207 Sunset Hill Rd · Hawley, PA 18428

$299,000

2 bd · 1.0 ba · 1,705 sqft · SingleFamily public records · 62 Days on market

Built 1963 0.52 ac lot $175/sqft · 16% below area Est $324k · 8% under

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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).

• ARV discount +11.0/15.0
• Appreciation +10.0/10.0
• Cash flow +8.4/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +2.3/10.0

Listing remarks MLS

This charming ranch style home is the perfect retreat just minutes from Lake Wallenpaupack! Nestled on a quiet street, it offers 3 bedrooms, 1 bath, wood floors throughout, a beautifully updated kitchen with tile backsplash, and a spacious family room plus large office space. Enjoy natural light from the picture window in the cozy living room, and take advantage of the full unfinished basement for storage or future living space. With a large yard, ample parking, and close proximity to Hawley and endless lake activities, this home has it all!

Key facts

• Large office space
• Large yard
• Ranch style home

Tags

• RANCH STYLE HOME
• UPDATED KITCHEN
• SPACIOUS FAMILY ROOM
• LARGE OFFICE SPACE
• FULL UNFINISHED BASEMENT
• LARGE YARD

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $-266 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (15.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $217k (27.4% below list).
• Recommended offer: $217k (27.4% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 4.0% in Hawley — 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 68/100 on livability (#898 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, amenities F, commute F.
• Wallenpaupack Area SD (rural): math 39% / reading 59% proficiency, ranked #192 of 539 in PA (top 36%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 371 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $32k of equity ($2k loan paydown + $30k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($281k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y ago 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 $120k; list at $299k implies a 149% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $216,969 (27.4% 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 62 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.73% ✗
• Cap rate: 5.22%
• Cash-on-cash: -3.81%
• DSCR: 0.83
• GRM: 11.5

CMA / ARV

• ARV (median comp): $323,936
• List price: $299,000
• Delta: -7.70%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Sunset Forest Dr	0.16mi	3/2.5 (+1)	1,656 (-3%)	1mo	$342,000	$207	76
101 Aberle Ct	0.12mi	3/3.0 (+1)	1,755 (+3%)	15mo	$652,000	$372	64
417 Sunset Forest Dr	0.19mi	3/1.5 (+1)	1,517 (-11%)	11mo	$382,500	$252	57
121 First Tafton Rd	0.71mi	3/1.5 (+1)	1,575 (-8%)	14mo	$300,000	$190	35

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: 21.6%
• Equity multiple: 2.74×
• Total profit: $145,871
• Equity at exit: $269,363

10-year hold

• IRR: 19.5%
• Equity multiple: 6.29×
• Total profit: $442,858
• Equity at exit: $580,891

Cash invested: $83,720 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 11.5×

Monthly cashflow live

• Estimated rent: $2,170 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$288 /mo · $3,452/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$456
• Net cashflow: $-266

Break-even live

Break-even rent $2,507

Max offer price $251,982

Occupancy floor —

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $299,000 Active 62 DOM
2. 2026-06-17
   days on market $299,000 Active 61 DOM
3. 2026-06-16
   days on market $299,000 Active 60 DOM
4. 2026-06-15
   days on market $299,000 Active 59 DOM
5. 2026-06-13
   days on market $299,000 Active 57 DOM
6. 2026-06-13
   days on market $299,000 Active 56 DOM
7. 2026-06-09
   days on market $299,000 Active 53 DOM
8. 2026-06-08
   days on market $299,000 Active 52 DOM
9. 2026-06-07
   days on market $299,000 Active 51 DOM
10. 2026-06-04
    days on market $299,000 Active 48 DOM
11. 2026-06-03
    days on market $299,000 Active 47 DOM
12. 2026-06-02
    days on market $299,000 Active 46 DOM
13. 2026-06-01
    days on market $299,000 Active 45 DOM
14. 2026-05-31
    days on market $299,000 Active 44 DOM
15. 2026-04-15
    listed $299,000 Active 547-char remark

    Show marketing remark (547 chars)

    This charming ranch style home is the perfect retreat just minutes from Lake Wallenpaupack! Nestled on a quiet street, it offers 3 bedrooms, 1 bath, wood floors throughout, a beautifully updated kitchen with tile backsplash, and a spacious family room plus large office space. Enjoy natural light from the picture window in the cozy living room, and take advantage of the full unfinished basement for storage or future living space. With a large yard, ample parking, and close proximity to Hawley and endless lake activities, this home has it all!

16. 2025-06-17
    price $299,000
17. 2025-05-16
    price $339,000
18. 2025-05-02
    listed $349,000 Active
19. 2015-04-27
    soldstatus $120,000
20. 2015-04-27
    soldstatus $120,000
21. 2014-04-30
    listed $120,000
22. 2004-02-02
    soldstatus $67,500

ⓘ 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: $3,452 · $288/mo
• Projected year-2 tax: $4,088 · $341/mo
• Expected delta: +$636/yr (+$53/mo · 18.4%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,036
• − Mortgage interest: −$16,749
• − Property taxes: −$3,452
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,083
• − Management: −$2,083
• − Depreciation: −$8,698
• Taxable loss: −$8,523
• Est. tax savings @ 24.0%: +$2,046
• After-tax cash flow: $-1,148/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: Wallenpaupack Area SD
• NCES district ID: 4224750
• Math proficiency: 39% ▼ -10.00%
• Reading proficiency: 59% ▼ -5.00%
• Median HH income: $51,027
• Composite: 41.97/100
• National rank: #3345
• State rank: #192 of 539 in PA

Livability — Hawley

• Score: 68/100
• State rank: #898
• US rank: #9570

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A Health & safety F User ratings A-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 12,446

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 6% Black 1% Asian 1%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 5% Portuguese 3% Italian 2%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 5% Russian/Polish/Slavic 1% Other Asian/Pacific 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.60%
• Current HPI: 340.8254
• 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

+343.0% since first listed

8 events — show timeline

• 2026-04-15 Listed $299,000 PWMLS
• 2025-06-17 Price Changed $299,000 PWMLS
• 2025-05-16 Price Changed $339,000 PWMLS
• 2025-05-02 Listed $349,000 PWMLS
• 2015-04-27 Sold (Public Records) $120,000 Public Records
• 2015-04-27 Sold (MLS) $120,000 PWMLS
• 2014-04-30 Listed $120,000 PWMLS
• 2004-02-02 Sold (Public Records) $67,500 Public Records

Property tax history

+3.0%/yr

Latest (2026): $3,452 · +3.5% YoY. Source: county tax records.