85 Cedarwood Ter · The Hideout, PA 18436

$230,000

3 bd · 1.0 ba · 1,157 sqft · SingleFamily · 81 Days on market

Built 1979 Good condition 0.43 ac lot $199/sqft · 8% below area Est $251k · 8% under $180/mo HOA · 6% of rent ↓ 7% since listing

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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 +25.3/30.0
• ARV discount +11.3/15.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +7.6/10.0
• Schools +4.4/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Escape to this cute-as-a-button 3-bedroom, 1-bath chalet with a bonus room and spacious loft featuring an air hockey table. This charming home comes fully furnished and is located in the heart of The Hideout. Step inside to an inviting open-concept living space with soaring cathedral ceilings, an updated kitchen, and a cozy brick-accented LP fireplace--perfect for relaxing after a day of enjoying the great outdoors. With three comfortable bedrooms, there's plenty of space for family and friends. A bonus den or playroom and an open loft area provide additional flexibility for work, relaxation, or entertainment. The Hideout is a premier gated community offering a true resort-style lifestyle. As a resident, you'll enjoy exclusive access to: Multiple lakes (motorboating and non-motorboating) Sandy beaches, Swimming pools, pristine golf course, private ski hill, Tennis courts, clubhouse and community amenities Whether you're searching for a peaceful vacation retreat, a full-time residence, or a profitable investment property, this charming chalet is your opportunity to create lasting memories.

Key facts

• Bonus room
• Sandy beaches
• Updated kitchen

Tags

• BONUS ROOM
• SPACIOUS LOFT
• UPDATED KITCHEN
• BRICK-ACCENTED LP FIREPLACE
• MULTIPLE LAKES
• SANDY BEACHES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $522 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $230k).
• Recommended offer: $216k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 5.0% in The Hideout — 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 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: 337 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $64k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.

Recommended offer $216,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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: 1.26% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.72%
• DSCR: 1.43
• GRM: 6.6

CMA / ARV

• ARV (median comp): $251,170
• List price: $230,000
• Delta: -8.43%
• 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
265 Parkwood Dr	0.09mi	3/1.5	1,120 (-3%)	0mo	$289,990	$259	88
126 Oak Cir	0.14mi	3/1.0	1,200 (+4%)	8mo	$260,000	$217	81
12 Oak Ct	0.37mi	3/1.0	1,140 (-2%)	7mo	$257,000	$225	74
12 Oak Court Ct	0.37mi	3/1.0	1,140 (-2%)	7mo	$257,000	$225	74
28 Lakewood Dr	0.28mi	2/1.0 (-1)	1,100 (-5%)	6mo	$162,500	$148	69
10 Vista Ct	0.34mi	3/2.0	1,205 (+4%)	6mo	$241,700	$201	68
80 Lakewood Dr	0.14mi	3/2.0	1,050 (-9%)	12mo	$255,000	$243	64
11 Oak Ct	0.34mi	3/2.0	1,176 (+2%)	19mo	$235,000	$200	61
210 Deerfield Rd	0.74mi	2/2.0 (-1)	1,100 (-5%)	7mo	$239,000	$217	43
35 Elmwood Ct	0.75mi	2/1.5 (-1)	1,012 (-12%)	6mo	$262,000	$259	32
15 Windemere Ln	0.69mi	3/1.5	1,300 (+12%)	19mo	$282,000	$217	29
81 Parkwood Dr Lot 65	0.65mi	3/2.0	1,330 (+15%)	15mo	$265,000	$199	28

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: 31.4%
• Equity multiple: 3.46×
• Total profit: $158,634
• Equity at exit: $207,202

10-year hold

• IRR: 27.2%
• Equity multiple: 7.85×
• Total profit: $441,338
• Equity at exit: $446,839

Cash invested: $64,400 (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: 337
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,206
• Tax est. 1.5%: −$288 /mo · $3,450/yr
• Insurance: −$96
• HOA: −$180
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $522

Break-even live

Break-even rent $2,240

Max offer price $230,000

Occupancy floor 77%

Sensitivity live

Price	-10% $680	-5% $601	+0% $522	+5% $442	+10% $363
Rent	-10% $292	-5% $407	+0% $522	+5% $636	+10% $751
Rate	-1.0pp $637	-0.5pp $580	base $522	+0.5pp $462	+1.0pp $401

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 Golf Park Dr Lake Ariel, PA	3.0	1.0	1210	$2,900	$2.40	25d	1	1.36mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: poolsecurity

Listing history 4 events

1. 2026-05-12
   price $230,000 1105-char remark

   Show marketing remark (1105 chars)

   Escape to this cute-as-a-button 3-bedroom, 1-bath chalet with a bonus room and spacious loft featuring an air hockey table. This charming home comes fully furnished and is located in the heart of The Hideout. Step inside to an inviting open-concept living space with soaring cathedral ceilings, an updated kitchen, and a cozy brick-accented LP fireplace--perfect for relaxing after a day of enjoying the great outdoors. With three comfortable bedrooms, there's plenty of space for family and friends. A bonus den or playroom and an open loft area provide additional flexibility for work, relaxation, or entertainment. The Hideout is a premier gated community offering a true resort-style lifestyle. As a resident, you'll enjoy exclusive access to: Multiple lakes (motorboating and non-motorboating) Sandy beaches, Swimming pools, pristine golf course, private ski hill, Tennis courts, clubhouse and community amenities Whether you're searching for a peaceful vacation retreat, a full-time residence, or a profitable investment property, this charming chalet is your opportunity to create lasting memories.

2. 2026-05-06
   price $235,000 1105-char remark

   Show marketing remark (1105 chars)

   Escape to this cute-as-a-button 3-bedroom, 1-bath chalet with a bonus room and spacious loft featuring an air hockey table. This charming home comes fully furnished and is located in the heart of The Hideout. Step inside to an inviting open-concept living space with soaring cathedral ceilings, an updated kitchen, and a cozy brick-accented LP fireplace--perfect for relaxing after a day of enjoying the great outdoors. With three comfortable bedrooms, there's plenty of space for family and friends. A bonus den or playroom and an open loft area provide additional flexibility for work, relaxation, or entertainment. The Hideout is a premier gated community offering a true resort-style lifestyle. As a resident, you'll enjoy exclusive access to: Multiple lakes (motorboating and non-motorboating) Sandy beaches, Swimming pools, pristine golf course, private ski hill, Tennis courts, clubhouse and community amenities Whether you're searching for a peaceful vacation retreat, a full-time residence, or a profitable investment property, this charming chalet is your opportunity to create lasting memories.

3. 2026-04-01
   price $242,500 1105-char remark

   Show marketing remark (1105 chars)

   Escape to this cute-as-a-button 3-bedroom, 1-bath chalet with a bonus room and spacious loft featuring an air hockey table. This charming home comes fully furnished and is located in the heart of The Hideout. Step inside to an inviting open-concept living space with soaring cathedral ceilings, an updated kitchen, and a cozy brick-accented LP fireplace--perfect for relaxing after a day of enjoying the great outdoors. With three comfortable bedrooms, there's plenty of space for family and friends. A bonus den or playroom and an open loft area provide additional flexibility for work, relaxation, or entertainment. The Hideout is a premier gated community offering a true resort-style lifestyle. As a resident, you'll enjoy exclusive access to: Multiple lakes (motorboating and non-motorboating) Sandy beaches, Swimming pools, pristine golf course, private ski hill, Tennis courts, clubhouse and community amenities Whether you're searching for a peaceful vacation retreat, a full-time residence, or a profitable investment property, this charming chalet is your opportunity to create lasting memories.

4. 2026-03-06
   listed $247,500 Active 1105-char remark

   Show marketing remark (1105 chars)

   Escape to this cute-as-a-button 3-bedroom, 1-bath chalet with a bonus room and spacious loft featuring an air hockey table. This charming home comes fully furnished and is located in the heart of The Hideout. Step inside to an inviting open-concept living space with soaring cathedral ceilings, an updated kitchen, and a cozy brick-accented LP fireplace--perfect for relaxing after a day of enjoying the great outdoors. With three comfortable bedrooms, there's plenty of space for family and friends. A bonus den or playroom and an open loft area provide additional flexibility for work, relaxation, or entertainment. The Hideout is a premier gated community offering a true resort-style lifestyle. As a resident, you'll enjoy exclusive access to: Multiple lakes (motorboating and non-motorboating) Sandy beaches, Swimming pools, pristine golf course, private ski hill, Tennis courts, clubhouse and community amenities Whether you're searching for a peaceful vacation retreat, a full-time residence, or a profitable investment property, this charming chalet is your opportunity to create lasting memories.

ⓘ 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 ≥91°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: $34,800
• − Mortgage interest: −$12,884
• − Property taxes: −$3,450
• − Insurance: −$1,150
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,160
• − Depreciation: −$6,691
• Taxable income: $2,898
• Est. tax owed @ 24.0%: −$695
• After-tax cash flow: $5,563/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

Good 75/100 Cosmetic rehab

This charming 3-bedroom chalet in The Hideout is in good condition with updated appliances and a spacious layout. It's move-in ready with minor maintenance items to address.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and can increase property value
• Rental Clean gutters — Keeps property in good condition and prevents water damage

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and can increase property value ↑
• Rental Clean gutters — Keeps property in good condition and prevents water damage ↑

ⓘ 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

-7.1% since first listed

4 events — show timeline

• 2026-05-12 Price Changed $230,000 PMAR
• 2026-05-06 Price Changed $235,000 PMAR
• 2026-04-01 Price Changed $242,500 PMAR
• 2026-03-06 Listed $247,500 PMAR