157 Buck Hl · The Escape, PA 18426

$99,000

2 bd · 1.5 ba · 2,025 sqft · SingleFamily public records · 5 Days on market

Built 1981 0.50 ac lot $49/sqft · 64% below area $33/mo HOA · 2% of rent

---

Why this score? — see what drove the B- 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 +25.2/30.0
• 1% rule +8.6/10.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• Appreciation +6.6/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

SPORTSPERSON'S DELIGHT BORDERING STATE FOREST!Adventure begins right in your backyard with direct access to vast Pennsylvania State Forest lands--perfect for hunting, hiking, wildlife watching, and year-round outdoor recreation. Enjoy the added amenities of Skyview Lakes featuring fishing, kayaking, canoeing, row boating, and a neighborhood pool, plus nearby Promised Land State Park for even more Forest - lakeside fun and outdoor enjoyment. If you've been searching for the ideal camp, weekend getaway, or four-season retreat, this chalet is ready for you! Inside, the open-concept main living area features cathedral ceilings, a sleeping loft, and a living room with corner propane fireplace. T

Key facts

• Outdoor recreation
• Attached garage
• Screened porch

Tags

• DIRECT ACCESS TO STATE FOREST
• FISHING KAYAKING CANOEING
• NEIGHBORHOOD POOL
• SCREENED PORCH
• ATTACHED GARAGE
• OUTDOOR RECREATION

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, pool and lake access; Homeowners association with an annual fee ($395) and a one-time fee listed ($395); equivalent monthly amount shown as approximately $32.92

Exterior

• Parking: Has garage with 1 garage space; Driveway, outside parking and parking pad
• Utilities: Private well for water; Septic tank for sewer
• Home design: Single-family house; Two levels; Residential zoning; Property condition: fixer
• Construction: Wood siding construction; Asphalt roof; Block foundation; Built on a 0.5-acre lot
• Exterior features: Enclosed, screened porch/patio; Wooded lot with many trees; Views of Sky View Lake; Dirt and gravel private-maintained road; unimproved road frontage

Interior

• Kitchen: Range; Microwave; Refrigerator
• Bedrooms: Total of 6 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Baseboard heating; Wood stove; Propane and electric heating options; Fireplace heating; Ceiling fans; Window air conditioning units
• Interior features: Cathedral ceilings; Open floor plan; Ceiling fans throughout; Window coverings, bay window, screens, drapes and blinds; Finished full basement with walk-out access; Two fireplaces (living room, family room) including wood-burning, propane and masonry options; free-standing fireplace and fireplace insert
• Laundry & utility: Washer and dryer; Laundry room located in the basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $221 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Cap rate 9.0% vs local median 2.2% in The Escape — 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: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 145 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($684 loan paydown + $3k appreciation (3.2% 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 (3.2% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$33k 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price.

Recommended offer $99,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
5. 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.
6. 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: 1.36% ✓
• Cap rate: 8.98%
• Cash-on-cash: 9.59%
• DSCR: 1.43
• GRM: 6.1

CMA / ARV

• ARV (median comp): $272,913
• List price: $99,000
• Delta: -63.72%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
157 Buck Hl	0.00mi	2/1.5	2,025 (0%)	1mo	$99,000	$49	100
158 Buck Hl	0.05mi	3/1.5 (+1)	2,016 (-0%)	23mo	$239,000	$119	73
111 Running Deer Dr	0.45mi	3/1.5 (+1)	1,973 (-3%)	14mo	$200,000	$101	58
115 Spotted Fawn Rd	0.40mi	3/2.0 (+1)	1,824 (-10%)	13mo	$525,000	$288	47

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

3.25% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 17.1%
• Equity multiple: 1.99×
• Total profit: $27,473
• Equity at exit: $45,924

10-year hold

• IRR: 18.5%
• Equity multiple: 3.76×
• Total profit: $76,585
• Equity at exit: $71,890

Cash invested: $27,720 (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 18426

• Home prices YoY: 1.4%
• Active inventory: 145
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,346 medium
• Mortgage (P&I): −$519
• Tax from tax record: −$249 /mo · $2,986/yr
• Insurance: −$41
• HOA: −$33
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $221

Break-even live

Break-even rent $1,066

Max offer price $99,000

Occupancy floor 79%

Sensitivity live

Price	-10% $278	-5% $249	+0% $221	+5% $193	+10% $165
Rent	-10% $115	-5% $168	+0% $221	+5% $275	+10% $328
Rate	-1.0pp $271	-0.5pp $247	base $221	+0.5pp $196	+1.0pp $170

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 3 events

1. 2026-05-17
   status Pending 1306-char remark
2. 2026-05-12
   listed $99,000 Active 1306-char remark
3. 1999-08-30
   soldstatus $84,000

ⓘ 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: $2,986 · $249/mo
• Projected year-2 tax: $2,986 · $249/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low 7 d/yr ≥88°F today · 13 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,157
• − Mortgage interest: −$5,546
• − Property taxes: −$2,986
• − Insurance: −$495
• − Repairs & maintenance: −$1,293
• − Management: −$1,293
• − HOA: −$396
• − Depreciation: −$2,880
• Taxable income: $1,270
• Est. tax owed @ 24.0%: −$305
• After-tax cash flow: $2,353/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 — The Escape

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,426

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 (79%)
• Race & ethnicity: White 79% Two or more races 12% Hispanic / Latino 11% Asian 3% Black 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3% Dominican 6%
• Common ancestry: Romanian 12% Italian 2% Slovak 2%
• Foreign-born: 4%
• Languages at home: 89% English-only · Spanish 4% Tagalog/Filipino 2% French/Haitian/Cajun 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: ▲ 3.25%
• Current HPI: 236.763
• 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

+17.9% since first listed

5 events — show timeline

• 2026-06-05 Sold (Public Records) $99,000 Public Records
• 2026-06-04 Sold (MLS) $99,000 PWMLS
• 2026-05-17 Pending — PWMLS
• 2026-05-12 Listed $99,000 PWMLS
• 1999-08-30 Sold (Public Records) $84,000 Public Records

Property tax history

+2.7%/yr

Latest (2026): $2,986 · +3.0% YoY. Source: county tax records.