172 Brookfield Rd · The Hideout, PA 18436

$239,000

3 bd · 3.0 ba · 2,056 sqft · SingleFamily public records · 17 Days on market

Built 1995 0.46 ac lot Est $329k · 27% under $194/mo HOA · 9% of rent

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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
• Appreciation +10.0/10.0
• Cash flow +9.1/30.0
• Schools +4.4/10.0
• 1% rule +3.7/10.0
• Livability +3.6/5.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the potential of this charming chalet in The Hideout, ideally situated across from Brooks Lake with lake views. The open-concept main level features a kitchen, dining area, and living room with hardwood floors, vaulted ceilings open to the second-story loft, abundant natural light, and a cozy wood-burning fireplace that creates the perfect mountain retreat atmosphere. The main floor offers a convenient bedroom and full bath, while the upper level includes a loft, an additional bedroom, and a second full bath, providing comfortable accommodations for family and guests. The finished lower level expands the living space with a recreation room, laundry area, and a third full bath. A screened-in porch provides the perfect place to relax and enjoy the peaceful surroundings. Whether you're searching for a vacation getaway, full-time residence, or investment opportunity, this home offers tremendous potential to update and make it your own. Located in a short-term-rental-friendly community, with an impressive array of amenities, including five lakes, sandy beaches, swimming pools, a ski hill, golf course, indoor and outdoor tennis courts, basketball courts, pickleball, a large recreation center, and so much more. This is an exceptional opportunity to own an affordable lake-view property in one of the Pocono Mountains' most sought-after recreational communities. hideoutassoc.com

Key facts

• Screened-in porch
• Lake views
• Vaulted ceilings

Tags

• LAKE VIEWS
• OPEN-CONCEPT MAIN LEVEL
• HARDWOOD FLOORS
• VAULTED CEILINGS
• COZY WOOD-BURNING FIREPLACE
• SCREENED-IN PORCH

Property features AI

Finance

• HOA & community: Homeowners association (annual fee); Association amenities include: security, gated access, clubhouse, dog park, picnic area, playground, recreation facilities, recreation room, game room, golf course, ski access, indoor pool, spa/hot tub, fitness center, trails, tennis courts, basketball court, shuffleboard, pool

Exterior

• Parking: Open parking (7 spaces); Circular driveway; Driveway; Off-street parking on site
• Utilities: Public water; Public sewer
• Home design: Single-family house; 3 stories; Residential property
• Construction: Asphalt shingle roof; Block foundation
• Exterior features: Porch; Deck; Screened porch; Sliding doors; Wooded lot; Paved private road with road maintenance agreement; Has view

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Microwave
• Flooring: Carpet; Hardwood; Tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fans for cooling
• Interior features: Vaulted ceilings; Open floor plan; Recessed lighting; Ceiling fans; Unfurnished; Finished walk-out basement
• Laundry & utility: Laundry on lower level; Dehumidifier

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $-186 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (13.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (13.0% below list).
• Recommended offer: $206k (13.7% below list) — sets the bar for cash-flow.

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: schools D, amenities F, commute 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.
• Market conditions: 340 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 $26k of equity ($2k loan paydown + $24k 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 ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($235k) is reasonable based on typical stale-listing flexibility.
• 2 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 $18k; list at $239k implies a 1228% gain — meaningful room to come down on a strong offer.

Recommended offer $206,173 (13.7% 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. 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. 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?
5. 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.
6. 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.
7. 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: 0.87% ✗
• Cap rate: 5.36%
• Cash-on-cash: -3.33%
• DSCR: 0.85
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $328,960
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
29 Tanglewood Ln	0.17mi	3/3.0	1,987 (-3%)	1mo	$540,000	$272	86
41 Crest View Rd	0.19mi	3/3.0	2,108 (+2%)	13mo	$315,000	$149	77
411 Lakeview Dr W	0.54mi	3/3.0	2,059 (+0%)	10mo	$299,000	$145	66
69 Woodview Ter	0.28mi	3/2.5	1,841 (-10%)	4mo	$260,000	$141	64
171 Ridgeview Dr	0.12mi	4/2.5 (+1)	2,314 (+12%)	4mo	$370,000	$160	64
77 Brookfield Rd	0.47mi	3/3.0	1,957 (-5%)	10mo	$240,000	$123	62
1618 Ridgeview Dr	0.26mi	3/2.0	2,318 (+13%)	10mo	$240,000	$104	54
50 Woodhill Ln	0.53mi	4/3.0 (+1)	2,184 (+6%)	10mo	$355,000	$163	52
1208 Lakeview Dr W #368	0.71mi	4/3.0 (+1)	1,955 (-5%)	8mo	$995,000	$509	47
49 Brookfield Rd	0.58mi	4/3.0 (+1)	1,850 (-10%)	6mo	$390,000	$211	46
1244 Woodhill Ln	0.60mi	3/2.5	2,290 (+11%)	6mo	$405,000	$177	46
8 Brentwood Ct Lot 1019	0.69mi	3/2.5	2,261 (+10%)	8mo	$352,000	$156	43

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: 21.9%
• Equity multiple: 2.77×
• Total profit: $118,471
• Equity at exit: $215,310

10-year hold

• IRR: 19.7%
• Equity multiple: 6.36×
• Total profit: $358,463
• Equity at exit: $464,324

Cash invested: $66,920 (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 18436

• Home prices YoY: 16.9%
• Active inventory: 340
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,080 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$282 /mo · $3,383/yr
• Insurance: −$100
• HOA: −$194
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-186

Break-even live

Break-even rent $2,315

Max offer price $206,173

Occupancy floor —

Sensitivity live

Price	-10% $-51	-5% $-118	+0% $-186	+5% $-253	+10% $-321
Rent	-10% $-350	-5% $-268	+0% $-186	+5% $-104	+10% $-22
Rate	-1.0pp $-65	-0.5pp $-125	base $-186	+0.5pp $-248	+1.0pp $-311

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 12 events

1. 2026-06-21
   days on market $239,000 Active 17 DOM
2. 2026-06-18
   days on market $239,000 Active 14 DOM
3. 2026-06-17
   days on market $239,000 Active 13 DOM
4. 2026-06-16
   days on market $239,000 Active 12 DOM
5. 2026-06-15
   days on market $239,000 Active 11 DOM
6. 2026-06-14
   days on market $239,000 Active 9 DOM
7. 2026-06-13
   days on market $239,000 Active 8 DOM
8. 2026-06-10
   days on market $239,000 Active 6 DOM
9. 2026-06-09
   days on market $239,000 Active 5 DOM
10. 2026-06-08
    days on market $239,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $239,000 Active 3 DOM

ⓘ 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: $3,383 · $282/mo
• Projected year-2 tax: $3,580 · $298/mo
• Expected delta: +$196/yr (+$16/mo · 5.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 16 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: $24,958
• − Mortgage interest: −$13,388
• − Property taxes: −$3,383
• − Insurance: −$1,195
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$2,328
• − Depreciation: −$6,953
• Taxable loss: −$6,282
• Est. tax savings @ 24.0%: +$1,508
• After-tax cash flow: $-722/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

+1227.8% since first listed

3 events — show timeline

• 2026-06-04 Listed $239,000 PWMLS
• 2026-06-04 Listed $239,000 PMAR
• 1994-11-12 Sold (Public Records) $18,000 Public Records

Property tax history

+1.5%/yr

Latest (2026): $3,383 · +3.0% YoY. Source: county tax records.