85 Cedarwood Ter · The Hideout, PA 18427

$210,500

3 bd · 1.0 ba · 1,157 sqft · SingleFamily · 118 Days on market

Built 1979 Good condition 0.43 ac lot $182/sqft · 20% below area Est $265k · 20% under $180/mo HOA · 6% of rent ↓ 2% since listing

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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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +8.8/10.0
• Appreciation +5.0/10.0
• Schools +4.9/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks

Escape to this cute-as-a-button 3-bedroom, 1-bath chalet with a bonus room and spacious loft featuring an air hockey table. This charming home comes fully furnished and is located in the heart of The Hideout. Step inside to an inviting open-concept living space with soaring cathedral ceilings, an updated kitchen, and a cozy brick-accented LP fireplace--perfect for relaxing after a day of enjoying the great outdoors. With three comfortable bedrooms, there's plenty of space for family and friends. A bonus den or playroom and an open loft area provide additional flexibility for work, relaxation, or entertainment. The Hideout is a premier gated community offering a true resort-style lifestyle.

Key facts

• Bonus room
• Sandy beaches
• Updated kitchen

Tags

• BONUS ROOM
• SPACIOUS LOFT
• UPDATED KITCHEN
• BRICK-ACCENTED LP FIREPLACE
• MULTIPLE LAKES
• SANDY BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $656 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $210k).
• Recommended offer: $192k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.0% vs local median 4.3% 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: amenities F, commute F, health & safety 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.
• Zoned schools: Evergreen El Sch (math 42% / reading 68%, grade C, #498 of 1,518 statewide, top 33%, 506 students, 64% FRL); Western Wayne Ms (math 21% / reading 61%, grade F, #243 of 512 statewide, top 48%, 411 students, 57% FRL); Western Wayne Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 545 students, 49% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 6 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 $8k of equity ($1k loan paydown + $6k appreciation (3.0% 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 (3.0% appreciation + 3.0% rent growth), your $59k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 118 days — a 9% lower offer ($192k) is reasonable based on typical stale-listing flexibility.

Recommended offer $191,555 (9.0% below list)

Questions for the listing agent

1. It's been on market 118 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 1979 — 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. 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?
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: 1.38% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.0

CMA / ARV

• ARV (median comp): $264,589
• List price: $210,500
• Delta: -20.44%
• 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
265 Parkwood Dr	0.09mi	3/1.5	1,120 (-3%)	4mo	$289,990	$259	85
126 Oak Cir	0.14mi	3/1.0	1,200 (+4%)	11mo	$260,000	$217	78
12 Oak Ct	0.37mi	3/1.0	1,140 (-2%)	10mo	$257,000	$225	72
12 Oak Court Ct	0.37mi	3/1.0	1,140 (-2%)	10mo	$257,000	$225	72
28 Lakewood Dr	0.28mi	2/1.0 (-1)	1,100 (-5%)	9mo	$162,500	$148	66
10 Vista Ct	0.35mi	3/2.0	1,205 (+4%)	9mo	$241,700	$201	65
80 Lakewood Dr	0.14mi	3/2.0	1,050 (-9%)	16mo	$255,000	$243	61
21 Tarot Ct	0.58mi	3/2.0	1,156 (-0%)	15mo	$227,000	$196	56
210 Deerfield Rd	0.74mi	2/2.0 (-1)	1,100 (-5%)	10mo	$239,000	$217	40
35 Elmwood Ct	0.75mi	2/1.5 (-1)	1,012 (-12%)	9mo	$262,000	$259	30
15 Windemere Ln	0.69mi	3/1.5	1,300 (+12%)	22mo	$282,000	$217	26
81 Parkwood Dr Lot 65	0.65mi	3/2.0	1,330 (+15%)	18mo	$265,000	$199	26

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

Projected returns pro-forma

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

5-year hold

• IRR: 20.1%
• Equity multiple: 2.14×
• Total profit: $67,311
• Equity at exit: $94,650

10-year hold

• IRR: 21.3%
• Equity multiple: 4.08×
• Total profit: $181,286
• Equity at exit: $145,867

Cash invested: $58,940 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 10 active · 8 under contract
• Months of supply: 15.0 mo (7%/mo absorbed)
• Median asking: $224,950 ($199/sqft)
• Median days on market: 42 d
• This list price: 20% of active listings are priced below it
• ARV vs active asking: +14.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 18427

• Active inventory: 6
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,104
• Tax est. 1.5%: −$263 /mo · $3,158/yr
• Insurance: −$88
• HOA: −$180
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $656

Break-even live

Break-even rent $2,069

Max offer price $210,500

Occupancy floor 72%

Sensitivity live

Price	-10% $802	-5% $729	+0% $656	+5% $584	+10% $511
Rent	-10% $427	-5% $542	+0% $656	+5% $771	+10% $885
Rate	-1.0pp $762	-0.5pp $710	base $656	+0.5pp $602	+1.0pp $546

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: $52,625
• Closing costs: $6,315
• Club membership (one-time): —
• 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	120d	1	1.36mi

Property features AI

Finance

• Other: Located in The Hideout subdivision
• HOA & community: Homeowners association with annual fee (security included)Association amenities include security, gated access, clubhouse, playground, recreation room, billiard room, golf course, ski access, tennis courts, basketball court, and pool

Exterior

• Parking: Driveway6 open parking spaces
• Utilities: Private waterPrivate sewer200+ amp electric service
• Home design: Single-family houseResidential propertyApproximately 1,157 above-grade finished area
• Construction: Shingle roof
• Exterior features: Shingle roofShed(s)Cleared lotGravel road; public maintained road

Interior

• Kitchen: Electric rangeRefrigeratorMicrowave
• Flooring: CarpetHardwoodTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s) for cooling
• Interior features: Vaulted ceilingsFurnishedGas family-room fireplace (1)
• Laundry & utility: WasherDryerLaundry on main levelCrawl space with sump pump

HOA detail $180/mo · $2,160/yr

• Likely covers: security

Listing history 50 events

1. 2026-09-24
   days on market $210,500 Active 118 DOM
2. 2026-09-22
   days on market $210,500 Active 117 DOM
3. 2026-09-21
   days on market $210,500 Active 116 DOM
4. 2026-09-20
   days on market $210,500 Active 115 DOM
5. 2026-09-18
   days on market $210,500 Active 113 DOM
6. 2026-09-17
   days on market $210,500 Active 112 DOM
7. 2026-09-16
   days on market $210,500 Active 111 DOM
8. 2026-09-15
   days on market $210,500 Active 110 DOM
9. 2026-09-14
   days on market $210,500 Active 109 DOM
10. 2026-09-13
    days on market $210,500 Active 108 DOM
11. 2026-09-12
    days on market $210,500 Active 107 DOM
12. 2026-09-11
    days on market $210,500 Active 106 DOM
13. 2026-09-05
    days on market $210,500 Active 100 DOM
14. 2026-09-04
    days on market $210,500 Active 99 DOM
15. 2026-09-03
    pricedays on market $210,500 Active 98 DOM
16. 2026-08-31
    days on market $217,000 Active 95 DOM
17. 2026-08-30
    days on market $217,000 Active 94 DOM
18. 2026-08-29
    days on market $217,000 Active 93 DOM
19. 2026-08-28
    days on market $217,000 Active 92 DOM
20. 2026-08-27
    days on market $217,000 Active 91 DOM
21. 2026-08-25
    days on market $217,000 Active 89 DOM
22. 2026-08-24
    days on market $217,000 Active 88 DOM
23. 2026-08-23
    days on market $217,000 Active 87 DOM
24. 2026-08-22
    days on market $217,000 Active 86 DOM
25. 2026-08-21
    days on market $217,000 Active 85 DOM
26. 2026-08-20
    days on market $217,000 Active 84 DOM
27. 2026-08-19
    days on market $217,000 Active 83 DOM
28. 2026-08-18
    days on market $217,000 Active 82 DOM
29. 2026-08-17
    days on market $217,000 Active 81 DOM
30. 2026-08-16
    days on market $217,000 Active 80 DOM
31. 2026-08-15
    days on market $217,000 Active 79 DOM
32. 2026-08-14
    days on market $217,000 Active 78 DOM
33. 2026-08-13
    days on market $217,000 Active 77 DOM
34. 2026-08-12
    days on market $217,000 Active 76 DOM
35. 2026-08-11
    days on market $217,000 Active 75 DOM
36. 2026-08-10
    days on market $217,000 Active 74 DOM
37. 2026-08-09
    days on market $217,000 Active 73 DOM
38. 2026-08-08
    days on market $217,000 Active 72 DOM
39. 2026-08-07
    days on market $217,000 Active 71 DOM
40. 2026-08-06
    days on market $217,000 Active 70 DOM
41. 2026-08-05
    days on market $217,000 Active 69 DOM
42. 2026-08-04
    days on market $217,000 Active 68 DOM
43. 2026-08-03
    pricedays on market $217,000 Active 67 DOM
44. 2026-07-31
    days on market $222,500 Active 64 DOM
45. 2026-07-29
    days on market $222,500 Active 62 DOM
46. 2026-07-27
    days on market $222,500 Active 60 DOM
47. 2026-07-25
    days on market $222,500 Active 58 DOM
48. 2026-07-23
    days on market $222,500 Active 56 DOM
49. 2026-07-22
    days on market $222,500 Active 55 DOM
50. 2026-07-21
    days on market $222,500 Active 54 DOM

ⓘ 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

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: −$11,791
• − Property taxes: −$3,158
• − Insurance: −$1,052
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,160
• − Depreciation: −$6,124
• Taxable income: $4,947
• Est. tax owed @ 24.0%: −$1,187
• After-tax cash flow: $6,688/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab Est. rehab $5,785–$17,355 screening

This charming 3-bedroom chalet in The Hideout is move-in ready with a good condition and a good ROI potential.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value ↑
• Rental Replace ceiling fans — Improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Evergreen El Sch C PA #498/1,518 Nat'l #9,637/41,679 Middle Western Wayne Ms F PA #243/512 Nat'l #5,727/14,009 High Western Wayne Hs D+ PA #125/437 Nat'l #5,376/17,239

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

B Composite livability gradescore 72/100

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

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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%

Not yet ingested

• Political lean: —
• Race & ethnicity: —
• Common origin: —
• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

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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

Property features AI

Finance

• Other: Located in The Hideout subdivision
• HOA & community: Homeowners association with annual fee (security included)Association amenities include security, gated access, clubhouse, playground, recreation room, billiard room, golf course, ski access, tennis courts, basketball court, and pool

Exterior

• Parking: Driveway6 open parking spaces
• Utilities: Private waterPrivate sewer200+ amp electric service
• Home design: Single-family houseResidential propertyApproximately 1,157 above-grade finished area
• Construction: Shingle roof
• Exterior features: Shingle roofShed(s)Cleared lotGravel road; public maintained road

Interior

• Kitchen: Electric rangeRefrigeratorMicrowave
• Flooring: CarpetHardwoodTile
• Bathrooms: 1 full bathroom
• Heating & cooling: Ceiling fan(s) for cooling
• Interior features: Vaulted ceilingsFurnishedGas family-room fireplace (1)
• Laundry & utility: WasherDryerLaundry on main levelCrawl space with sump pump

Price history

-2.2% since first listed

2 events — show timeline

• 2026-06-07 Price Changed $225,000 PMAR
• 2026-05-28 Listed $230,000 PMAR