13 Oak Dr · Hawley, PA 18438

$299,900

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 78 Days on market

Built 1970 8,276 sqft lot $312/sqft · at area comps Est $315k · at est. $58/mo HOA · 3% 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).

• ARV discount +9.7/15.0
• Cash flow +8.0/30.0
• Appreciation +7.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0
• 1% rule +1.8/10.0

Listing remarks MLS

Boat Slip Included! Sunny Point Ranch at Lake Wallenpaupack. --where lake living meets comfort, convenience, and charm. This well-maintained 3-bedroom, 1-bath style cottage offers easy one-level living with a welcoming eat-in country kitchen and a bright, comfortable living room featuring a split heating and air conditioning unit for year-round enjoyment. The home is thoughtfully designed to maximize space and functionality plus has a New roof. Step outside and experience what truly sets this property apart. A spacious 28' x 12' composite Trex sun deck creates the perfect setting for entertaining, relaxing, or enjoying the peaceful surroundings. The newly paved driveway adds to plenty of parking for the toys and a 12'x22' garage with built in work bench, new garage door with opener and outside attached storage completes the design. The large backyard, has a generous picnic table, invites gatherings, games, outdoor dining and camp fire s'mores. There is a 14' x 12' barn-style shed with electric--ideal for hobbies or extra storage and the home's 5-foot-high crawl space with built-in workbenches, slop sink and multiple shelving for projects and storage needs are fulfilled. Whether you're seeking a weekend getaway, seasonal retreat, or year-round home, this property offers the ideal blend of lake lifestyle and practical amenities--all just a short golf cart ride to the water. Start making your Lake Wallenpaupack memories today.

Key facts

• Built-in workbenches
• Newly paved driveway
• Boat slip included

Tags

• BOAT SLIP INCLUDED
• COMPOSITE TREX SUN DECK
• NEWLY PAVED DRIVEWAY
• BARN-STYLE SHED WITH ELECTRIC
• 5-FOOT-HIGH CRAWL SPACE
• BUILT-IN WORKBENCHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (31.8% below list).
• Recommended offer: $204k (31.8% below list) — sets the bar for 1% rule.
• Cap rate 5.0% vs local median 4.0% in Hawley — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 29 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 $14k of equity ($2k loan paydown + $12k appreciation (4.0% local appreciation)).
• Wayne County population projected at -17% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 78 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $30k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $95k; list at $300k implies a 216% gain — meaningful room to come down on a strong offer.

Recommended offer $204,441 (31.8% 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 78 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.68% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.46%
• DSCR: 0.80
• GRM: 12.2

CMA / ARV

• ARV (median comp): $315,235
• List price: $299,900
• Delta: -4.86%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Oak Dr	0.01mi	3/1.0	1,028 (+7%)	17mo	$300,000	$292	74

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

Projected returns pro-forma

4.05% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.39×
• Total profit: $33,102
• Equity at exit: $152,850

10-year hold

• IRR: 8.9%
• Equity multiple: 2.50×
• Total profit: $125,690
• Equity at exit: $250,635

Cash invested: $83,972 (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 18438

• Home prices YoY: 1.3%
• Active inventory: 29
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,044 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$172 /mo · $2,060/yr
• Insurance: −$125
• HOA: −$58
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-312

Break-even live

Break-even rent $2,440

Max offer price $244,738

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-227	+0% $-312	+5% $-397	+10% $-482
Rent	-10% $-474	-5% $-393	+0% $-312	+5% $-232	+10% $-151
Rate	-1.0pp $-161	-0.5pp $-236	base $-312	+0.5pp $-390	+1.0pp $-469

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $58 · $696/yr
• Likely covers: waterelectric

Listing history 23 events

1. 2026-06-18
   days on market $299,900 Active 78 DOM
2. 2026-06-17
   days on market $299,900 Active 77 DOM
3. 2026-06-16
   days on market $299,900 Active 76 DOM
4. 2026-06-15
   days on market $299,900 Active 75 DOM
5. 2026-06-13
   days on market $299,900 Active 73 DOM
6. 2026-06-13
   days on market $299,900 Active 72 DOM
7. 2026-06-09
   days on market $299,900 Active 69 DOM
8. 2026-06-08
   days on market $299,900 Active 68 DOM
9. 2026-06-07
   pricedays on market $299,900 Active 67 DOM
10. 2026-06-04
    days on market $319,900 Active 64 DOM
11. 2026-06-03
    days on market $319,900 Active 63 DOM
12. 2026-06-02
    days on market $319,900 Active 62 DOM
13. 2026-06-01
    days on market $319,900 Active 61 DOM
14. 2026-05-31
    days on market $319,900 Active 60 DOM
15. 2026-05-07
    price $319,900 1448-char remark

    Show marketing remark (1448 chars)

    Boat Slip Included! Sunny Point Ranch at Lake Wallenpaupack. --where lake living meets comfort, convenience, and charm. This well-maintained 3-bedroom, 1-bath style cottage offers easy one-level living with a welcoming eat-in country kitchen and a bright, comfortable living room featuring a split heating and air conditioning unit for year-round enjoyment. The home is thoughtfully designed to maximize space and functionality plus has a New roof. Step outside and experience what truly sets this property apart. A spacious 28' x 12' composite Trex sun deck creates the perfect setting for entertaining, relaxing, or enjoying the peaceful surroundings. The newly paved driveway adds to plenty of parking for the toys and a 12'x22' garage with built in work bench, new garage door with opener and outside attached storage completes the design. The large backyard, has a generous picnic table, invites gatherings, games, outdoor dining and camp fire s'mores. There is a 14' x 12' barn-style shed with electric--ideal for hobbies or extra storage and the home's 5-foot-high crawl space with built-in workbenches, slop sink and multiple shelving for projects and storage needs are fulfilled. Whether you're seeking a weekend getaway, seasonal retreat, or year-round home, this property offers the ideal blend of lake lifestyle and practical amenities--all just a short golf cart ride to the water. Start making your Lake Wallenpaupack memories today.

16. 2026-04-01
    listed $329,900 Active 1448-char remark

    Show marketing remark (1448 chars)

    Boat Slip Included! Sunny Point Ranch at Lake Wallenpaupack. --where lake living meets comfort, convenience, and charm. This well-maintained 3-bedroom, 1-bath style cottage offers easy one-level living with a welcoming eat-in country kitchen and a bright, comfortable living room featuring a split heating and air conditioning unit for year-round enjoyment. The home is thoughtfully designed to maximize space and functionality plus has a New roof. Step outside and experience what truly sets this property apart. A spacious 28' x 12' composite Trex sun deck creates the perfect setting for entertaining, relaxing, or enjoying the peaceful surroundings. The newly paved driveway adds to plenty of parking for the toys and a 12'x22' garage with built in work bench, new garage door with opener and outside attached storage completes the design. The large backyard, has a generous picnic table, invites gatherings, games, outdoor dining and camp fire s'mores. There is a 14' x 12' barn-style shed with electric--ideal for hobbies or extra storage and the home's 5-foot-high crawl space with built-in workbenches, slop sink and multiple shelving for projects and storage needs are fulfilled. Whether you're seeking a weekend getaway, seasonal retreat, or year-round home, this property offers the ideal blend of lake lifestyle and practical amenities--all just a short golf cart ride to the water. Start making your Lake Wallenpaupack memories today.

17. 2015-12-07
    soldstatus $95,000
18. 2015-11-23
    soldstatus $95,000 405-char remark

    Show marketing remark (405 chars)

    ENJOY EVERYTHING LAKE WALLENPAUPACK. .. has to offer. In this priced to sell Sunny Point Cottage. Filled with lots of possibilities. Features are LR, DR, KIT 3 bedrooms and 1 bath. LowerLevel with work bench. One car detached garage & utility shed. Motivated Seller. .. call for your showing appointment today!, Beds Description: Y, Baths: Y, Eating Area: Dining Area, Eating Area: Semi-Modern KT

19. 2015-11-23
    soldstatus $95,000

    Show marketing remark (405 chars)

    ENJOY EVERYTHING LAKE WALLENPAUPACK. .. has to offer. In this priced to sell Sunny Point Cottage. Filled with lots of possibilities. Features are LR, DR, KIT 3 bedrooms and 1 bath. LowerLevel with work bench. One car detached garage & utility shed. Motivated Seller. .. call for your showing appointment today!, Beds Description: Y, Baths: Y, Eating Area: Dining Area, Eating Area: Semi-Modern KT

20. 2015-10-16
    listed $97,000 405-char remark

    Show marketing remark (405 chars)

    ENJOY EVERYTHING LAKE WALLENPAUPACK. .. has to offer. In this priced to sell Sunny Point Cottage. Filled with lots of possibilities. Features are LR, DR, KIT 3 bedrooms and 1 bath. LowerLevel with work bench. One car detached garage & utility shed. Motivated Seller. .. call for your showing appointment today!, Beds Description: Y, Baths: Y, Eating Area: Dining Area, Eating Area: Semi-Modern KT

21. 2015-10-16
    listed $97,000

    Show marketing remark (405 chars)

    ENJOY EVERYTHING LAKE WALLENPAUPACK. .. has to offer. In this priced to sell Sunny Point Cottage. Filled with lots of possibilities. Features are LR, DR, KIT 3 bedrooms and 1 bath. LowerLevel with work bench. One car detached garage & utility shed. Motivated Seller. .. call for your showing appointment today!, Beds Description: Y, Baths: Y, Eating Area: Dining Area, Eating Area: Semi-Modern KT

22. 2001-03-23
    soldstatus $68,000
23. 1994-09-28
    soldstatus $71,500

ⓘ 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: $2,060 · $172/mo
• Projected year-2 tax: $3,399 · $283/mo
• Expected delta: +$1,339/yr (+$112/mo · 65.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,533
• − Mortgage interest: −$16,799
• − Property taxes: −$2,060
• − Insurance: −$1,500
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$696
• − Depreciation: −$8,724
• Taxable loss: −$9,171
• Est. tax savings @ 24.0%: +$2,201
• After-tax cash flow: $-1,546/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

• Population (ZIP): 1,474

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 (83%)
• Race & ethnicity: White 83% Two or more races 14% Hispanic / Latino 3%
• Common ancestry: American 3% Polish 2% Romanian 2%
• Foreign-born: 17% · Canada
• Languages at home: 84% English-only · Other Indo-European 3% Russian/Polish/Slavic 3% 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: ▲ 4.05%
• Current HPI: 325.6643
• 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

+347.4% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $319,900 PWMLS
• 2026-04-01 Listed $329,900 PWMLS
• 2015-12-07 Sold (Public Records) $95,000 Public Records
• 2015-11-23 Sold (MLS) $95,000 PWMLS
• 2015-11-23 Sold (MLS) $95,000 PWMLS
• 2015-10-16 Listed $97,000 PWMLS
• 2015-10-16 Listed $97,000 PWMLS
• 2001-03-23 Sold (Public Records) $68,000 Public Records
• 1994-09-28 Sold (Public Records) $71,500 Public Records

Property tax history

+3.1%/yr

Latest (2026): $2,060 · +2.3% YoY. Source: county tax records.