Hawley Borough! This charming brick, two-story home blends classic character with fresh modern updates, featuring a freshly painted and remodeled interior ready for its next owner. The main residence offers spacious living areas, ample bedrooms, for a large family plus an unfinished attic with incredible potential to be transformed into additional living space, a family room, a home office, or bonus room. A unique highlight of this property is its two separate entrances--one serving the residence and the other leading to what was formerly a jewelry store storefront, making it ideal for a home business, boutique, office, studio, or flexible mixed-use opportunity. Outside, you'll find a detached two-car garage topped w/ a one-bedroom apartment, perfect for rental income, guests, in-laws, or a private workshop/workspace. The property also offers private, off-street parking, city sewer, and well water, all within desirable Hawley Borough, just moments from shops, dining, Bingham Park, Lake Wallenpaupack and local amenities. A rare chance to own a live/work property with income potential and expansion possibilities in one of Hawley's most sought-after locations!

16. 2025-12-10
    price $339,000
17. 2025-12-10
    price $339,000
18. 2025-11-28
    price $344,000
19. 2025-11-28
    price $344,000
20. 2025-10-12
    price $349,000
21. 2025-10-12
    price $349,000
22. 2025-09-17
    price $359,000
23. 2025-09-15
    price $359,000
24. 2025-08-12
    price $369,000
25. 2025-08-11
    price $369,000
26. 2025-07-07
    price $375,000
27. 2025-06-18
    listed $375,000 Active
28. 2025-06-18
    listed $385,000 Active

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

Climate risk First Street

• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 3/10 Moderate 8 d/yr ≥92°F today · 17 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: $33,064
• − Mortgage interest: −$20,110
• − Property taxes: −$5,385
• − Insurance: −$1,795
• − Repairs & maintenance: −$2,645
• − Management: −$2,645
• − Depreciation: −$10,444
• Taxable loss: −$9,960
• Est. tax savings @ 24.0%: +$2,390
• After-tax cash flow: $-1,261/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

• Census place: Hawley, PA
• Population (ZIP): 12,446

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▲ 28.60%
• Current HPI: 340.8254
• 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

-1.6% since first listed

14 events — show timeline

• 2026-04-03 Listed $369,000 PWMLS
• 2025-12-10 Price Changed $339,000 GSBR as distributed by MLS GRID
• 2025-12-10 Price Changed $339,000 GSBR as distributed by MLS GRID
• 2025-11-28 Price Changed $344,000 GSBR as distributed by MLS GRID
• 2025-11-28 Price Changed $344,000 GSBR as distributed by MLS GRID
• 2025-10-12 Price Changed $349,000 GSBR as distributed by MLS GRID
• 2025-10-12 Price Changed $349,000 GSBR as distributed by MLS GRID
• 2025-09-17 Price Changed $359,000 GSBR as distributed by MLS GRID
• 2025-09-15 Price Changed $359,000 GSBR as distributed by MLS GRID
• 2025-08-12 Price Changed $369,000 GSBR as distributed by MLS GRID
• 2025-08-11 Price Changed $369,000 GSBR as distributed by MLS GRID
• 2025-07-07 Price Changed $375,000 GSBR as distributed by MLS GRID
• 2025-06-18 Listed $385,000 GSBR as distributed by MLS GRID
• 2025-06-18 Listed $375,000 GSBR as distributed by MLS GRID