22 Wildwood Ter · The Hideout, PA 18436

$284,000

3 bd · 2.0 ba · 2,016 sqft · SingleFamily · 96 Days on market

Built 1982 0.34 ac lot $141/sqft · 22% below area Est $364k · 22% under $189/mo HOA · 9% of rent

---

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 +15.0/15.0
• Appreciation +10.0/10.0
• Cash flow +6.2/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +0.6/10.0

Listing remarks MLS

Welcome to this beautifully updated contemporary home in the heart of the Poconos! Spacious and filled with natural light, this home features a bright open floor plan designed for both everyday living and entertaining. A standout feature is the private in-law quarters, complete with a second kitchen and separate living space--perfect for extended family, guests, or multigenerational living. Located in the gated recreational community of The Hideout, residents enjoy an impressive array of amenities including lakes, pools, beaches, a golf course, ski hill, bar, restaurant, fitness center, and tiki bar. Whether you're seeking a full-time residence or a vacation retreat, this home offers comfort, flexibility, and resort-style living all in one.

Key facts

• Fitness center
• Second kitchen
• 0.34 acre lot

Tags

• PRIVATE IN-LAW QUARTERS
• SECOND KITCHEN
• SEPARATE LIVING SPACE
• GATED RECREATIONAL COMMUNITY
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $284k.

Deal economics

• At list price, monthly cash flow is $-512 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $210k (26.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (26.9% below list).
• Recommended offer: $208k (26.9% below list) — sets the bar for 1% rule.

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: 340 active listings in the ZIP; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 96 days — a 9% lower offer ($258k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $240k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $207,550 (26.9% 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 96 days. Have you received any prior offers? Is the seller open to a 27% 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: 0.73% ✗
• Cap rate: 4.13%
• Cash-on-cash: -7.73%
• DSCR: 0.66
• GRM: 11.4

CMA / ARV

• ARV (median comp): $363,733
• List price: $284,000
• Delta: -21.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
481 Lakeview Dr W	0.44mi	4/2.0 (+1)	1,890 (-6%)	1mo	$364,000	$193	63
53 Cedarwood Ter	0.73mi	3/3.0	2,046 (+2%)	1mo	$380,000	$186	59
8 Brentwood Ct Lot 1019	0.27mi	3/2.5	2,261 (+12%)	8mo	$352,000	$156	59
267 Lakeview Dr W	0.44mi	4/2.0 (+1)	1,756 (-13%)	2mo	$349,000	$199	52
49 Brookfield Rd	0.48mi	4/3.0 (+1)	1,850 (-8%)	6mo	$390,000	$211	50
1208 Lakeview Dr W #368	0.63mi	4/3.0 (+1)	1,955 (-3%)	8mo	$995,000	$509	50
69 Woodview Ter	0.69mi	3/2.5	1,841 (-9%)	4mo	$260,000	$141	48
357 Lakeview Dr W	0.44mi	4/3.0 (+1)	2,297 (+14%)	3mo	$373,000	$162	45
145 Lakeview Dr W	0.73mi	3/2.0	1,806 (-10%)	4mo	$310,000	$172	45
73 Cedarwood Ter	0.62mi	4/2.0 (+1)	2,182 (+8%)	9mo	$305,000	$140	45
1244 Woodhill Ln	0.62mi	3/2.5	2,290 (+14%)	6mo	$405,000	$177	41
1228 Lakeview Dr W	0.50mi	4/3.0 (+1)	2,298 (+14%)	8mo	$335,000	$146	38

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: 18.9%
• Equity multiple: 2.54×
• Total profit: $122,211
• Equity at exit: $255,850

10-year hold

• IRR: 17.5%
• Equity multiple: 5.85×
• Total profit: $385,829
• Equity at exit: $551,750

Cash invested: $79,520 (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: 340
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $2,076 medium
• Mortgage (P&I): −$1,489
• Tax est. 1.5%: −$355 /mo · $4,260/yr
• Insurance: −$118
• HOA: −$189
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $-512

Break-even live

Break-even rent $2,724

Max offer price $209,911

Occupancy floor —

Sensitivity live

Price	-10% $-316	-5% $-414	+0% $-512	+5% $-610	+10% $-708
Rent	-10% $-676	-5% $-594	+0% $-512	+5% $-430	+10% $-348
Rate	-1.0pp $-369	-0.5pp $-440	base $-512	+0.5pp $-586	+1.0pp $-660

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: $71,000
• Closing costs: $8,520
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $189 · $2,268/yr
• Likely covers: poolgymsecurity

Listing history 10 events

1. 2026-05-12
   status Pending 750-char remark

   Show marketing remark (750 chars)

   Welcome to this beautifully updated contemporary home in the heart of the Poconos! Spacious and filled with natural light, this home features a bright open floor plan designed for both everyday living and entertaining. A standout feature is the private in-law quarters, complete with a second kitchen and separate living space--perfect for extended family, guests, or multigenerational living. Located in the gated recreational community of The Hideout, residents enjoy an impressive array of amenities including lakes, pools, beaches, a golf course, ski hill, bar, restaurant, fitness center, and tiki bar. Whether you're seeking a full-time residence or a vacation retreat, this home offers comfort, flexibility, and resort-style living all in one.

2. 2026-03-30
   price $284,000 750-char remark

   Show marketing remark (750 chars)

   Welcome to this beautifully updated contemporary home in the heart of the Poconos! Spacious and filled with natural light, this home features a bright open floor plan designed for both everyday living and entertaining. A standout feature is the private in-law quarters, complete with a second kitchen and separate living space--perfect for extended family, guests, or multigenerational living. Located in the gated recreational community of The Hideout, residents enjoy an impressive array of amenities including lakes, pools, beaches, a golf course, ski hill, bar, restaurant, fitness center, and tiki bar. Whether you're seeking a full-time residence or a vacation retreat, this home offers comfort, flexibility, and resort-style living all in one.

3. 2026-03-09
   price $294,000 750-char remark

   Show marketing remark (750 chars)

   Welcome to this beautifully updated contemporary home in the heart of the Poconos! Spacious and filled with natural light, this home features a bright open floor plan designed for both everyday living and entertaining. A standout feature is the private in-law quarters, complete with a second kitchen and separate living space--perfect for extended family, guests, or multigenerational living. Located in the gated recreational community of The Hideout, residents enjoy an impressive array of amenities including lakes, pools, beaches, a golf course, ski hill, bar, restaurant, fitness center, and tiki bar. Whether you're seeking a full-time residence or a vacation retreat, this home offers comfort, flexibility, and resort-style living all in one.

4. 2026-02-04
   listed $299,000 Active 750-char remark

   Show marketing remark (750 chars)

   Welcome to this beautifully updated contemporary home in the heart of the Poconos! Spacious and filled with natural light, this home features a bright open floor plan designed for both everyday living and entertaining. A standout feature is the private in-law quarters, complete with a second kitchen and separate living space--perfect for extended family, guests, or multigenerational living. Located in the gated recreational community of The Hideout, residents enjoy an impressive array of amenities including lakes, pools, beaches, a golf course, ski hill, bar, restaurant, fitness center, and tiki bar. Whether you're seeking a full-time residence or a vacation retreat, this home offers comfort, flexibility, and resort-style living all in one.

5. 2024-08-30
   soldstatus $240,000 Closed 1314-char remark

   Show marketing remark (1314 chars)

   Enjoy the perfect location in The Hideout, walking distance to Deerfield Lake and only a short drive to the Ski Hill! You will enjoy peace of mind with newer systems including an on-demand hot water heater, furnace, and water lines from the house to the road. You will love all of the great space this home has to offer! The main floor features a spacious living room with a stone fireplace, an inviting sunroom, three bedrooms, and a full bathroom. The lower level features a large family room, which is a perfect space to relax and play games, or to add an extra bedroom. There is also a second kitchen and a full bathroom with a jetted tub!The clean attached garage adds both convenience and security, ensuring your vehicles and belongings are protected from the elements. It is also great storage for your lake gear!The home has a nice grassy backyard, and has two decks perfect for soaking up the sunshine. Situated in an amenity-filled community, you will enjoy access to a range of facilities and services, including lakes, recreational areas, and more. Roamingwood Lake allows power-boating, and Deerfield Lake is the perfect spot to take it easy while you kayak and fish. Whether you're looking to stay active, connect with neighbors, or simply unwind in nature, this community has something for everyone.

6. 2024-07-26
   status Pending 1314-char remark

   Show marketing remark (1314 chars)

   Enjoy the perfect location in The Hideout, walking distance to Deerfield Lake and only a short drive to the Ski Hill! You will enjoy peace of mind with newer systems including an on-demand hot water heater, furnace, and water lines from the house to the road. You will love all of the great space this home has to offer! The main floor features a spacious living room with a stone fireplace, an inviting sunroom, three bedrooms, and a full bathroom. The lower level features a large family room, which is a perfect space to relax and play games, or to add an extra bedroom. There is also a second kitchen and a full bathroom with a jetted tub!The clean attached garage adds both convenience and security, ensuring your vehicles and belongings are protected from the elements. It is also great storage for your lake gear!The home has a nice grassy backyard, and has two decks perfect for soaking up the sunshine. Situated in an amenity-filled community, you will enjoy access to a range of facilities and services, including lakes, recreational areas, and more. Roamingwood Lake allows power-boating, and Deerfield Lake is the perfect spot to take it easy while you kayak and fish. Whether you're looking to stay active, connect with neighbors, or simply unwind in nature, this community has something for everyone.

7. 2024-06-18
   price $245,000 1314-char remark

   Show marketing remark (1314 chars)

   Enjoy the perfect location in The Hideout, walking distance to Deerfield Lake and only a short drive to the Ski Hill! You will enjoy peace of mind with newer systems including an on-demand hot water heater, furnace, and water lines from the house to the road. You will love all of the great space this home has to offer! The main floor features a spacious living room with a stone fireplace, an inviting sunroom, three bedrooms, and a full bathroom. The lower level features a large family room, which is a perfect space to relax and play games, or to add an extra bedroom. There is also a second kitchen and a full bathroom with a jetted tub!The clean attached garage adds both convenience and security, ensuring your vehicles and belongings are protected from the elements. It is also great storage for your lake gear!The home has a nice grassy backyard, and has two decks perfect for soaking up the sunshine. Situated in an amenity-filled community, you will enjoy access to a range of facilities and services, including lakes, recreational areas, and more. Roamingwood Lake allows power-boating, and Deerfield Lake is the perfect spot to take it easy while you kayak and fish. Whether you're looking to stay active, connect with neighbors, or simply unwind in nature, this community has something for everyone.

8. 2024-05-03
   price $259,000 1314-char remark

   Show marketing remark (1314 chars)

   Enjoy the perfect location in The Hideout, walking distance to Deerfield Lake and only a short drive to the Ski Hill! You will enjoy peace of mind with newer systems including an on-demand hot water heater, furnace, and water lines from the house to the road. You will love all of the great space this home has to offer! The main floor features a spacious living room with a stone fireplace, an inviting sunroom, three bedrooms, and a full bathroom. The lower level features a large family room, which is a perfect space to relax and play games, or to add an extra bedroom. There is also a second kitchen and a full bathroom with a jetted tub!The clean attached garage adds both convenience and security, ensuring your vehicles and belongings are protected from the elements. It is also great storage for your lake gear!The home has a nice grassy backyard, and has two decks perfect for soaking up the sunshine. Situated in an amenity-filled community, you will enjoy access to a range of facilities and services, including lakes, recreational areas, and more. Roamingwood Lake allows power-boating, and Deerfield Lake is the perfect spot to take it easy while you kayak and fish. Whether you're looking to stay active, connect with neighbors, or simply unwind in nature, this community has something for everyone.

9. 2024-04-03
   listed $274,000 Active 1314-char remark

   Show marketing remark (1314 chars)

   Enjoy the perfect location in The Hideout, walking distance to Deerfield Lake and only a short drive to the Ski Hill! You will enjoy peace of mind with newer systems including an on-demand hot water heater, furnace, and water lines from the house to the road. You will love all of the great space this home has to offer! The main floor features a spacious living room with a stone fireplace, an inviting sunroom, three bedrooms, and a full bathroom. The lower level features a large family room, which is a perfect space to relax and play games, or to add an extra bedroom. There is also a second kitchen and a full bathroom with a jetted tub!The clean attached garage adds both convenience and security, ensuring your vehicles and belongings are protected from the elements. It is also great storage for your lake gear!The home has a nice grassy backyard, and has two decks perfect for soaking up the sunshine. Situated in an amenity-filled community, you will enjoy access to a range of facilities and services, including lakes, recreational areas, and more. Roamingwood Lake allows power-boating, and Deerfield Lake is the perfect spot to take it easy while you kayak and fish. Whether you're looking to stay active, connect with neighbors, or simply unwind in nature, this community has something for everyone.

10. 2023-10-04
    listed $274,000 Active

ⓘ 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 3% 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: $24,906
• − Mortgage interest: −$15,908
• − Property taxes: −$4,260
• − Insurance: −$1,420
• − Repairs & maintenance: −$1,992
• − Management: −$1,992
• − HOA: −$2,268
• − Depreciation: −$8,262
• Taxable loss: −$11,197
• Est. tax savings @ 24.0%: +$2,687
• After-tax cash flow: $-3,457/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 — 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

+3.6% since first listed

10 events — show timeline

• 2026-05-12 Pending — PWMLS
• 2026-03-30 Price Changed $284,000 PWMLS
• 2026-03-09 Price Changed $294,000 PWMLS
• 2026-02-04 Listed $299,000 PWMLS
• 2024-08-30 Sold (MLS) $240,000 PWMLS
• 2024-07-26 Pending — PWMLS
• 2024-06-18 Price Changed $245,000 PWMLS
• 2024-05-03 Price Changed $259,000 PWMLS
• 2024-04-03 Listed $274,000 PWMLS
• 2023-10-04 Listed $274,000 PWMLS