240 W Shore Dr · The Hideout, PA 18428

$549,000

3 bd · 1.0 ba · 1,784 sqft · SingleFamily public records · 29 Days on market

Built 1969 0.54 ac lot $75/mo HOA · 2% of rent

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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).

• Appreciation +10.0/10.0
• Cash flow +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.4/10.0

Listing remarks MLS

FOR RECORDS ONLY Lake view home with 2 bedrooms, 1 bath, spacious living room with stone fireplace, wood burning stove, lower level with walk out to front.

Key facts

• Private road
• Huge front deck
• 252 acre lake

Tags

• PRIVATE ROAD
• 252 ACRE LAKE
• HUGE FRONT DECK
• ABUNDANT NATURAL LIGHTING
• SKYLIGHTS
• NEW ROOF

Property features AI

Finance

• Other: Private maintained road / private road frontage
• HOA & community: Homeowners association with annual fee ($900) and a one-time fee ($150); derived monthly equivalent $75; Association amenities include beach access, powered boats allowed, trails, picnic area, and playground; Community features include fishing, playground, and lake access; Subdivision: Paupackan Lake Estates

Exterior

• Parking: Driveway
• Utilities: Shared well water; Septic tank sewer
• Home design: Single-family residence; Two levels
• Construction: Brick and vinyl siding; Composition roof; Slab foundation; Built area above grade: 1,784 (value provided)
• Exterior features: Wrap-around deck; Above-ground pool; Back yard; Waterfront on Paupackan Lake; Has lake view

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Electric range
• Bedrooms: Total of 5 rooms (bedroom count not specified separately)
• Flooring: Carpet; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heat; Wood stove; Fireplace heating; Wall/window air conditioning units
• Interior features: Finished basement; Two wood-burning fireplaces (one is a wood-burning stove); Fireplaces located in the dining room and family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $549k.

Deal economics

• At list price, monthly cash flow is $-625 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $439k (20.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (36.2% below list).
• Recommended offer: $350k (36.2% 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.
• 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; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $59k of equity ($4k loan paydown + $55k 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 ~$94k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($541k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $185k; list at $549k implies a 197% gain — meaningful room to come down on a strong offer.

Recommended offer $350,000 (36.2% 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. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.64% ✗
• Cap rate: 4.93%
• Cash-on-cash: -4.88%
• DSCR: 0.78
• GRM: 13.1

CMA / ARV

• ARV (on-the-fly): $249,760
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
44 Robin Ln	0.55mi	3/2.0	1,800 (+1%)	18mo	$222,000	$123	53
129 W Shore Drive Dr	0.54mi	4/2.0 (+1)	1,598 (-10%)	10mo	$453,453	$284	40
90 Windsor Rd	0.64mi	3/2.0	1,920 (+8%)	21mo	$268,100	$140	36

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: 20.8%
• Equity multiple: 2.68×
• Total profit: $259,015
• Equity at exit: $494,583

10-year hold

• IRR: 18.9%
• Equity multiple: 6.16×
• Total profit: $793,658
• Equity at exit: $1,066,586

Cash invested: $153,720 (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: 13.1×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,879
• Tax from tax record: −$207 /mo · $2,483/yr
• Insurance: −$229
• HOA: −$75
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-625

Break-even live

Break-even rent $4,291

Max offer price $438,640

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: $137,250
• Closing costs: $16,470
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
78 E Shore Dr Hawley, PA	4.0	2.5	2380	$3,500	$1.47	13d	1	0.45mi

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 23 events

1. 2026-06-18
   days on market $549,000 Active 29 DOM
2. 2026-06-17
   days on market $549,000 Active 28 DOM
3. 2026-06-16
   days on market $549,000 Active 27 DOM
4. 2026-06-15
   days on market $549,000 Active 26 DOM
5. 2026-06-13
   days on market $549,000 Active 24 DOM
6. 2026-06-13
   days on market $549,000 Active 23 DOM
7. 2026-06-09
   days on market $549,000 Active 20 DOM
8. 2026-06-08
   days on market $549,000 Active 19 DOM
9. 2026-06-07
   days on market $549,000 Active 18 DOM
10. 2026-06-04
    days on market $549,000 Active 15 DOM
11. 2026-06-03
    days on market $549,000 Active 14 DOM
12. 2026-06-02
    days on market $549,000 Active 13 DOM
13. 2026-06-01
    days on market $549,000 Active 12 DOM
14. 2026-05-31
    days on market $549,000 Active 11 DOM
15. 2026-05-20
    listed $549,000 Active
16. 2020-12-03
    soldstatus $185,000
17. 2020-11-21
    soldstatus $185,000 155-char remark

    Show marketing remark (837 chars)

    Almost lakefront. .. .Enjoy unobstructed year round views of Paupackan Lake from this 2nd tier property featuring an abundance of natural light and cathedral ceilings. This 2 bedroom, 1 bath property offers a spacious living room featuring a full wall stone fireplace as the focal point. The kitchen and dining area is bright and airy and features a wood burning stove and several pantries. Need more space. .. .The lower level can be used for additional sleeping quarters, family room or office space with a view. Enjoy the great outdoors from your spacious decking for grilling and entertaining as you enjoy the view or walk to your boat at Boat Basin #2! A must see for anyone looking for a lakefront property without the price tag!, Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Eating Area: Dining Area, Eating Area: Modern KT

18. 2020-11-21
    soldstatus $185,000 837-char remark

    Show marketing remark (837 chars)

    Almost lakefront. .. .Enjoy unobstructed year round views of Paupackan Lake from this 2nd tier property featuring an abundance of natural light and cathedral ceilings. This 2 bedroom, 1 bath property offers a spacious living room featuring a full wall stone fireplace as the focal point. The kitchen and dining area is bright and airy and features a wood burning stove and several pantries. Need more space. .. .The lower level can be used for additional sleeping quarters, family room or office space with a view. Enjoy the great outdoors from your spacious decking for grilling and entertaining as you enjoy the view or walk to your boat at Boat Basin #2! A must see for anyone looking for a lakefront property without the price tag!, Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Eating Area: Dining Area, Eating Area: Modern KT

19. 2020-11-20
    listed $194,500 155-char remark

    Show marketing remark (155 chars)

    FOR RECORDS ONLY Lake view home with 2 bedrooms, 1 bath, spacious living room with stone fireplace, wood burning stove, lower level with walk out to front.

20. 2020-05-22
    listed $194,500 837-char remark

    Show marketing remark (837 chars)

    Almost lakefront. .. .Enjoy unobstructed year round views of Paupackan Lake from this 2nd tier property featuring an abundance of natural light and cathedral ceilings. This 2 bedroom, 1 bath property offers a spacious living room featuring a full wall stone fireplace as the focal point. The kitchen and dining area is bright and airy and features a wood burning stove and several pantries. Need more space. .. .The lower level can be used for additional sleeping quarters, family room or office space with a view. Enjoy the great outdoors from your spacious decking for grilling and entertaining as you enjoy the view or walk to your boat at Boat Basin #2! A must see for anyone looking for a lakefront property without the price tag!, Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Eating Area: Dining Area, Eating Area: Modern KT

21. 2009-09-01
    soldstatus $180,000
22. 2001-06-25
    soldstatus $84,400
23. 1995-11-16
    soldstatus $85,000

ⓘ 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: $2,483 · $207/mo
• Projected year-2 tax: $5,579 · $465/mo
• Expected delta: +$3,095/yr (+$258/mo · 124.6%)

ⓘ 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 2/10 Low 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: $42,000
• − Mortgage interest: −$30,753
• − Property taxes: −$2,483
• − Insurance: −$2,745
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − HOA: −$900
• − Depreciation: −$15,971
• Taxable loss: −$17,572
• Est. tax savings @ 24.0%: +$4,217
• After-tax cash flow: $-3,279/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 — 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

• Population (ZIP): 12,446

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 (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 · 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: ▲ 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

+545.9% since first listed

9 events — show timeline

• 2026-05-20 Listed $549,000 PWMLS
• 2020-12-03 Sold (Public Records) $185,000 Public Records
• 2020-11-21 Sold (MLS) $185,000 PWMLS
• 2020-11-21 Sold (MLS) $185,000 LCAR
• 2020-11-20 Listed $194,500 LCAR
• 2020-05-22 Listed $194,500 PWMLS
• 2009-09-01 Sold (Public Records) $180,000 Public Records
• 2001-06-25 Sold (Public Records) $84,400 Public Records
• 1995-11-16 Sold (Public Records) $85,000 Public Records

Property tax history

+2.0%/yr

Latest (2026): $2,483 · +2.3% YoY. Source: county tax records.