109 Woodhill Ln · Lake, PA 18436

$225,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 30 Days on market

Built 1972 0.34 ac lot Est $207k · 9% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +7.9/10.0
• Schools +4.4/10.0
• ARV discount +3.5/15.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the market! Welcome to your perfect retreat in the sought-after gated community of The Hideout in Wayne County, Pennsylvania! This beautifully updated and meticulously maintained ranch-style home offers the ideal blend of comfort, charm, and year-round recreation. Featuring 3 bedrooms and 1.5 baths, this inviting home boasts an open-concept layout designed for easy living and entertaining. The spacious living room showcases a stunning cathedral ceiling, creating a bright and airy atmosphere that flows seamlessly into the kitchen and dining area. Whether you're looking for a full-time residence or the perfect weekend getaway, this home offers the best of both worlds. Enjoy all the am

Key facts

• Gated community
• Clubhouse
• Private lake

Tags

• GATED COMMUNITY
• OPEN-CONCEPT LAYOUT
• CATHEDRAL CEILING
• PRIVATE LAKE
• CLUBHOUSE
• GOLF COURSE

Property features AI

Finance

• HOA & community: Community amenities include clubhouse, park, tennis courts, restaurant, pool, playground, lake access, golf, gated community, fitness center, and fishing

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electricity connected (200 amp or less); Cable available; Phone available
• Home design: Single family residence; One level
• Construction: Built in 1972; T1-11 siding; Shingle roof; Foundation: see remarks
• Exterior features: Front yard; Sloped up lot; Other exterior features

Interior

• Kitchen: Electric oven; Microwave; Dishwasher; Refrigerator
• Bedrooms: 3 bedrooms (Primary Bedroom, Bedroom 2, Bedroom 3)
• Flooring: Hardwood; Tile
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Baseboard heating; Wood heating; Fireplace insert; Electric heating; Window unit cooling
• Interior features: Open floor plan; Cathedral ceilings; Breakfast bar; Chandelier; Has one wood-burning fireplace located in the family room
• Laundry & utility: Washer and dryer included; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $865 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $225k).
• Recommended offer: $222k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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 $24k of equity ($2k loan paydown + $22k 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 $63k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$39k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 30 days — a 2% lower offer ($222k) is reasonable based on typical stale-listing flexibility.
• 4 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 $52k; list at $225k implies a 333% gain — meaningful room to come down on a strong offer.

Recommended offer $221,625 (1.5% below list)

Questions for the listing agent

1. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.91%
• Cash-on-cash: 16.48%
• DSCR: 1.73
• GRM: 6.5

CMA / ARV

• ARV (on-the-fly): $206,640
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Meadowview Dr	0.67mi	3/2.0	948 (-6%)	1mo	$190,000	$200	56
114 Woodview Ter	0.28mi	2/1.0 (-1)	1,122 (+11%)	10mo	$190,000	$169	53
16 N Gate Ct S	0.45mi	2/1.0 (-1)	1,112 (+10%)	8mo	$235,000	$211	48
1267 Brookfield Rd	0.42mi	2/2.0 (-1)	1,134 (+12%)	5mo	$232,160	$205	48
8 Boulder Ct	0.73mi	2/1.0 (-1)	1,093 (+8%)	0mo	$205,000	$188	45
19 Boulder Ct	0.73mi	2/2.0 (-1)	1,028 (+2%)	18mo	$220,000	$214	41
12 Grandview Dr	0.71mi	2/1.5 (-1)	940 (-7%)	13mo	$239,900	$255	40
18 Boulder Ct	0.70mi	3/2.0	944 (-6%)	20mo	$225,000	$238	38
45 Brentwood Dr	0.67mi	3/1.0	1,152 (+14%)	13mo	$229,000	$199	32

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: 36.5%
• Equity multiple: 3.82×
• Total profit: $177,599
• Equity at exit: $202,698

10-year hold

• IRR: 31.4%
• Equity multiple: 8.61×
• Total profit: $479,605
• Equity at exit: $437,126

Cash invested: $63,000 (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: 6.5×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $865

Break-even live

Break-even rent $1,805

Max offer price $225,000

Occupancy floor 65%

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: $56,250
• Closing costs: $6,750
• 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	24d	1	0.69mi

Listing history 24 events

1. 2026-06-18
   days on market $225,000 Active 30 DOM
2. 2026-06-17
   days on market $225,000 Active 29 DOM
3. 2026-06-16
   days on market $225,000 Active 28 DOM
4. 2026-06-15
   days on market $225,000 Active 27 DOM
5. 2026-06-14
   days on market $225,000 Active 25 DOM
6. 2026-06-13
   days on market $225,000 Active 24 DOM
7. 2026-06-10
   days on market $225,000 Active 22 DOM
8. 2026-06-09
   days on market $225,000 Active 21 DOM
9. 2026-06-08
   days on market $225,000 Active 20 DOM
10. 2026-06-07
    days on market $225,000 Active 19 DOM
11. 2026-06-03
    days on market $225,000 Active 15 DOM
12. 2026-06-02
    days on market $225,000 Active 14 DOM
13. 2026-06-01
    days on market $225,000 Active 13 DOM
14. 2026-05-31
    days on market $225,000 Active 12 DOM
15. 2026-05-30
    days on market $225,000 Active 11 DOM
16. 2026-05-23
    price $225,000
17. 2026-05-23
    status Active
18. 2026-05-13
    status Pending
19. 2026-05-09
    listed $235,000 Active
20. 2025-03-29
    status Active
21. 2025-03-17
    status Pending
22. 2025-03-08
    listed $239,000 Active
23. 2000-12-28
    soldstatus $52,000
24. 1990-08-17
    soldstatus $74,000

ⓘ 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: $1,828 · $152/mo
• Projected year-2 tax: $2,691 · $224/mo
• Expected delta: +$864/yr (+$72/mo · 47.3%)

ⓘ 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 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: $34,800
• − Mortgage interest: −$12,603
• − Property taxes: −$1,828
• − Insurance: −$1,125
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − Depreciation: −$6,545
• Taxable income: $7,130
• Est. tax owed @ 24.0%: −$1,711
• After-tax cash flow: $8,669/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 — Lake

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

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

+204.1% since first listed

9 events — show timeline

• 2026-05-23 Price Changed $225,000 GSBR as distributed by MLS GRID
• 2026-05-23 Relisted — GSBR as distributed by MLS GRID
• 2026-05-13 Pending — GSBR as distributed by MLS GRID
• 2026-05-09 Listed $235,000 GSBR as distributed by MLS GRID
• 2025-03-29 Relisted — PWMLS
• 2025-03-17 Pending — PWMLS
• 2025-03-08 Listed $239,000 PWMLS
• 2000-12-28 Sold (Public Records) $52,000 Public Records
• 1990-08-17 Sold (Public Records) $74,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $1,828 · +3.0% YoY. Source: county tax records.