175 Oak Hill Rd · Fawn Lake Forest, PA 18428

$275,000

3 bd · 1.5 ba · 1,525 sqft · SingleFamily public records · 76 Days on market

Built 2008 0.54 ac lot $180/sqft · 11% above area Est $247k · 11% over $161/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +6.2/30.0
• Schools +4.2/10.0
• Livability +3.1/5.0
• ARV discount +2.5/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +0.5/10.0

Listing remarks MLS

Welcome to this beautifully updated 4-bedroom, 1.5-bath ranch home nestled in the sought after Fawn Lake Forest community. This move-in-ready gem features a brand-new kitchen with stylish finishes, complemented by fresh paint and new carpeting throughout, creating a bright and inviting feel from the moment you step inside. The spacious single-level layout offers comfortable living with generously sized bedrooms, a convenient half bath, and plenty of room for everyday living or weekend getaways. Step outside to enjoy the large yard, perfect for entertaining, gardening, pets, or simply relaxing in your own private outdoor space. A storage shed in the backyard provides extra room for tools, lawn equipment, and seasonal items. Located in a beautiful amenity-filled community, this home offers the perfect blend of comfort, updates, and lifestyle. Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, this one checks all the boxes!

Key facts

• Large yard
• Storage shed
• Updated kitchen

Tags

• UPDATED KITCHEN
• LARGE YARD
• STORAGE SHED
• AMENITY-FILLED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-500 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $187k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (30.9% below list).
• Recommended offer: $187k (32.1% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 61/100 on livability (#1,395 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools D, 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; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k 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 ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago; this cycle's ask has dropped $24k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $186,618 (32.1% 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 76 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
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. 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: 0.69% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.80%
• DSCR: 0.65
• GRM: 12.1

CMA / ARV

• ARV (median comp): $247,292
• List price: $275,000
• Delta: 11.20%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
201 Oak Hill Rd	0.26mi	3/1.5	1,476 (-3%)	9mo	$212,000	$144	75
213 Powderhorn Dr	0.46mi	4/2.0 (+1)	1,698 (+11%)	4mo	$335,000	$197	50
120 Spruce Ct	0.23mi	2/1.5 (-1)	1,300 (-15%)	15mo	$200,000	$154	47
121 Bowspirit Ln	0.72mi	3/2.0	1,424 (-7%)	12mo	$325,000	$228	44
121 Ledge View Dr	0.44mi	2/1.0 (-1)	1,350 (-12%)	15mo	$154,416	$114	41
268 Oak Hill Rd	0.70mi	3/2.0	1,296 (-15%)	12mo	$282,000	$218	30

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: 18.8%
• Equity multiple: 2.53×
• Total profit: $117,998
• Equity at exit: $247,742

10-year hold

• IRR: 17.4%
• Equity multiple: 5.84×
• Total profit: $372,723
• Equity at exit: $534,265

Cash invested: $77,000 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 12.1×

Monthly cashflow live

• Estimated rent: $1,900 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$284 /mo · $3,403/yr
• Insurance: −$115
• HOA: −$161
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-500

Break-even live

Break-even rent $2,533

Max offer price $186,618

Occupancy floor —

Sensitivity live

Price	-10% $-345	-5% $-422	+0% $-500	+5% $-578	+10% $-656
Rent	-10% $-650	-5% $-575	+0% $-500	+5% $-425	+10% $-350
Rate	-1.0pp $-362	-0.5pp $-430	base $-500	+0.5pp $-572	+1.0pp $-644

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
180 Westcolang Rd Lackawaxen, PA	3.0	2.0	1386	$1,900	$1.37	44d	1	1.30mi

HOA detail

• Monthly dues: $161 · $1,932/yr

Listing history 28 events

1. 2026-06-18
   days on market $275,000 Active 76 DOM
2. 2026-06-17
   days on market $275,000 Active 75 DOM
3. 2026-06-16
   days on market $275,000 Active 74 DOM
4. 2026-06-15
   days on market $275,000 Active 73 DOM
5. 2026-06-13
   days on market $275,000 Active 71 DOM
6. 2026-06-13
   days on market $275,000 Active 70 DOM
7. 2026-06-09
   days on market $275,000 Active 67 DOM
8. 2026-06-08
   days on market $275,000 Active 66 DOM
9. 2026-06-07
   days on market $275,000 Active 65 DOM
10. 2026-06-04
    days on market $275,000 Active 62 DOM
11. 2026-06-03
    days on market $275,000 Active 61 DOM
12. 2026-06-02
    days on market $275,000 Active 60 DOM
13. 2026-06-01
    days on market $275,000 Active 59 DOM
14. 2026-05-31
    days on market $275,000 Active 58 DOM
15. 2026-04-25
    price $284,900 978-char remark

    Show marketing remark (978 chars)

    Welcome to this beautifully updated 4-bedroom, 1.5-bath ranch home nestled in the sought after Fawn Lake Forest community. This move-in-ready gem features a brand-new kitchen with stylish finishes, complemented by fresh paint and new carpeting throughout, creating a bright and inviting feel from the moment you step inside. The spacious single-level layout offers comfortable living with generously sized bedrooms, a convenient half bath, and plenty of room for everyday living or weekend getaways. Step outside to enjoy the large yard, perfect for entertaining, gardening, pets, or simply relaxing in your own private outdoor space. A storage shed in the backyard provides extra room for tools, lawn equipment, and seasonal items. Located in a beautiful amenity-filled community, this home offers the perfect blend of comfort, updates, and lifestyle. Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, this one checks all the boxes!

16. 2026-04-03
    listed $299,500 Active 978-char remark

    Show marketing remark (978 chars)

    Welcome to this beautifully updated 4-bedroom, 1.5-bath ranch home nestled in the sought after Fawn Lake Forest community. This move-in-ready gem features a brand-new kitchen with stylish finishes, complemented by fresh paint and new carpeting throughout, creating a bright and inviting feel from the moment you step inside. The spacious single-level layout offers comfortable living with generously sized bedrooms, a convenient half bath, and plenty of room for everyday living or weekend getaways. Step outside to enjoy the large yard, perfect for entertaining, gardening, pets, or simply relaxing in your own private outdoor space. A storage shed in the backyard provides extra room for tools, lawn equipment, and seasonal items. Located in a beautiful amenity-filled community, this home offers the perfect blend of comfort, updates, and lifestyle. Whether you're looking for a full-time residence, vacation retreat, or investment opportunity, this one checks all the boxes!

17. 2023-05-02
    soldstatus $241,000
18. 2023-04-18
    soldstatus $241,000 551-char remark

    Show marketing remark (551 chars)

    FAWN LAKE RANCH HOME~ Move in condition. This Turn Key home offers 4 bedrooms 1.5 baths, living room, dining area, large eat in kitchen. All furniture is also included in the sale! 16x16 back deck overlooking back yard on . 55 acre level lot. This full amenities community features 2 lakes (Fawn lake/non motor boating and Westcolang Lake for motor boating). Magnificent outdoor pool and indoor pool complex, a gym and clubhouse and much more. .. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 1, Beds Description: 2+Bed1st

19. 2023-04-18
    soldstatus $241,000 Closed

    Show marketing remark (551 chars)

    FAWN LAKE RANCH HOME~ Move in condition. This Turn Key home offers 4 bedrooms 1.5 baths, living room, dining area, large eat in kitchen. All furniture is also included in the sale! 16x16 back deck overlooking back yard on . 55 acre level lot. This full amenities community features 2 lakes (Fawn lake/non motor boating and Westcolang Lake for motor boating). Magnificent outdoor pool and indoor pool complex, a gym and clubhouse and much more. .. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 1, Beds Description: 2+Bed1st

20. 2023-03-06
    status Pending
21. 2023-03-02
    price $239,000
22. 2022-12-28
    listed $239,000 551-char remark

    Show marketing remark (551 chars)

    FAWN LAKE RANCH HOME~ Move in condition. This Turn Key home offers 4 bedrooms 1.5 baths, living room, dining area, large eat in kitchen. All furniture is also included in the sale! 16x16 back deck overlooking back yard on . 55 acre level lot. This full amenities community features 2 lakes (Fawn lake/non motor boating and Westcolang Lake for motor boating). Magnificent outdoor pool and indoor pool complex, a gym and clubhouse and much more. .. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 1, Beds Description: 2+Bed1st

23. 2022-12-28
    listed $249,900 Active

    Show marketing remark (551 chars)

    FAWN LAKE RANCH HOME~ Move in condition. This Turn Key home offers 4 bedrooms 1.5 baths, living room, dining area, large eat in kitchen. All furniture is also included in the sale! 16x16 back deck overlooking back yard on . 55 acre level lot. This full amenities community features 2 lakes (Fawn lake/non motor boating and Westcolang Lake for motor boating). Magnificent outdoor pool and indoor pool complex, a gym and clubhouse and much more. .. , Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 1, Beds Description: 2+Bed1st

24. 2021-12-20
    soldstatus $174,900
25. 2021-12-17
    soldstatus
26. 2021-12-17
    soldstatus $174,900
27. 2021-08-19
    listed $179,000
28. 2021-08-19
    listed $179,000

ⓘ 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: $3,403 · $284/mo
• Projected year-2 tax: $3,874 · $323/mo
• Expected delta: +$471/yr (+$39/mo · 13.8%)

ⓘ 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 2/10 Low 7 d/yr ≥93°F today · 14 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,800
• − Mortgage interest: −$15,404
• − Property taxes: −$3,403
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − HOA: −$1,932
• − Depreciation: −$8,000
• Taxable loss: −$10,962
• Est. tax savings @ 24.0%: +$2,631
• After-tax cash flow: $-3,373/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 — Fawn Lake Forest

• Score: 61/100
• State rank: #1395
• US rank: #17626

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Fawn Lake Forest, PA
• 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

+59.2% since first listed

14 events — show timeline

• 2026-04-25 Price Changed $284,900 PWMLS
• 2026-04-03 Listed $299,500 PWMLS
• 2023-05-02 Sold (Public Records) $241,000 Public Records
• 2023-04-18 Sold (MLS) $241,000 PWMLS
• 2023-04-18 Sold (MLS) $241,000 PWMLS
• 2023-03-06 Pending — PWMLS
• 2023-03-02 Price Changed $239,000 PWMLS
• 2022-12-28 Listed $249,900 PWMLS
• 2022-12-28 Listed $239,000 PWMLS
• 2021-12-20 Sold (Public Records) $174,900 Public Records
• 2021-12-17 Sold (MLS) $174,900 PWMLS
• 2021-12-17 Sold (MLS) — PWMLS
• 2021-08-19 Listed $179,000 PWMLS
• 2021-08-19 Listed $179,000 PWMLS

Property tax history

+2.6%/yr

Latest (2026): $3,403 · +2.8% YoY. Source: county tax records.