20 N Gate Ct S · Lake, PA 18436

$299,000

4 bd · 2.5 ba · 2,182 sqft · SingleFamily public records · 27 Days on market

Built 1985 0.39 ac lot Est $332k · 10% under $189/mo HOA · 8% 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 +11.9/15.0
• Appreciation +10.0/10.0
• Cash flow +8.0/30.0
• Schools +4.4/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.0/10.0

Listing remarks

Step into the Poconos and discover this spacious contemporary home offering a bright, open floor plan designed for comfortable living and easy entertaining. Sun-filled living spaces create a warm and inviting atmosphere with plenty of room to gather with family and friends. The location is hard to beat--just a short walk to North Beach for days spent by the water and enjoying all that community living has to offer. Located in the amenity-rich gated recreational community of The Hideout, you'll enjoy access to lakes, pools, beaches, golf course, ski hill, bar, restaurant, fitness center, and a tiki bar. Whether you're searching for a full-time residence, vacation retreat, or investment oppor

Key facts

• Access to lakes
• Open floor plan
• Access to pools

Tags

• OPEN FLOOR PLAN
• GATED RECREATIONAL COMMUNITY
• ACCESS TO LAKES
• ACCESS TO POOLS
• ACCESS TO BEACHES
• ACCESS TO GOLF COURSE

Property features AI

Finance

• Other: Located in The Hideout community
• HOA & community: Homeowners association with annual fee; Annual association fee of $2,270 (also lists a one-time fee of $2,160); Association amenities include clubhouse, pool, tennis and basketball courts, fitness center, playground, park, lake and marina access, golf, trails, recreation/game rooms, picnic area, dog park, beach rights/access, and security (gated); Association fee includes trash service

Exterior

• Parking: Driveway (paved)
• Security: Located in a gated community
• Utilities: Public sewer
• Home design: Single family residence; Residential property; Three or more levels
• Construction: Asphalt roof
• Exterior features: Deck; Porch (screened); Wooded lot; View of Roamingwood Lake; Private maintained paved road; Private road frontage

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Electric oven
• Flooring: Carpet; Tile; Linoleum
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating; Propane heating; Wood stove; Electric heating; Ceiling fan(s)
• Interior features: High ceilings; Open floorplan; Finished walk-out full basement
• Laundry & utility: Washer; Dryer; Laundry located in bathroom on lower level

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $244k (18.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $235k (21.3% below list).
• Recommended offer: $235k (21.3% 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.
• Market conditions: 337 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 $32k 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.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $149k; list at $299k implies a 101% gain — meaningful room to come down on a strong offer.

Recommended offer $235,186 (21.3% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.79% ✗
• Cap rate: 5.04%
• Cash-on-cash: -4.47%
• DSCR: 0.80
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $331,664
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Boulder Ct	0.43mi	4/3.0	2,112 (-3%)	4mo	$240,000	$114	69
28 Woodcrest Ln Ln	0.57mi	5/3.0 (+1)	2,200 (+1%)	2mo	$335,000	$152	64
57 Glenwood Ln	0.21mi	4/3.0	2,496 (+14%)	1mo	$370,000	$148	63
46 Roamingwood Rd	0.54mi	4/2.0	2,124 (-3%)	8mo	$282,900	$133	62
50 Woodhill Ln	0.64mi	4/3.0	2,184 (+0%)	10mo	$355,000	$163	60
411 Lakeview Dr W	0.54mi	3/3.0 (-1)	2,059 (-6%)	10mo	$299,000	$145	50
1244 Woodhill Ln	0.69mi	3/2.5 (-1)	2,290 (+5%)	6mo	$405,000	$177	49
10 Crestwood Ct	0.56mi	4/3.0	2,474 (+13%)	2mo	$355,000	$143	48
34 Roamingwood Rd	0.59mi	3/3.0 (-1)	2,012 (-8%)	8mo	$310,000	$154	46
1618 Ridgeview Dr	0.66mi	3/2.0 (-1)	2,318 (+6%)	10mo	$240,000	$104	44
1208 Lakeview Dr W #368	0.69mi	4/3.0	1,955 (-10%)	8mo	$995,000	$509	42
59 Woodhill Ln	0.63mi	3/3.0 (-1)	2,421 (+11%)	8mo	$475,000	$196	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: 21.1%
• Equity multiple: 2.71×
• Total profit: $143,101
• Equity at exit: $269,363

10-year hold

• IRR: 19.1%
• Equity multiple: 6.22×
• Total profit: $437,208
• Equity at exit: $580,891

Cash invested: $83,720 (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: 337
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $2,352 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$288 /mo · $3,455/yr
• Insurance: −$125
• HOA: −$189
• Vacancy / Maint / Mgmt: −$494
• Net cashflow: $-312

Break-even live

Break-even rent $2,746

Max offer price $243,967

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-227	+0% $-312	+5% $-396	+10% $-481
Rent	-10% $-497	-5% $-404	+0% $-312	+5% $-219	+10% $-126
Rate	-1.0pp $-161	-0.5pp $-235	base $-312	+0.5pp $-389	+1.0pp $-468

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $189 · $2,268/yr
• Likely covers: waterpoolgymsecurity

Listing history 18 events

1. 2026-06-18
   days on market $299,000 Active 27 DOM
2. 2026-06-17
   days on market $299,000 Active 26 DOM
3. 2026-06-16
   days on market $299,000 Active 25 DOM
4. 2026-06-15
   days on market $299,000 Active 24 DOM
5. 2026-06-14
   days on market $299,000 Active 22 DOM
6. 2026-06-13
   days on market $299,000 Active 21 DOM
7. 2026-06-10
   days on market $299,000 Active 19 DOM
8. 2026-06-09
   days on market $299,000 Active 18 DOM
9. 2026-06-08
   days on market $299,000 Active 17 DOM
10. 2026-06-07
    days on market $299,000 Active 16 DOM
11. 2026-06-03
    days on market $299,000 Active 12 DOM
12. 2026-06-02
    days on market $299,000 Active 11 DOM
13. 2026-06-01
    days on market $299,000 Active 10 DOM
14. 2026-05-31
    days on market $299,000 Active 9 DOM
15. 2026-05-30
    days on market $299,000 Active 8 DOM
16. 2026-05-21
    listed $299,000 Active
17. 2003-12-26
    soldstatus $149,000
18. 1996-09-12
    soldstatus $110,000

ⓘ 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: $3,455 · $288/mo
• Projected year-2 tax: $4,090 · $341/mo
• Expected delta: +$635/yr (+$53/mo · 18.4%)

ⓘ 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 ≥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: $28,222
• − Mortgage interest: −$16,749
• − Property taxes: −$3,455
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,258
• − Management: −$2,258
• − HOA: −$2,268
• − Depreciation: −$8,698
• Taxable loss: −$8,958
• Est. tax savings @ 24.0%: +$2,150
• After-tax cash flow: $-1,588/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

+171.8% since first listed

3 events — show timeline

• 2026-05-21 Listed $299,000 PWMLS
• 2003-12-26 Sold (Public Records) $149,000 Public Records
• 1996-09-12 Sold (Public Records) $110,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $3,455 · +3.0% YoY. Source: county tax records.