2127 Rt. 590 · Hawley, PA 18428

$299,900

2 bd · 1.0 ba · 2,099 sqft · SingleFamily public records · 5 Days on market

Built 1955 5.00 ac lot Est $416k · 28% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +10.0/10.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Country charm and timeless character come together on this 5-acre property with no HOA. This 2-bedroom, 1.5-bath home features hardwood and tile floors, subtle Pennsylvania bluestone accents on the exterior, and a beautiful stone fireplace in the living room that adds warmth, texture, and a classic focal point. The basement includes a finished bar area and wood stove, offering additional space with plenty of possibilities. The land is where this property really shines, with a mix of wooded privacy, open usable space, gardening potential, outbuildings, and room for animals, hobbies, or a more self-sufficient country lifestyle. A small frog pond and rock wall borders, add a sweet touch of cha

Key facts

• Open usable space
• Wooded privacy
• Finished bar area

Tags

• 5 ACRE PROPERTY
• FINISHED BAR AREA
• STONE FIREPLACE
• WOODED PRIVACY
• OPEN USABLE SPACE
• GARDENING POTENTIAL

Property features AI

Finance

• Other: Property type: Residential, single family residence; Lot size: 5 acres
• HOA & community: No community features listed

Exterior

• Parking: Has garage; Driveway; Garage faces the side
• Utilities: Private well water; Septic tank
• Home design: Single-family house; One level (with basement)
• Construction: Shingle roof; Construction includes aluminum siding, stone and wood siding
• Exterior features: Private yard; Garden; Storage areas; Workshop, outbuilding and shed(s); Pond on the property; Front yard and back yard; Sloped and gently sloping terrain; Wooded lot

Interior

• Kitchen: Dishwasher; Refrigerator; Electric range; Eat-in kitchen
• Bedrooms: Total of 5 rooms (bedroom count not specified)
• Flooring: Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Propane heating; Hot water heating; Wood stove; Ceiling fans for cooling; Wall/window cooling units
• Interior features: Entrance foyer; Ceiling fans; Eat-in kitchen; His and hers closets; Wood-burning fireplace in the living room; Partially finished basement with walk-out access and concrete construction
• Laundry & utility: Washer; Dryer; Laundry room located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $39 ($463/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (16.6% below list).
• Recommended offer: $250k (16.6% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 213 units permitted in Pike 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)).
• Pike County population projected at -25% 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $100k; list at $300k implies a 200% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000 (16.6% below list)

Questions for the listing agent

1. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.83% ✗
• Cap rate: 6.45%
• Cash-on-cash: 0.55%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $415,602
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Hickory Ln	0.39mi	3/2.0 (+1)	1,958 (-7%)	3mo	$252,000	$129	59
105 Hickory Dr	0.39mi	3/2.0 (+1)	2,054 (-2%)	13mo	$293,500	$143	58
2058 Route 590	0.47mi	3/2.0 (+1)	2,340 (+12%)	8mo	$500,000	$214	44
112 Rocky View Dr	0.57mi	3/2.5 (+1)	2,323 (+11%)	22mo	$460,000	$198	26

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: 24.7%
• Equity multiple: 2.97×
• Total profit: $165,745
• Equity at exit: $270,174

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $486,067
• Equity at exit: $582,640

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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$239 /mo · $2,865/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $39

Break-even live

Break-even rent $2,451

Max offer price $299,900

Occupancy floor 93%

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: —

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	4d	1	0.85mi

Listing history 2 events

1. 2026-05-20
   listed $299,900 Active
2. 2002-03-01
   soldstatus $100,000

ⓘ 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: $2,865 · $239/mo
• Projected year-2 tax: $3,802 · $317/mo
• Expected delta: +$937/yr (+$78/mo · 32.7%)

ⓘ 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 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: −$16,799
• − Property taxes: −$2,865
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,724
• Taxable loss: −$4,688
• Est. tax savings @ 24.0%: +$1,125
• 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: 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 (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

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 · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

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

+199.9% since first listed

2 events — show timeline

• 2026-05-20 Listed $299,900 PWMLS
• 2002-03-01 Sold (Public Records) $100,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,865 · +2.8% YoY. Source: county tax records.