1290 Brookfield Rd · The Hideout, PA 18436

$317,380

4 bd · 3.0 ba · 2,964 sqft · SingleFamily · 49 Days on market

Built 1988 0.34 ac lot $107/sqft · 16% below area Est $377k · 16% under $194/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 +14.6/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Welcome to your private retreat where comfort, character, and nature come together beautifully. This unique three-story home offers thoughtfully designed living space with bedrooms and a full bathroom on each finished level, providing flexibility and privacy for family, guests, or multi-generational living. Inside, the home immediately impresses with vaulted ceilings that create an open and airy feel, complemented by a stunning stone fireplace in the main living room that serves as the heart of the home. The primary bedroom features its own stone fireplace, adding warmth and a cozy retreat-like atmosphere. Step outside and experience one of the property's most special features. The rear deck overlooks a peaceful flowing stream, creating the perfect setting for morning coffee or relaxing evenings surrounded by nature. Just below, a firepit area invites gatherings under the stars, making this property ideal for entertaining or simply unwinding. Additional highlights include a two-car garage and three finished levels that provide plenty of space for both everyday living and hosting guests. With its blend of rustic charm, functional layout, and scenic surroundings, this home offers a truly special place to call your own.

Key facts

• Firepit area
• Three story home
• Stone fireplace

Tags

• THREE STORY HOME
• VAULTED CEILINGS
• STONE FIREPLACE
• REAR DECK
• FIREPIT AREA
• FUNCTIONAL LAYOUT

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $317k.

Deal economics

• At list price, monthly cash flow is $-572 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $235k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (27.6% below list).
• Recommended offer: $230k (27.6% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#668 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: amenities F, commute F, health & safety F.
• 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.
• Zoned schools: Evergreen El Sch (math 42% / reading 68%, grade C, #498 of 1,518 statewide, top 33%, 506 students, 64% FRL); Western Wayne Ms (math 21% / reading 61%, grade F, #243 of 512 statewide, top 48%, 411 students, 57% FRL); Western Wayne Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 545 students, 49% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 341 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 $34k of equity ($2k loan paydown + $32k 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 ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($308k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 12y ago 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 $145k; list at $317k implies a 119% gain — meaningful room to come down on a strong offer.

Recommended offer $229,746 (27.6% 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 49 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 11.5

CMA / ARV

• ARV (median comp): $376,771
• List price: $317,380
• Delta: -15.76%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1290 Brookfield Rd	0.00mi	4/3.0	2,964 (0%)	0mo	$225,000	$76	100
338 Lakeview Dr W	0.28mi	5/3.0 (+1)	2,850 (-4%)	13mo	$1,200,000	$421	65
9 Wildwood Ct	0.39mi	3/2.0 (-1)	3,000 (+1%)	12mo	$330,000	$110	61
58 Forest Ln	0.39mi	5/3.0 (+1)	2,608 (-12%)	8mo	$390,000	$150	50
30 Tanglewood Ln	0.64mi	5/3.0 (+1)	2,700 (-9%)	1mo	$445,000	$165	49
22 Tanglewood Ln	0.66mi	5/4.0 (+1)	3,161 (+7%)	1mo	$565,000	$179	49
37 Rockpoint Ct	0.57mi	4/3.5	2,674 (-10%)	9mo	$1,470,000	$550	48
7 Woodpoint Ct	0.53mi	5/2.0 (+1)	2,584 (-13%)	1mo	$1,175,000	$455	45
33 Rockpoint Ct	0.61mi	5/3.0 (+1)	3,205 (+8%)	11mo	$1,125,000	$351	44
5 Pinecrest Ct	0.56mi	3/2.5 (-1)	2,755 (-7%)	15mo	$330,000	$120	43
1753 Rockpoint Ct	0.70mi	3/3.5 (-1)	2,669 (-10%)	8mo	$1,030,000	$386	37
917 Forest Ln	0.49mi	3/3.0 (-1)	2,538 (-14%)	23mo	$270,000	$106	29

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: 18.8%
• Equity multiple: 2.54×
• Total profit: $136,554
• Equity at exit: $285,921

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $431,102
• Equity at exit: $616,600

Cash invested: $88,866 (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: 341
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,297 medium
• Mortgage (P&I): −$1,664
• Tax est. 1.5%: −$397 /mo · $4,761/yr
• Insurance: −$132
• HOA: −$194
• Vacancy / Maint / Mgmt: −$482
• Net cashflow: $-572

Break-even live

Break-even rent $3,022

Max offer price $234,560

Occupancy floor —

Sensitivity live

Price	-10% $-353	-5% $-463	+0% $-572	+5% $-682	+10% $-792
Rent	-10% $-754	-5% $-663	+0% $-572	+5% $-482	+10% $-391
Rate	-1.0pp $-413	-0.5pp $-492	base $-572	+0.5pp $-655	+1.0pp $-738

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: $79,345
• Closing costs: $9,521
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $194 · $2,328/yr

Listing history 7 events

1. 2026-05-04
   status Pending 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to your private retreat where comfort, character, and nature come together beautifully. This unique three-story home offers thoughtfully designed living space with bedrooms and a full bathroom on each finished level, providing flexibility and privacy for family, guests, or multi-generational living. Inside, the home immediately impresses with vaulted ceilings that create an open and airy feel, complemented by a stunning stone fireplace in the main living room that serves as the heart of the home. The primary bedroom features its own stone fireplace, adding warmth and a cozy retreat-like atmosphere. Step outside and experience one of the property's most special features. The rear deck overlooks a peaceful flowing stream, creating the perfect setting for morning coffee or relaxing evenings surrounded by nature. Just below, a firepit area invites gatherings under the stars, making this property ideal for entertaining or simply unwinding. Additional highlights include a two-car garage and three finished levels that provide plenty of space for both everyday living and hosting guests. With its blend of rustic charm, functional layout, and scenic surroundings, this home offers a truly special place to call your own.

2. 2026-03-15
   listed $317,380 Active 1236-char remark

   Show marketing remark (1236 chars)

   Welcome to your private retreat where comfort, character, and nature come together beautifully. This unique three-story home offers thoughtfully designed living space with bedrooms and a full bathroom on each finished level, providing flexibility and privacy for family, guests, or multi-generational living. Inside, the home immediately impresses with vaulted ceilings that create an open and airy feel, complemented by a stunning stone fireplace in the main living room that serves as the heart of the home. The primary bedroom features its own stone fireplace, adding warmth and a cozy retreat-like atmosphere. Step outside and experience one of the property's most special features. The rear deck overlooks a peaceful flowing stream, creating the perfect setting for morning coffee or relaxing evenings surrounded by nature. Just below, a firepit area invites gatherings under the stars, making this property ideal for entertaining or simply unwinding. Additional highlights include a two-car garage and three finished levels that provide plenty of space for both everyday living and hosting guests. With its blend of rustic charm, functional layout, and scenic surroundings, this home offers a truly special place to call your own.

3. 2015-02-06
   soldstatus $145,000 655-char remark

   Show marketing remark (655 chars)

   Extraordinary Contemporary Home adjacent to a Babbling Brook. This home has been meticulously maintained, newer roof, new appliances, freshly stained decks, heated two car garage, beautiful stone fireplace in the living room, cathedral ceilings, master bedroom suite with fireplace and walk in closet, A/C each bedroom offers privacy, 3 full baths, plenty of storage, family room w/ built in shelves. , Baths: 1 Bath Lev 1,2+ Bath Lev 2, Beds: 1 Bed 1st, 1 Bed 2nd, Mstr 2nd, SqFt Fin - Main: 912.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Sewer Comm Central: Y, SqFt Fin - 2nd: 684.00, Additional Info: call for appt elb

4. 2015-02-06
   soldstatus $145,000

   Show marketing remark (655 chars)

   Extraordinary Contemporary Home adjacent to a Babbling Brook. This home has been meticulously maintained, newer roof, new appliances, freshly stained decks, heated two car garage, beautiful stone fireplace in the living room, cathedral ceilings, master bedroom suite with fireplace and walk in closet, A/C each bedroom offers privacy, 3 full baths, plenty of storage, family room w/ built in shelves. , Baths: 1 Bath Lev 1,2+ Bath Lev 2, Beds: 1 Bed 1st, 1 Bed 2nd, Mstr 2nd, SqFt Fin - Main: 912.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Formal Dining Room: Y, Sewer Comm Central: Y, SqFt Fin - 2nd: 684.00, Additional Info: call for appt elb

5. 2014-05-16
   listed $149,900
6. 2005-10-03
   soldstatus $199,000
7. 2000-06-15
   soldstatus $100,000

ⓘ 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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $27,570
• − Mortgage interest: −$17,778
• − Property taxes: −$4,761
• − Insurance: −$1,587
• − Repairs & maintenance: −$2,206
• − Management: −$2,206
• − HOA: −$2,328
• − Depreciation: −$9,233
• Taxable loss: −$12,528
• Est. tax savings @ 24.0%: +$3,007
• After-tax cash flow: $-3,861/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 — The Hideout

• Score: 72/100
• State rank: #668
• US rank: #6516

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

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

+217.4% since first listed

7 events — show timeline

• 2026-05-04 Pending — GSBR as distributed by MLS GRID
• 2026-03-15 Listed $317,380 GSBR as distributed by MLS GRID
• 2015-02-06 Sold (MLS) $145,000 PWMLS
• 2015-02-06 Sold (MLS) $145,000 GSBR as distributed by MLS GRID
• 2014-05-16 Listed $149,900 PWMLS
• 2005-10-03 Sold (MLS) $199,000 GSBR as distributed by MLS GRID
• 2000-06-15 Sold (MLS) $100,000 GSBR as distributed by MLS GRID