109 Woodhill Ln · Lake, PA 18436

$225,000

3 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 80 Days on market

Built 1972 Good condition 0.34 ac lot $223/sqft · 9% below area Est $247k · 9% under

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Why this score? — see what drove the A 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
• ARV discount +11.5/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.9/10.0
• Condition / age +4.0/5.0
• Rent growth +2.5/5.0
• Livability +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.

Key facts

• Gated community
• Clubhouse
• Private lake

Tags

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

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $225k).
• Recommended offer: $212k (6.0% below list) — sets the bar for market timing.
• Cap rate 13.8% vs local median 4.2% in Lake — 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 A — 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.
• 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: 573 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 29d on market — plan ~3-4 weeks tenant-placement turnaround); 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).
• At $3,577/mo this rent would consume 59% of the median local household income ($73k/yr) — very limited rent-growth headroom before tenants either downsize or default.

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 80 days — a 6% lower offer ($212k) 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 $211,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.59% ✓
• Cap rate: 13.76%
• Cash-on-cash: 26.66%
• DSCR: 2.19
• GRM: 5.2

CMA / ARV

• ARV (median comp): $246,666
• List price: $225,000
• Delta: -8.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Ridgeview Dr Unit 1621 Ridgeview Drive	0.18mi	3/1.0	1,028 (+2%)	3mo	$225,000	$219	84
63 Ridgeview Dr	0.18mi	3/2.0	1,092 (+8%)	4mo	$223,000	$204	73
11 Meadowview Dr	0.67mi	3/2.0	948 (-6%)	5mo	$190,000	$200	52
114 Woodview Ter	0.28mi	2/1.0 (-1)	1,122 (+11%)	14mo	$190,000	$169	49
355 Lakeview Dr W	0.49mi	2/2.0 (-1)	1,124 (+12%)	3mo	$229,900	$205	48
16 N Gate Ct S	0.45mi	2/1.0 (-1)	1,112 (+10%)	12mo	$235,000	$211	44
1267 Brookfield Rd	0.42mi	2/2.0 (-1)	1,134 (+12%)	10mo	$232,160	$205	44
8 Boulder Ct	0.73mi	2/1.0 (-1)	1,093 (+8%)	5mo	$205,000	$188	41
19 Boulder Ct	0.73mi	2/2.0 (-1)	1,028 (+2%)	22mo	$220,000	$214	37
12 Grandview Dr	0.71mi	2/1.5 (-1)	940 (-7%)	18mo	$239,900	$255	36
45 Brentwood Dr	0.67mi	3/1.0	1,152 (+14%)	18mo	$229,000	$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: 44.4%
• Equity multiple: 4.36×
• Total profit: $211,656
• Equity at exit: $202,698

10-year hold

• IRR: 38.5%
• Equity multiple: 9.78×
• Total profit: $553,141
• 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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 6 active · 10 under contract
• Months of supply: 3.6 mo (28%/mo absorbed)
• Median asking: $252,750 ($231/sqft)
• Median days on market: 93 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +6.1% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 18436

• Home prices YoY: 16.9%
• Active inventory: 573
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $3,577 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$152 /mo · $1,828/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$751
• Net cashflow: $1,400

Break-even live

Break-even rent $1,805

Max offer price $225,000

Occupancy floor 56%

Sensitivity live

Price	-10% $1,527	-5% $1,463	+0% $1,400	+5% $1,336	+10% $1,272
Rent	-10% $1,117	-5% $1,258	+0% $1,400	+5% $1,541	+10% $1,682
Rate	-1.0pp $1,513	-0.5pp $1,457	base $1,400	+0.5pp $1,341	+1.0pp $1,282

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
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2174 Lakeview Dr E Lake Ariel, PA	4.0	3.5	1390	$4,500	$3.24	28d	1	0.38mi
1148 Golf Park Dr Lake Ariel, PA	3.0	1.0	1210	$2,900	$2.40	165d	1	0.69mi
3308 Northgate Rd Lot 3308 Lake Ariel, PA	3.0	2.0	1269	$2,200	$1.73	0d	1	1.16mi

Property features AI

Finance

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

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerElectricity connected (200 amps or less)Cable availablePhone available
• Home design: Single-family residenceOne levelBuilt in 1972Shingle roofEntry on private paved road
• Construction: T1-11 sidingFoundation details: see remarks
• Exterior features: Front yardSloped-up lotOther exterior features

Interior

• Kitchen: Electric ovenMicrowaveDishwasherRefrigeratorBreakfast bar
• Bedrooms: 3 bedrooms (primary bedroom plus two additional bedrooms)
• Flooring: HardwoodTile
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Baseboard heatingWood heatingFireplace insertElectric heatingWindow unit cooling
• Interior features: Open floor planCathedral ceilingsBreakfast barChandelierWood-burning fireplace in family room (1 fireplace)
• Laundry & utility: Washer and dryer includedUtility room

Listing history 50 events

1. 2026-08-07
   days on market $225,000 Active 80 DOM
2. 2026-08-06
   days on market $225,000 Active 79 DOM
3. 2026-08-05
   days on market $225,000 Active 78 DOM
4. 2026-08-04
   days on market $225,000 Active 77 DOM
5. 2026-08-03
   days on market $225,000 Active 76 DOM
6. 2026-07-31
   days on market $225,000 Active 73 DOM
7. 2026-07-29
   days on market $225,000 Active 71 DOM
8. 2026-07-27
   days on market $225,000 Active 69 DOM
9. 2026-07-25
   days on market $225,000 Active 67 DOM
10. 2026-07-23
    days on market $225,000 Active 65 DOM
11. 2026-07-22
    days on market $225,000 Active 64 DOM
12. 2026-07-21
    days on market $225,000 Active 63 DOM
13. 2026-07-18
    days on market $225,000 Active 60 DOM
14. 2026-07-16
    days on market $225,000 Active 58 DOM
15. 2026-07-16
    days on market $225,000 Active 57 DOM
16. 2026-07-14
    days on market $225,000 Active 56 DOM
17. 2026-07-13
    days on market $225,000 Active 55 DOM
18. 2026-07-12
    days on market $225,000 Active 54 DOM
19. 2026-07-11
    days on market $225,000 Active 53 DOM
20. 2026-07-10
    days on market $225,000 Active 52 DOM
21. 2026-07-09
    days on market $225,000 Active 51 DOM
22. 2026-07-08
    days on market $225,000 Active 50 DOM
23. 2026-07-07
    days on market $225,000 Active 49 DOM
24. 2026-07-06
    days on market $225,000 Active 48 DOM
25. 2026-07-05
    days on market $225,000 Active 47 DOM
26. 2026-07-04
    days on market $225,000 Active 46 DOM
27. 2026-07-03
    days on market $225,000 Active 45 DOM
28. 2026-07-02
    days on market $225,000 Active 44 DOM
29. 2026-07-01
    days on market $225,000 Active 43 DOM
30. 2026-06-30
    days on market $225,000 Active 42 DOM
31. 2026-06-29
    days on market $225,000 Active 41 DOM
32. 2026-06-28
    days on market $225,000 Active 40 DOM
33. 2026-06-28
    days on market $225,000 Active 39 DOM
34. 2026-06-27
    days on market $225,000 Active 38 DOM
35. 2026-06-25
    days on market $225,000 Active 36 DOM
36. 2026-06-23
    days on market $225,000 Active 34 DOM
37. 2026-06-21
    days on market $225,000 Active 33 DOM
38. 2026-06-18
    days on market $225,000 Active 30 DOM
39. 2026-06-17
    days on market $225,000 Active 29 DOM
40. 2026-06-16
    days on market $225,000 Active 28 DOM
41. 2026-06-15
    days on market $225,000 Active 27 DOM
42. 2026-06-14
    days on market $225,000 Active 25 DOM
43. 2026-06-13
    days on market $225,000 Active 24 DOM
44. 2026-06-10
    days on market $225,000 Active 22 DOM
45. 2026-06-09
    days on market $225,000 Active 21 DOM
46. 2026-06-08
    days on market $225,000 Active 20 DOM
47. 2026-06-07
    days on market $225,000 Active 19 DOM
48. 2026-06-03
    days on market $225,000 Active 15 DOM
49. 2026-06-02
    days on market $225,000 Active 14 DOM
50. 2026-06-01
    days on market $225,000 Active 13 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: $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: $42,920
• − Mortgage interest: −$12,603
• − Property taxes: −$1,828
• − Insurance: −$1,125
• − Repairs & maintenance: −$3,434
• − Management: −$3,434
• − Depreciation: −$6,545
• Taxable income: $13,951
• Est. tax owed @ 24.0%: −$3,348
• After-tax cash flow: $13,447/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 · 9 photos

Good 80/100 Cosmetic rehab Est. rehab $5,040–$15,120 screening

This well-maintained ranch-style home in a gated community offers a good condition with minor cosmetic updates needed for optimal resale and rental value.

Components & finishes AI

Flooring wood

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim bushes and trees — Improves landscaping and enhances curb appeal ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 49/100

Zoned Schools

Elementary Evergreen El Sch C PA #498/1,518 Nat'l #9,637/41,679 Middle Western Wayne Ms F PA #243/512 Nat'l #5,727/14,009 High Western Wayne Hs D+ PA #125/437 Nat'l #5,376/17,239

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
• County: Wayne · 47,924 people
• Population (ZIP): 13,225
• Household income: $73,209
• Rent vs Own: 11.7% rent · 88.3% own

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 3% Hispanic / Latino 2%
• Languages at home: 95% English-only · French/Haitian/Cajun 2% Russian/Polish/Slavic 1% Spanish 1%

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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

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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

Property features AI

Finance

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

Exterior

• Parking: Driveway
• Utilities: Public waterPublic sewerElectricity connected (200 amps or less)Cable availablePhone available
• Home design: Single-family residenceOne levelBuilt in 1972Shingle roofEntry on private paved road
• Construction: T1-11 sidingFoundation details: see remarks
• Exterior features: Front yardSloped-up lotOther exterior features

Interior

• Kitchen: Electric ovenMicrowaveDishwasherRefrigeratorBreakfast bar
• Bedrooms: 3 bedrooms (primary bedroom plus two additional bedrooms)
• Flooring: HardwoodTile
• Bathrooms: 2 bathrooms (1 full, 1 half)
• Heating & cooling: Baseboard heatingWood heatingFireplace insertElectric heatingWindow unit cooling
• Interior features: Open floor planCathedral ceilingsBreakfast barChandelierWood-burning fireplace in family room (1 fireplace)
• Laundry & utility: Washer and dryer includedUtility room

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.