75 Woodhill Ln · Lake, PA 18436

$305,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily public records · 195 Days on market

Built 1989 0.35 ac lot $259/sqft · 20% above area Est $255k · 20% over $164/mo HOA · 6% of rent

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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).

• Cash flow +16.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +4.5/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Beautiful 3BR/2BA turnkey home with paved driveway and seasonal lake views. Bright, open floor plan perfect for entertaining or relaxing. Enjoy summer afternoons on the front porch or morning coffee on the screened-in porch. Multiple heat sources keep you cozy year-round. Located in The Hideout, a premier Lake Ariel community offering lakes for boating and fishing, beaches, pools, golf, ski hill, fitness center, tennis, pickleball, and endless recreation. The perfect blend of comfort, convenience, and vibrant amenities.

Key facts

• Screened-in porch
• Front porch
• Paved driveway

Tags

• PAVED DRIVEWAY
• SEASONAL LAKE VIEWS
• FRONT PORCH
• SCREENED-IN PORCH
• MULTIPLE HEAT SOURCES
• PREMIER LAKE ARIEL COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $192 ($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 $290k (4.9% below list).
• Recommended offer: $268k (12.0% below list) — sets the bar for market timing.

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: 340 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 $33k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $85k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 195 days — a 12% lower offer ($268k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 5y ago; this cycle's ask has dropped $60k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $265k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $268,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 195 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.95% ✗
• Cap rate: 7.05%
• Cash-on-cash: 2.69%
• DSCR: 1.12
• GRM: 8.8

CMA / ARV

• ARV (median comp): $254,834
• List price: $305,000
• Delta: 19.69%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1267 Brookfield Rd	0.29mi	2/2.0 (-1)	1,134 (-4%)	5mo	$232,160	$205	71
114 Woodview Ter	0.14mi	2/1.0 (-1)	1,122 (-5%)	10mo	$190,000	$169	69
57 Woodview Ter	0.29mi	3/2.0	1,200 (+2%)	19mo	$265,000	$221	67
45 Brentwood Dr	0.55mi	3/1.0	1,152 (-2%)	13mo	$229,000	$199	56
543 Lakeview Dr. Dr E	0.50mi	2/1.5 (-1)	1,280 (+9%)	3mo	$265,000	$207	52
16 N Gate Ct S	0.53mi	2/1.0 (-1)	1,112 (-5%)	8mo	$235,000	$211	51
33 Woodview Ter	0.25mi	2/2.0 (-1)	1,302 (+11%)	18mo	$185,000	$142	51
543 Lakeview Dr E	0.50mi	2/1.5 (-1)	1,280 (+9%)	12mo	$265,000	$207	45
9 Grandview Dr	0.63mi	3/1.5	1,282 (+9%)	13mo	$215,000	$168	43
9 Roamingwood Rd	0.61mi	2/2.0 (-1)	1,342 (+14%)	6mo	$248,000	$185	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: 26.2%
• Equity multiple: 3.09×
• Total profit: $178,362
• Equity at exit: $274,768

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $515,719
• Equity at exit: $592,548

Cash invested: $85,400 (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: 340
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,599
• Tax from tax record: −$209 /mo · $2,505/yr
• Insurance: −$127
• HOA: −$164
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $192

Break-even live

Break-even rent $2,657

Max offer price $305,000

Occupancy floor 88%

Sensitivity live

Price	-10% $364	-5% $278	+0% $192	+5% $105	+10% $19
Rent	-10% $-37	-5% $77	+0% $192	+5% $306	+10% $421
Rate	-1.0pp $345	-0.5pp $269	base $192	+0.5pp $113	+1.0pp $32

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: $76,250
• Closing costs: $9,150
• 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	26d	1	0.69mi

HOA detail

• Monthly dues: $164 · $1,968/yr
• Likely covers: poolgym

Listing history 41 events

1. 2026-06-21
   days on market $305,000 Active 195 DOM
2. 2026-06-18
   days on market $305,000 Active 192 DOM
3. 2026-06-17
   days on market $305,000 Active 191 DOM
4. 2026-06-16
   days on market $305,000 Active 190 DOM
5. 2026-06-15
   days on market $305,000 Active 189 DOM
6. 2026-06-14
   days on market $305,000 Active 187 DOM
7. 2026-06-13
   days on market $305,000 Active 186 DOM
8. 2026-06-10
   days on market $305,000 Active 184 DOM
9. 2026-06-09
   days on market $305,000 Active 183 DOM
10. 2026-06-08
    days on market $305,000 Active 182 DOM
11. 2026-06-07
    days on market $305,000 Active 181 DOM
12. 2026-06-03
    days on market $305,000 Active 177 DOM
13. 2026-06-02
    pricedays on market $305,000 Active 176 DOM
14. 2026-06-01
    days on market $314,900 Active 175 DOM
15. 2026-05-31
    days on market $314,900 Active 174 DOM
16. 2026-05-30
    days on market $314,900 Active 173 DOM
17. 2026-04-16
    price $314,900 525-char remark

    Show marketing remark (525 chars)

    Beautiful 3BR/2BA turnkey home with paved driveway and seasonal lake views. Bright, open floor plan perfect for entertaining or relaxing. Enjoy summer afternoons on the front porch or morning coffee on the screened-in porch. Multiple heat sources keep you cozy year-round. Located in The Hideout, a premier Lake Ariel community offering lakes for boating and fishing, beaches, pools, golf, ski hill, fitness center, tennis, pickleball, and endless recreation. The perfect blend of comfort, convenience, and vibrant amenities.

18. 2026-04-16
    price $314,900 525-char remark

    Show marketing remark (525 chars)

    Beautiful 3BR/2BA turnkey home with paved driveway and seasonal lake views. Bright, open floor plan perfect for entertaining or relaxing. Enjoy summer afternoons on the front porch or morning coffee on the screened-in porch. Multiple heat sources keep you cozy year-round. Located in The Hideout, a premier Lake Ariel community offering lakes for boating and fishing, beaches, pools, golf, ski hill, fitness center, tennis, pickleball, and endless recreation. The perfect blend of comfort, convenience, and vibrant amenities.

19. 2026-03-05
    price $349,000 525-char remark

    Show marketing remark (525 chars)

    Beautiful 3BR/2BA turnkey home with paved driveway and seasonal lake views. Bright, open floor plan perfect for entertaining or relaxing. Enjoy summer afternoons on the front porch or morning coffee on the screened-in porch. Multiple heat sources keep you cozy year-round. Located in The Hideout, a premier Lake Ariel community offering lakes for boating and fishing, beaches, pools, golf, ski hill, fitness center, tennis, pickleball, and endless recreation. The perfect blend of comfort, convenience, and vibrant amenities.

20. 2026-03-05
    price $349,000 525-char remark

    Show marketing remark (525 chars)

    Beautiful 3BR/2BA turnkey home with paved driveway and seasonal lake views. Bright, open floor plan perfect for entertaining or relaxing. Enjoy summer afternoons on the front porch or morning coffee on the screened-in porch. Multiple heat sources keep you cozy year-round. Located in The Hideout, a premier Lake Ariel community offering lakes for boating and fishing, beaches, pools, golf, ski hill, fitness center, tennis, pickleball, and endless recreation. The perfect blend of comfort, convenience, and vibrant amenities.

21. 2025-12-08
    listed $365,000 Active 525-char remark

    Show marketing remark (525 chars)

    Beautiful 3BR/2BA turnkey home with paved driveway and seasonal lake views. Bright, open floor plan perfect for entertaining or relaxing. Enjoy summer afternoons on the front porch or morning coffee on the screened-in porch. Multiple heat sources keep you cozy year-round. Located in The Hideout, a premier Lake Ariel community offering lakes for boating and fishing, beaches, pools, golf, ski hill, fitness center, tennis, pickleball, and endless recreation. The perfect blend of comfort, convenience, and vibrant amenities.

22. 2025-12-08
    listed $365,000 Active 525-char remark

    Show marketing remark (525 chars)

    Beautiful 3BR/2BA turnkey home with paved driveway and seasonal lake views. Bright, open floor plan perfect for entertaining or relaxing. Enjoy summer afternoons on the front porch or morning coffee on the screened-in porch. Multiple heat sources keep you cozy year-round. Located in The Hideout, a premier Lake Ariel community offering lakes for boating and fishing, beaches, pools, golf, ski hill, fitness center, tennis, pickleball, and endless recreation. The perfect blend of comfort, convenience, and vibrant amenities.

23. 2024-05-10
    soldstatus $265,000
24. 2024-04-25
    soldstatus $265,000 Closed
25. 2024-03-28
    status Pending
26. 2024-02-28
    price $269,900
27. 2024-02-03
    price $276,000
28. 2023-09-03
    status Active
29. 2023-08-14
    historical
30. 2023-08-02
    price $289,500
31. 2023-06-26
    price $294,000
32. 2023-06-02
    listed $284,990 Active
33. 2023-06-02
    listed $299,000 Active
34. 2021-05-21
    soldstatus $262,500
35. 2021-05-05
    soldstatus $262,550
36. 2021-05-05
    soldstatus
37. 2021-03-23
    listed $234,000
38. 2021-03-23
    listed $234,000
39. 2002-09-23
    soldstatus $97,000
40. 1999-07-28
    soldstatus $80,000
41. 1987-10-16
    soldstatus $16,000

ⓘ 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: $2,505 · $209/mo
• Projected year-2 tax: $3,662 · $305/mo
• Expected delta: +$1,157/yr (+$96/mo · 46.2%)

ⓘ 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 ≥91°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: −$17,085
• − Property taxes: −$2,505
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$1,968
• − Depreciation: −$8,873
• Taxable loss: −$2,723
• Est. tax savings @ 24.0%: +$654
• After-tax cash flow: $2,954/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

+1868.1% since first listed

25 events — show timeline

• 2026-04-16 Price Changed $314,900 BRIGHT MLS
• 2026-04-16 Price Changed $314,900 CSVBR
• 2026-03-05 Price Changed $349,000 BRIGHT MLS
• 2026-03-05 Price Changed $349,000 CSVBR
• 2025-12-08 Listed $365,000 CSVBR
• 2025-12-08 Listed $365,000 BRIGHT MLS
• 2024-05-10 Sold (Public Records) $265,000 Public Records
• 2024-04-25 Sold (MLS) $265,000 PWMLS
• 2024-03-28 Pending — PWMLS
• 2024-02-28 Price Changed $269,900 PWMLS
• 2024-02-03 Price Changed $276,000 PWMLS
• 2023-09-03 Relisted — PWMLS
• 2023-08-14 Delisted — PWMLS
• 2023-08-02 Price Changed $289,500 PWMLS
• 2023-06-26 Price Changed $294,000 PWMLS
• 2023-06-02 Listed $299,000 PWMLS
• 2023-06-02 Listed $284,990 PWMLS
• 2021-05-21 Sold (Public Records) $262,500 Public Records
• 2021-05-05 Sold (MLS) — PWMLS
• 2021-05-05 Sold (MLS) $262,550 PWMLS
• 2021-03-23 Listed $234,000 PWMLS
• 2021-03-23 Listed $234,000 PWMLS
• 2002-09-23 Sold (Public Records) $97,000 Public Records
• 1999-07-28 Sold (Public Records) $80,000 Public Records
• 1987-10-16 Sold (Public Records) $16,000 Public Records

Property tax history

+0.9%/yr

Latest (2026): $2,505 · +3.0% YoY. Source: county tax records.