6 Ridge Vw · Hawley, PA 18428

$339,000

4 bd · 2.0 ba · 2,240 sqft · SingleFamily public records · 20 Days on market

Built 1973 1.06 ac lot $151/sqft · 14% above area Est $324k · at est. $54/mo HOA · 2% 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).

• Appreciation +10.0/10.0
• Cash flow +9.5/30.0
• ARV discount +5.4/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0

Listing remarks MLS

Tucked on a private corner double lot totaling just over an acre in Hawley, this charming 5-bedroom, 2.5-bath chalet offers three finished levels of flexible living space--with options for multigenerational living or a spacious weekend retreat. The home features a large living room, family room, dining area, three fireplaces, and new carpeting, plus efficient split units for heat and A/C throughout. A third-floor bedroom opens to its own private balcony--the perfect spot for morning coffee or a quiet summer evening. Outdoor living shines with a screened porch, expansive deck, and a tucked-away stone patio, while the large carport and generous storage/workshop area add everyday practicality. Enjoy walking-distance lake access for kayaking, paddleboarding, or fishing, plus a community pool, all just minutes from Lake Wallenpaupack and close to downtown Hawley, Honesdale, and Woodloch--a fantastic location for enjoying the best of the northern Poconos lifestyle.

Key facts

• Private balcony
• Screened porch
• Stone patio

Tags

• PRIVATE CORNER DOUBLE LOT
• THREE FINISHED LEVELS
• PRIVATE BALCONY
• SCREENED PORCH
• EXPANSIVE DECK
• STONE PATIO

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-235 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $298k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (26.3% below list).
• Recommended offer: $250k (26.3% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 4.0% in Hawley — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: 371 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 $36k of equity ($2k loan paydown + $34k 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 ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $70k; list at $339k implies a 385% gain — meaningful room to come down on a strong offer.

Recommended offer $250,000 (26.3% 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. Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.74% ✗
• Cap rate: 5.46%
• Cash-on-cash: -2.97%
• DSCR: 0.87
• GRM: 11.3

CMA / ARV

• ARV (median comp): $323,853
• List price: $339,000
• Delta: 4.68%
• Verdict: FAIR
• Comps: 8 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2058 Route 590	0.65mi	3/2.0 (-1)	2,340 (+4%)	8mo	$500,000	$214	51
173 Covered Bridge Dr	0.46mi	3/3.0 (-1)	2,000 (-11%)	8mo	$255,000	$128	45
140 Rocky View Dr	0.47mi	3/2.0 (-1)	2,502 (+12%)	12mo	$493,425	$197	44
112 Rocky View Dr	0.56mi	3/2.5 (-1)	2,323 (+4%)	22mo	$460,000	$198	42
151 Garrity Rd	0.66mi	3/3.0 (-1)	2,308 (+3%)	17mo	$360,000	$156	41

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: 22.2%
• Equity multiple: 2.79×
• Total profit: $169,638
• Equity at exit: $305,398

10-year hold

• IRR: 19.9%
• Equity multiple: 6.39×
• Total profit: $511,223
• Equity at exit: $658,602

Cash invested: $94,920 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$237 /mo · $2,840/yr
• Insurance: −$141
• HOA: −$54
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $-235

Break-even live

Break-even rent $2,797

Max offer price $297,546

Occupancy floor —

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Hutchinson Ct Hawley, PA	3.0	2.0	1400	$2,500	$1.79	5d	1	1.13mi

HOA detail

• Monthly dues: $54 · $648/yr
• Likely covers: pool

Listing history 9 events

1. 2026-05-04
   status Pending 973-char remark

   Show marketing remark (973 chars)

   Tucked on a private corner double lot totaling just over an acre in Hawley, this charming 5-bedroom, 2.5-bath chalet offers three finished levels of flexible living space--with options for multigenerational living or a spacious weekend retreat. The home features a large living room, family room, dining area, three fireplaces, and new carpeting, plus efficient split units for heat and A/C throughout. A third-floor bedroom opens to its own private balcony--the perfect spot for morning coffee or a quiet summer evening. Outdoor living shines with a screened porch, expansive deck, and a tucked-away stone patio, while the large carport and generous storage/workshop area add everyday practicality. Enjoy walking-distance lake access for kayaking, paddleboarding, or fishing, plus a community pool, all just minutes from Lake Wallenpaupack and close to downtown Hawley, Honesdale, and Woodloch--a fantastic location for enjoying the best of the northern Poconos lifestyle.

2. 2026-04-13
   listed $339,000 Active 973-char remark

   Show marketing remark (973 chars)

   Tucked on a private corner double lot totaling just over an acre in Hawley, this charming 5-bedroom, 2.5-bath chalet offers three finished levels of flexible living space--with options for multigenerational living or a spacious weekend retreat. The home features a large living room, family room, dining area, three fireplaces, and new carpeting, plus efficient split units for heat and A/C throughout. A third-floor bedroom opens to its own private balcony--the perfect spot for morning coffee or a quiet summer evening. Outdoor living shines with a screened porch, expansive deck, and a tucked-away stone patio, while the large carport and generous storage/workshop area add everyday practicality. Enjoy walking-distance lake access for kayaking, paddleboarding, or fishing, plus a community pool, all just minutes from Lake Wallenpaupack and close to downtown Hawley, Honesdale, and Woodloch--a fantastic location for enjoying the best of the northern Poconos lifestyle.

3. 2025-08-14
   listed $339,000 Active
4. 2025-03-13
   price $339,000
5. 2025-03-13
   price $339
6. 2025-03-04
   price $387,000
7. 2025-01-23
   listed $409,000 Active
8. 2001-04-12
   soldstatus $69,960
9. 1995-05-17
   soldstatus $93,280

ⓘ 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: $2,840 · $237/mo
• Projected year-2 tax: $4,098 · $342/mo
• Expected delta: +$1,258/yr (+$105/mo · 44.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 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: $30,000
• − Mortgage interest: −$18,989
• − Property taxes: −$2,840
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − HOA: −$648
• − Depreciation: −$9,862
• Taxable loss: −$8,834
• Est. tax savings @ 24.0%: +$2,120
• After-tax cash flow: $-696/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): 12,446

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 (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 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: ▲ 28.60%
• Current HPI: 340.8254
• 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

+263.4% since first listed

9 events — show timeline

• 2026-05-04 Pending — PWMLS
• 2026-04-13 Listed $339,000 PWMLS
• 2025-08-14 Listed $339,000 GSBR as distributed by MLS GRID
• 2025-03-13 Price Changed $339,000 PWMLS
• 2025-03-13 Price Changed $339 PWMLS
• 2025-03-04 Price Changed $387,000 PWMLS
• 2025-01-23 Listed $409,000 PWMLS
• 2001-04-12 Sold (Public Records) $69,960 Public Records
• 1995-05-17 Sold (Public Records) $93,280 Public Records

Property tax history

+4.4%/yr

Latest (2026): $2,840 · +2.3% YoY. Source: county tax records.