3412 Farwood Ct · Lake, PA 18436

$315,000

3 bd · 2.0 ba · 2,310 sqft · SingleFamily · 52 Days on market

Built 1984 0.66 ac lot $136/sqft · at area comps Est $327k · at est. $194/mo HOA · 9% of rent

---

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 +9.1/15.0
• Cash flow +5.2/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.7/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Beautiful prow front Chalet on full finished basement at end of cul-de-sac with extra large lot. Just remodeled with ceramic tile, berber carpet, new vanities and toilets, new range & dishwasher, new deck, freshly painted. A Must See!, SqFt Fin - Main: 910.00, SqFt Fin - 3rd: 700.00, SqFt Fin - 2nd: 700.00

Key facts

• Exposed wood beams
• Sliding glass doors
• Soaring ceilings

Tags

• EXPANSIVE GREAT ROOM
• EXPOSED WOOD BEAMS
• SOARING CEILINGS
• DRAMATIC WALL OF WINDOWS
• SLIDING GLASS DOORS
• OPEN CONCEPT LAYOUT

Property features AI

Finance

• Other: Subdivision: Hideout
• HOA & community: Homeowners association (annual fee); Annual association fee: $2,330; Association fee covers security and snow removal; Community amenities include clubhouse, pool, fitness center, tennis courts, golf, lake, restaurant, recreation facilities, picnic area, beach access/rights, and gated access

Exterior

• Parking: Driveway
• Security: 24-hour security; Gated community; Security service and security guard; Smoke detectors; Carbon monoxide detectors
• Utilities: Public water; Public sewer; Electricity connected (circuit breakers); Cable connected
• Home design: Single family residence (house); Two levels; Built in 1984; Frame construction with vinyl siding; Shingle roof; Concrete perimeter foundation
• Construction: Frame construction; Vinyl siding; Shingle roof; Concrete perimeter foundation; Year built 1984
• Exterior features: Private yard; Deck; Storage (shed); Located on a cul-de-sac; Level lot; Private paved road frontage

Interior

• Kitchen: Eat-in kitchen with granite countertops; Built-in electric range; Electric oven; Exhaust fan; Dishwasher; Refrigerator; Freezer; Electric water heater
• Bedrooms: 3 bedrooms total; Primary bedroom with large double closet (approx. 25.4 x 11.11); Bedroom 2 with great closet space (approx. 12.5 x 11.11); Bedroom 3 with closet (approx. 11.9 x 11.3)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wood heating (wood-burning fireplace); Fireplace(s) present; Ceiling fans; Wall/window air conditioning units
• Interior features: Beamed ceilings; Smart cameras with recording; Natural woodwork; Granite countertops; High ceilings; His and hers closets; Eat-in kitchen; Ceiling fans; Storage in attic
• Laundry & utility: Laundry room on lower level with sink; Washer and dryer included; Laundry area with utility storage

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $-709 ($-9k/yr) — negative.
• To cash-flow at today's rent, offer at most $212k (32.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $210k (33.2% below list).
• Recommended offer: $210k (33.2% 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.
• 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: 341 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 $34k of equity ($2k loan paydown + $32k 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 ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago 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.
• Current owner paid $192k; list at $315k implies a 64% gain — meaningful room to come down on a strong offer.

Recommended offer $210,367 (33.2% 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 52 days. Have you received any prior offers? Is the seller open to a 33% 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: 0.67% ✗
• Cap rate: 3.59%
• Cash-on-cash: -9.65%
• DSCR: 0.57
• GRM: 12.5

CMA / ARV

• ARV (median comp): $326,939
• List price: $315,000
• Delta: -3.65%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
336 N Gate Rd	0.08mi	3/2.0	2,171 (-6%)	1mo	$250,000	$115	85
157 Boulder Rd	0.20mi	3/2.0	2,094 (-9%)	1mo	$240,000	$115	74
3767 (53) Thornwood Ter	0.51mi	3/2.0	2,422 (+5%)	4mo	$230,000	$95	65
57 (lot 2990) Wedge Drive Dr	0.63mi	3/3.0	2,300 (-0%)	2mo	$455,000	$198	64
10 Sandy Ct	0.67mi	3/2.5	2,420 (+5%)	2mo	$245,000	$101	57
55 Northwood Ter	0.19mi	4/2.5 (+1)	2,028 (-12%)	10mo	$340,000	$168	56
6 Wedge Rd	0.61mi	4/3.0 (+1)	2,454 (+6%)	3mo	$373,150	$152	49
85 Cliffwood Rd	0.65mi	3/3.0	2,135 (-8%)	6mo	$390,000	$183	48
11 Boulder Ct	0.57mi	4/3.0 (+1)	2,112 (-9%)	4mo	$240,000	$114	47
2941 S Fairway Dr	0.38mi	4/3.5 (+1)	1,993 (-14%)	4mo	$549,900	$276	45
115 Hidden Lake Dr	0.73mi	2/3.0 (-1)	2,094 (-9%)	2mo	$375,000	$179	40
66 Boulder Rd	0.52mi	4/2.5 (+1)	2,640 (+14%)	8mo	$390,000	$148	39

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: 17.5%
• Equity multiple: 2.43×
• Total profit: $126,552
• Equity at exit: $283,777

10-year hold

• IRR: 16.5%
• Equity multiple: 5.63×
• Total profit: $408,486
• Equity at exit: $611,976

Cash invested: $88,200 (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: 341
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $2,104 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$194
• Vacancy / Maint / Mgmt: −$442
• Net cashflow: $-709

Break-even live

Break-even rent $3,001

Max offer price $212,407

Occupancy floor —

Sensitivity live

Price	-10% $-491	-5% $-600	+0% $-709	+5% $-818	+10% $-927
Rent	-10% $-875	-5% $-792	+0% $-709	+5% $-626	+10% $-543
Rate	-1.0pp $-550	-0.5pp $-629	base $-709	+0.5pp $-791	+1.0pp $-874

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $194 · $2,328/yr

Listing history 19 events

1. 2026-06-21
   days on market $315,000 Active 52 DOM
2. 2026-06-18
   days on market $315,000 Active 49 DOM
3. 2026-06-17
   days on market $315,000 Active 48 DOM
4. 2026-06-16
   days on market $315,000 Active 47 DOM
5. 2026-06-15
   days on market $315,000 Active 46 DOM
6. 2026-06-14
   days on market $315,000 Active 44 DOM
7. 2026-06-13
   days on market $315,000 Active 43 DOM
8. 2026-06-10
   days on market $315,000 Active 41 DOM
9. 2026-06-09
   days on market $315,000 Active 40 DOM
10. 2026-06-08
    days on market $315,000 Active 39 DOM
11. 2026-06-07
    days on market $315,000 Active 38 DOM
12. 2026-06-03
    days on market $315,000 Active 34 DOM
13. 2026-06-02
    days on market $315,000 Active 33 DOM
14. 2026-06-01
    days on market $315,000 Active 32 DOM
15. 2026-05-31
    days on market $315,000 Active 31 DOM
16. 2026-05-30
    days on market $315,000 Active 30 DOM
17. 2026-04-30
    listed $315,000 Active 1494-char remark
18. 2006-06-22
    soldstatus $192,000

    Show marketing remark (313 chars)

    Beautiful prow front Chalet on full finished basement at end of cul-de-sac with extra large lot. Just remodeled with ceramic tile, berber carpet, new vanities and toilets, new range & dishwasher, new deck, freshly painted. A Must See!, SqFt Fin - Main: 910.00, SqFt Fin - 3rd: 700.00, SqFt Fin - 2nd: 700.00

19. 2004-08-16
    listed $144,900

ⓘ 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 ≥90°F today · 16 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: $25,244
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$2,020
• − Management: −$2,020
• − HOA: −$2,328
• − Depreciation: −$9,164
• Taxable loss: −$14,232
• Est. tax savings @ 24.0%: +$3,416
• After-tax cash flow: $-5,092/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

+117.4% since first listed

3 events — show timeline

• 2026-04-30 Listed $315,000 GSBR as distributed by MLS GRID
• 2006-06-22 Sold (MLS) $192,000 GSBR as distributed by MLS GRID
• 2004-08-16 Listed $144,900 GSBR as distributed by MLS GRID