2217 Highpoint Dr Unit 83 Highpoint Drive · Lake, PA 18436

$265,000

4 bd · 2.0 ba · 1,680 sqft · SingleFamily · 148 Days on market

Built 1990 Average condition 0.42 ac lot $158/sqft · 7% below area Est $286k · 7% under $194/mo HOA · 7% of rent ↓ 12% since listing

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Why this score? — see what drove the C+ 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 +18.8/30.0
• ARV discount +10.9/15.0
• Appreciation +10.0/10.0
• 1% rule +5.9/10.0
• DSCR +5.9/10.0
• Schools +4.4/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Welcome to this spacious and inviting 4-bedroom, 2-bath home located in the amenity-rich Hideout community! Filled with natural light and designed for comfort and flexibility, this home offers a functional layout with generous living spaces ideal for entertaining, hosting guests, or everyday living. Whether you're searching for a full-time residence or the perfect weekend escape, this home delivers space, versatility, and the classic Poconos lifestyle. This home gives peace of mind, with a new metal roof, and new patio doors. Enjoy all that The Hideout has to offer, including lakes, beaches, pools, golf, skiing, and year-round activities right outside your door. Don't pass up this fantastic opportunity to own a beautiful home in one of the area's most desirable communities!

Key facts

• Hideout community
• New metal roof
• New patio doors

Tags

• NEW METAL ROOF
• NEW PATIO DOORS
• HIDEOUT COMMUNITY
• LAKES
• BEACHES
• POOLS

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $210 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 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 $28k of equity ($2k loan paydown + $26k 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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 148 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 148 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.09% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.30%
• DSCR: 1.19
• GRM: 7.6

CMA / ARV

• ARV (median comp): $286,351
• List price: $265,000
• Delta: -7.46%
• 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
83 Northgate Rd	0.26mi	4/3.0	1,770 (+5%)	1mo	$424,000	$240	74
64 High Point Dr	0.09mi	3/2.5 (-1)	1,568 (-7%)	4mo	$325,000	$207	74
64 Highpoint Dr Lot 2232	0.09mi	3/2.5 (-1)	1,568 (-7%)	4mo	$325,000	$207	74
43 Boulder Rd	0.46mi	3/2.0 (-1)	1,680 (0%)	6mo	$304,000	$181	69
34 Glenwood Ln	0.32mi	4/2.0	1,776 (+6%)	8mo	$266,770	$150	68
22 Boulder Ct	0.33mi	3/3.0 (-1)	1,805 (+7%)	2mo	$360,000	$199	61
11 Highpoint Ct	0.26mi	3/2.0 (-1)	1,436 (-14%)	1mo	$287,000	$200	58
2745 Boulder Rd #143	0.66mi	3/3.0 (-1)	1,691 (+1%)	3mo	$239,000	$141	57
2086 Glenwood Ln	0.27mi	5/2.0 (+1)	1,506 (-10%)	10mo	$195,000	$129	57
2659 Rockway Rd	0.49mi	3/2.0 (-1)	1,490 (-11%)	2mo	$249,500	$167	52
127 Northwood Ter	0.64mi	3/2.0 (-1)	1,848 (+10%)	10mo	$280,000	$152	40
104 Rockway Road Rd	0.75mi	3/2.0 (-1)	1,801 (+7%)	10mo	$282,000	$157	40

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: 26.8%
• Equity multiple: 3.13×
• Total profit: $157,905
• Equity at exit: $238,733

10-year hold

• IRR: 23.4%
• Equity multiple: 7.13×
• Total profit: $454,872
• Equity at exit: $514,837

Cash invested: $74,200 (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: 337
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,390
• Tax est. 1.5%: −$331 /mo · $3,975/yr
• Insurance: −$110
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$194
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $210

Break-even live

Break-even rent $2,634

Max offer price $265,000

Occupancy floor 88%

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: $66,250
• Closing costs: $7,950
• 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	24d	1	1.40mi

HOA detail

• Monthly dues: $194 · $2,328/yr
• Likely covers: pool

Listing history 14 events

1. 2026-06-13
   days on market $265,000 Active 148 DOM
2. 2026-06-10
   days on market $265,000 Active 146 DOM
3. 2026-06-09
   days on market $265,000 Active 145 DOM
4. 2026-06-08
   days on market $265,000 Active 144 DOM
5. 2026-06-07
   days on market $265,000 Active 143 DOM
6. 2026-06-03
   days on market $265,000 Active 139 DOM
7. 2026-06-02
   days on market $265,000 Active 138 DOM
8. 2026-06-01
   days on market $265,000 Active 137 DOM
9. 2026-05-31
   days on market $265,000 Active 136 DOM
10. 2026-05-30
    days on market $265,000 Active 135 DOM
11. 2026-05-14
    price $265,000 784-char remark

    Show marketing remark (784 chars)

    Welcome to this spacious and inviting 4-bedroom, 2-bath home located in the amenity-rich Hideout community! Filled with natural light and designed for comfort and flexibility, this home offers a functional layout with generous living spaces ideal for entertaining, hosting guests, or everyday living. Whether you're searching for a full-time residence or the perfect weekend escape, this home delivers space, versatility, and the classic Poconos lifestyle. This home gives peace of mind, with a new metal roof, and new patio doors. Enjoy all that The Hideout has to offer, including lakes, beaches, pools, golf, skiing, and year-round activities right outside your door. Don't pass up this fantastic opportunity to own a beautiful home in one of the area's most desirable communities!

12. 2026-04-16
    price $279,000 784-char remark

    Show marketing remark (784 chars)

    Welcome to this spacious and inviting 4-bedroom, 2-bath home located in the amenity-rich Hideout community! Filled with natural light and designed for comfort and flexibility, this home offers a functional layout with generous living spaces ideal for entertaining, hosting guests, or everyday living. Whether you're searching for a full-time residence or the perfect weekend escape, this home delivers space, versatility, and the classic Poconos lifestyle. This home gives peace of mind, with a new metal roof, and new patio doors. Enjoy all that The Hideout has to offer, including lakes, beaches, pools, golf, skiing, and year-round activities right outside your door. Don't pass up this fantastic opportunity to own a beautiful home in one of the area's most desirable communities!

13. 2026-02-13
    price $289,000 784-char remark

    Show marketing remark (784 chars)

    Welcome to this spacious and inviting 4-bedroom, 2-bath home located in the amenity-rich Hideout community! Filled with natural light and designed for comfort and flexibility, this home offers a functional layout with generous living spaces ideal for entertaining, hosting guests, or everyday living. Whether you're searching for a full-time residence or the perfect weekend escape, this home delivers space, versatility, and the classic Poconos lifestyle. This home gives peace of mind, with a new metal roof, and new patio doors. Enjoy all that The Hideout has to offer, including lakes, beaches, pools, golf, skiing, and year-round activities right outside your door. Don't pass up this fantastic opportunity to own a beautiful home in one of the area's most desirable communities!

14. 2026-01-14
    listed $299,500 Active 784-char remark

    Show marketing remark (784 chars)

    Welcome to this spacious and inviting 4-bedroom, 2-bath home located in the amenity-rich Hideout community! Filled with natural light and designed for comfort and flexibility, this home offers a functional layout with generous living spaces ideal for entertaining, hosting guests, or everyday living. Whether you're searching for a full-time residence or the perfect weekend escape, this home delivers space, versatility, and the classic Poconos lifestyle. This home gives peace of mind, with a new metal roof, and new patio doors. Enjoy all that The Hideout has to offer, including lakes, beaches, pools, golf, skiing, and year-round activities right outside your door. Don't pass up this fantastic opportunity to own a beautiful home in one of the area's most desirable communities!

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: −$14,844
• − Property taxes: −$3,975
• − Insurance: −$1,992
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,328
• − Depreciation: −$7,709
• Taxable loss: −$1,616
• Est. tax savings @ 24.0%: +$388
• After-tax cash flow: $2,909/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 · 30 photos

Average 55/100 Moderate rehab

This home is in average condition with some minor repairs needed. It offers a spacious layout and is located in a desirable community. Upgrades to the interior and landscaping would significantly increase its value.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden siding — slight wear
• Minor carpeted floors — some wear

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics
• Resale replace carpet with hardwood — increases value and reduces maintenance
• Both landscaping — enhances curb appeal and adds value

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden siding · slight wear	Minor	$500–3,000
carpeted floors · some wear	Minor	$500–3,000
Total estimated repair cost · 3 items		$1,500–9,000

Value-add ROI direction

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace carpet with hardwood — increases value and reduces maintenance ↑
• Both landscaping — enhances curb appeal and adds value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-11.5% since first listed

4 events — show timeline

• 2026-05-14 Price Changed $265,000 PWMLS
• 2026-04-16 Price Changed $279,000 PWMLS
• 2026-02-13 Price Changed $289,000 PWMLS
• 2026-01-14 Listed $299,500 PWMLS