163 Greenview Ct · The Hideout, PA 18436

$239,700

3 bd · 2.0 ba · 1,475 sqft · SingleFamily · 46 Days on market

Built 1980 Fair condition 0.37 ac lot $163/sqft · at area comps Est $245k · at est. $181/mo HOA · 9% 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 +8.7/30.0
• ARV discount +8.5/15.0
• Schools +4.4/10.0
• 1% rule +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

Corner Property Ranch. .. Perfect home for vacation or retirement. Neat and clean, this 3 bedroom, 2 bath ranch style home has a lovely and large 4 season room with vaulted ceiling, overlooking the level back yard. Beautiful brick fireplace, adorns the nice sized living room. , Baths: 2+ Bath Lev 1, Beds: 2+ Bed 1st, SqFt Fin - Main: 1232.00, SqFt Fin - 3rd: 0.00, Tax Information: Available, Dining Area: Y, SqFt Fin - 2nd: 0.00

Key facts

• 0.37 acre lot
• 2 garage spots
• Community pool

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association amenities: pool (outdoor, community), clubhouse, playground, tennis courts, basketball court, golf, boat dock/boating, beach access/rights, picnic and barbecue areas, dog park, game room, restaurant, fitness center, powered boats allowed, cable TV; Association fee: $2,170 annually (includes security and trash)

Exterior

• Parking: Attached garage with garage door opener; 2-car garage; Driveway parking; Total of 8 parking spaces (6 open parking spaces)
• Security: Smoke detectors; Gated community amenities (association-managed)
• Utilities: Public central water (community) with water fees; Public sewer (shared septic listed); 200+ amp electric service; Propane available; Cable and phone available
• Home design: Single-family residence; One level (entry level 1, front door entry); Built in 1980; Corner lot in a cul-de-sac, level lot; Private road with paved/asphalt surface
• Construction: T1-11 exterior siding; Block foundation (see remarks); Asphalt shingle roof
• Exterior features: Covered, screened and enclosed porch options; Front porch; Rear porch; Deck; Storage; Rain gutters; Other exterior features

Interior

• Kitchen: Dishwasher; Refrigerator; Electric oven; Electric cooktop; Oven
• Bedrooms: 3 bedrooms; Primary bedroom with full bathroom (master suite on main level)
• Flooring: Hardwood; Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Wall furnace; Propane heating; Electric heating; Fireplace insert (gas, stone surround, living room); Ceiling fans; Wall cooling units
• Interior features: Ceiling fans; Storm windows; Smoke detectors; Four-season room; See remarks (additional interior details)
• Laundry & utility: Washer/Dryer included; Electric dryer hookup; Laundry closet on main level; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-203 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (12.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $207k (13.7% below list).
• Recommended offer: $207k (13.7% 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 $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 46 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 11y ago; this cycle's ask has dropped $34k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $90k; list at $240k implies a 166% gain — meaningful room to come down on a strong offer.

Recommended offer $206,940 (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. It's been on market 46 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.86% ✗
• Cap rate: 5.28%
• Cash-on-cash: -3.62%
• DSCR: 0.84
• GRM: 9.7

CMA / ARV

• ARV (median comp): $245,000
• List price: $239,700
• Delta: -2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 Parkwood Dr Lot 429	0.12mi	3/2.0	1,547 (+5%)	4mo	$370,000	$239	83
445 Lakewood Dr	0.25mi	3/1.5	1,512 (+2%)	2mo	$250,000	$165	81
6 Greenview Court Ct	0.03mi	3/2.0	1,593 (+8%)	9mo	$315,000	$198	78
10 Ridgewood Cir	0.42mi	3/1.5	1,491 (+1%)	9mo	$240,000	$161	69
14 Ridgewood Cir	0.42mi	4/2.0 (+1)	1,466 (-1%)	8mo	$233,000	$159	68
470 Oakwood Ct	0.31mi	4/2.0 (+1)	1,536 (+4%)	8mo	$290,000	$189	67
81 Parkwood Dr Lot 65	0.24mi	3/2.0	1,330 (-10%)	15mo	$265,000	$199	60
2527 Oak Cir	0.62mi	3/2.0	1,520 (+3%)	10mo	$420,000	$276	58
199 Lakeview Dr W	0.56mi	2/2.0 (-1)	1,533 (+4%)	6mo	$250,000	$163	57
62 Oak Cir	0.72mi	3/2.0	1,483 (+0%)	13mo	$349,000	$235	55
83 Oak Cir	0.66mi	3/1.5	1,570 (+6%)	4mo	$258,000	$164	53
582 Lakeview Dr W	0.42mi	3/3.0	1,692 (+15%)	9mo	$275,000	$163	44

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: 21.7%
• Equity multiple: 2.75×
• Total profit: $117,780
• Equity at exit: $215,941

10-year hold

• IRR: 19.6%
• Equity multiple: 6.32×
• Total profit: $357,278
• Equity at exit: $465,684

Cash invested: $67,116 (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: 9.7×

Monthly cashflow live

• Estimated rent: $2,069 medium
• Mortgage (P&I): −$1,257
• Tax est. 1.5%: −$300 /mo · $3,596/yr
• Insurance: −$100
• HOA: −$181
• Vacancy / Maint / Mgmt: −$435
• Net cashflow: $-203

Break-even live

Break-even rent $2,326

Max offer price $210,371

Occupancy floor —

Sensitivity live

Price	-10% $-37	-5% $-120	+0% $-203	+5% $-286	+10% $-368
Rent	-10% $-366	-5% $-284	+0% $-203	+5% $-121	+10% $-39
Rate	-1.0pp $-82	-0.5pp $-142	base $-203	+0.5pp $-265	+1.0pp $-328

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: $59,925
• Closing costs: $7,191
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $181 · $2,172/yr

Listing history 20 events

1. 2026-06-21
   days on market $239,700 Active 46 DOM
2. 2026-06-18
   days on market $239,700 Active 43 DOM
3. 2026-06-17
   days on market $239,700 Active 42 DOM
4. 2026-06-16
   days on market $239,700 Active 41 DOM
5. 2026-06-15
   days on market $239,700 Active 40 DOM
6. 2026-06-14
   days on market $239,700 Active 38 DOM
7. 2026-06-13
   pricedays on market $239,700 Active 37 DOM
8. 2026-06-10
   days on market $257,550 Active 35 DOM
9. 2026-06-09
   days on market $257,550 Active 34 DOM
10. 2026-06-08
    days on market $257,550 Active 33 DOM
11. 2026-06-07
    days on market $257,550 Active 32 DOM
12. 2026-06-03
    days on market $257,550 Active 28 DOM
13. 2026-06-02
    days on market $257,550 Active 27 DOM
14. 2026-06-01
    days on market $257,550 Active 26 DOM
15. 2026-05-31
    days on market $257,550 Active 25 DOM
16. 2026-05-30
    days on market $257,550 Active 24 DOM
17. 2026-05-04
    listed $273,500 Active 651-char remark
18. 2015-10-30
    soldstatus $90,000 431-char remark

    Show marketing remark (382 chars)

    Corner Property Ranch. .. Perfect home for vacation or retirement. Neat and clean, this 3 bedroom, 2 bath ranch style home, has a lovely and large 4 Season Room with vaulted ceiling overlooking the level back yard. Beautiful brick fireplace adorns the nice sized living room. , Beds Description: Primary1st, Baths: 2 Bath Lev 1, Eating Area: Dining Area, Beds Description: 2+Bed1st

19. 2015-10-30
    soldstatus $90,000

    Show marketing remark (382 chars)

    Corner Property Ranch. .. Perfect home for vacation or retirement. Neat and clean, this 3 bedroom, 2 bath ranch style home, has a lovely and large 4 Season Room with vaulted ceiling overlooking the level back yard. Beautiful brick fireplace adorns the nice sized living room. , Beds Description: Primary1st, Baths: 2 Bath Lev 1, Eating Area: Dining Area, Beds Description: 2+Bed1st

20. 2015-06-05
    listed $99,900

    Show marketing remark (382 chars)

    Corner Property Ranch. .. Perfect home for vacation or retirement. Neat and clean, this 3 bedroom, 2 bath ranch style home, has a lovely and large 4 Season Room with vaulted ceiling overlooking the level back yard. Beautiful brick fireplace adorns the nice sized living room. , Beds Description: Primary1st, Baths: 2 Bath Lev 1, Eating Area: Dining Area, Beds Description: 2+Bed1st

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 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: $24,833
• − Mortgage interest: −$13,427
• − Property taxes: −$3,596
• − Insurance: −$1,198
• − Repairs & maintenance: −$1,987
• − Management: −$1,987
• − HOA: −$2,172
• − Depreciation: −$6,973
• Taxable loss: −$6,506
• Est. tax savings @ 24.0%: +$1,562
• After-tax cash flow: $-871/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This home requires moderate renovations to improve its condition and increase its value. Key areas for improvement include the kitchen, bathrooms, and exterior paint. Upgrades in these areas will significantly enhance the home's appeal and marketability.

Repairs flagged

• Major kitchen cabinets — severely outdated and in poor condition
• Major bathroom fixtures — outdated and in poor condition
• Major paint — peeling and outdated colors
• Moderate windows — some appear old and may need replacement

Value-add opportunities

• Both painting and updating kitchen and bathrooms — improves appearance and functionality
• Both replacing outdated windows — increases energy efficiency and curb appeal
• Both updating kitchen cabinets and fixtures — enhances functionality and aesthetics
• Both painting interior walls — refreshes the space and improves curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · severely outdated and in poor condition	Major	$15,000–50,000
bathroom fixtures · outdated and in poor condition	Major	$15,000–50,000
paint · peeling and outdated colors	Major	$15,000–50,000
windows · some appear old and may need replacement	Moderate	$3,000–15,000
Total estimated repair cost · 4 items		$48,000–165,000

Value-add ROI direction

• Both painting and updating kitchen and bathrooms — improves appearance and functionality ↑
• Both replacing outdated windows — increases energy efficiency and curb appeal ↑
• Both updating kitchen cabinets and fixtures — enhances functionality and aesthetics ↑
• Both painting interior walls — refreshes the space and improves curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+139.9% since first listed

6 events — show timeline

• 2026-06-12 Price Changed $239,700 GSBR as distributed by MLS GRID
• 2026-05-21 Price Changed $257,550 GSBR as distributed by MLS GRID
• 2026-05-04 Listed $273,500 GSBR as distributed by MLS GRID
• 2015-10-30 Sold (MLS) $90,000 PWMLS
• 2015-10-30 Sold (MLS) $90,000 GSBR as distributed by MLS GRID
• 2015-06-05 Listed $99,900 PWMLS