71 Woodhill Ln · Lake, PA 18436

$379,000

4 bd · 3.0 ba · 2,009 sqft · SingleFamily public records · 347 Days on market

Built 1996 0.35 ac lot $189/sqft · 30% below area $180/mo HOA · 7% 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
• ARV discount +7.5/15.0
• Cash flow +7.0/30.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.9/10.0
• DSCR +1.2/10.0

Listing remarks MLS

Welcome to this beautifully upgraded 4-bedroom home nestled in one of the most sought-after communities, offering the perfect blend of comfort, security, and year-round recreation. This spacious residence boasts modern updates throughout, making it move-in ready for those who appreciate style and functionality. Enjoy peace of mind with 24-hour gated security in a neighborhood designed for leisure and active living. The community features several scenic lakes ideal for boating, fishing, or relaxing on sandy beaches, and a variety of amenities that cater to all ages and interests. Take advantage of two heated swimming pools, a kiddie pool, numerous tennis courts, basketball courts, and ball fields. Golf enthusiasts will love the on-site golf course and clubhouse, complete with a great restaurant and live entertainment. Stay active at the recreation center, featuring a fully equipped gym, fitness classes, a game room with billiards and table games, and a woodworking shop for creative pursuits. In the warmer months, head to the main lake where you'll find a lodge, cafe, and tiki bar, along with an art center for cultural experiences. In winter, enjoy the on-site ski hill and tubing area--a rare treat in a residential setting. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property delivers the lifestyle you've been dreaming of. Schedule a tour today and experience all this exceptional home and community have to offer!

Key facts

• Gated security
• Tennis courts
• On-site golf course

Tags

• GATED SECURITY
• SCENIC LAKES
• HEATED SWIMMING POOLS
• TENNIS COURTS
• BASKETBALL COURTS
• ON-SITE GOLF COURSE

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $379k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $282k (25.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (31.5% below list).
• Recommended offer: $260k (31.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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.
• Market conditions: 337 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 $41k of equity ($3k loan paydown + $38k 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 ~$65k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 347 days — a 12% lower offer ($334k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $40k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $275k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $259,769 (31.5% 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 347 days. Have you received any prior offers? Is the seller open to a 31% 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. 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: 0.69% ✗
• Cap rate: 4.55%
• Cash-on-cash: -6.21%
• DSCR: 0.72
• GRM: 12.2

CMA / ARV

• ARV (median comp): $1,033,712
• List price: $379,000
• Delta: -63.34%
• 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
30 Brookfield Rd Lot 1259	0.32mi	5/3.0 (+1)	1,977 (-2%)	2mo	$184,500	$93	76
28 Woodcrest Ln Ln	0.18mi	5/3.0 (+1)	2,200 (+10%)	2mo	$335,000	$152	69
49 Brookfield Rd	0.30mi	4/3.0	1,850 (-8%)	6mo	$390,000	$211	68
29 Tanglewood Ln	0.56mi	3/3.0 (-1)	1,987 (-1%)	1mo	$540,000	$272	66
69 Woodview Ter	0.25mi	3/2.5 (-1)	1,841 (-8%)	4mo	$260,000	$141	64
481 Lakeview Dr W	0.46mi	4/2.0	1,890 (-6%)	1mo	$364,000	$193	64
44 Woodview Ter	0.22mi	5/2.0 (+1)	1,774 (-12%)	4mo	$280,000	$158	58
1244 Woodhill Ln	0.20mi	3/2.5 (-1)	2,290 (+14%)	6mo	$405,000	$177	55
83 Northgate Rd	0.57mi	4/3.0	1,770 (-12%)	1mo	$424,000	$240	53
357 Lakeview Dr W	0.46mi	4/3.0	2,297 (+14%)	3mo	$373,000	$162	52
267 Lakeview Dr W	0.46mi	4/2.0	1,756 (-13%)	2mo	$349,000	$199	52
8 Brentwood Ct Lot 1019	0.64mi	3/2.5 (-1)	2,261 (+12%)	8mo	$352,000	$156	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: 19.9%
• Equity multiple: 2.62×
• Total profit: $171,443
• Equity at exit: $341,433

10-year hold

• IRR: 18.2%
• Equity multiple: 6.02×
• Total profit: $532,451
• Equity at exit: $736,314

Cash invested: $106,120 (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: 337
• Price-to-rent: 12.2×

Monthly cashflow live

• Estimated rent: $2,598 medium
• Mortgage (P&I): −$1,988
• Tax from tax record: −$276 /mo · $3,315/yr
• Insurance: −$158
• HOA: −$180
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $-550

Break-even live

Break-even rent $3,293

Max offer price $281,926

Occupancy floor —

Sensitivity live

Price	-10% $-335	-5% $-442	+0% $-550	+5% $-657	+10% $-764
Rent	-10% $-755	-5% $-652	+0% $-550	+5% $-447	+10% $-344
Rate	-1.0pp $-359	-0.5pp $-453	base $-550	+0.5pp $-648	+1.0pp $-748

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: $94,750
• Closing costs: $11,370
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: poolgymsecurity

Listing history 27 events

1. 2026-06-18
   days on market $379,000 Active 347 DOM
2. 2026-06-17
   days on market $379,000 Active 346 DOM
3. 2026-06-16
   days on market $379,000 Active 345 DOM
4. 2026-06-15
   days on market $379,000 Active 344 DOM
5. 2026-06-14
   days on market $379,000 Active 342 DOM
6. 2026-06-13
   days on market $379,000 Active 341 DOM
7. 2026-06-10
   days on market $379,000 Active 339 DOM
8. 2026-06-09
   days on market $379,000 Active 338 DOM
9. 2026-06-08
   days on market $379,000 Active 337 DOM
10. 2026-06-07
    days on market $379,000 Active 336 DOM
11. 2026-06-03
    days on market $379,000 Active 332 DOM
12. 2026-06-02
    days on market $379,000 Active 331 DOM
13. 2026-06-01
    days on market $379,000 Active 330 DOM
14. 2026-05-31
    days on market $379,000 Active 329 DOM
15. 2026-05-30
    days on market $379,000 Active 328 DOM
16. 2026-02-10
    status Active 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to this beautifully upgraded 4-bedroom home nestled in one of the most sought-after communities, offering the perfect blend of comfort, security, and year-round recreation. This spacious residence boasts modern updates throughout, making it move-in ready for those who appreciate style and functionality. Enjoy peace of mind with 24-hour gated security in a neighborhood designed for leisure and active living. The community features several scenic lakes ideal for boating, fishing, or relaxing on sandy beaches, and a variety of amenities that cater to all ages and interests. Take advantage of two heated swimming pools, a kiddie pool, numerous tennis courts, basketball courts, and ball fields. Golf enthusiasts will love the on-site golf course and clubhouse, complete with a great restaurant and live entertainment. Stay active at the recreation center, featuring a fully equipped gym, fitness classes, a game room with billiards and table games, and a woodworking shop for creative pursuits. In the warmer months, head to the main lake where you'll find a lodge, cafe, and tiki bar, along with an art center for cultural experiences. In winter, enjoy the on-site ski hill and tubing area--a rare treat in a residential setting. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property delivers the lifestyle you've been dreaming of. Schedule a tour today and experience all this exceptional home and community have to offer!

17. 2026-01-31
    status Pending 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to this beautifully upgraded 4-bedroom home nestled in one of the most sought-after communities, offering the perfect blend of comfort, security, and year-round recreation. This spacious residence boasts modern updates throughout, making it move-in ready for those who appreciate style and functionality. Enjoy peace of mind with 24-hour gated security in a neighborhood designed for leisure and active living. The community features several scenic lakes ideal for boating, fishing, or relaxing on sandy beaches, and a variety of amenities that cater to all ages and interests. Take advantage of two heated swimming pools, a kiddie pool, numerous tennis courts, basketball courts, and ball fields. Golf enthusiasts will love the on-site golf course and clubhouse, complete with a great restaurant and live entertainment. Stay active at the recreation center, featuring a fully equipped gym, fitness classes, a game room with billiards and table games, and a woodworking shop for creative pursuits. In the warmer months, head to the main lake where you'll find a lodge, cafe, and tiki bar, along with an art center for cultural experiences. In winter, enjoy the on-site ski hill and tubing area--a rare treat in a residential setting. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property delivers the lifestyle you've been dreaming of. Schedule a tour today and experience all this exceptional home and community have to offer!

18. 2025-11-25
    price $399,000 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to this beautifully upgraded 4-bedroom home nestled in one of the most sought-after communities, offering the perfect blend of comfort, security, and year-round recreation. This spacious residence boasts modern updates throughout, making it move-in ready for those who appreciate style and functionality. Enjoy peace of mind with 24-hour gated security in a neighborhood designed for leisure and active living. The community features several scenic lakes ideal for boating, fishing, or relaxing on sandy beaches, and a variety of amenities that cater to all ages and interests. Take advantage of two heated swimming pools, a kiddie pool, numerous tennis courts, basketball courts, and ball fields. Golf enthusiasts will love the on-site golf course and clubhouse, complete with a great restaurant and live entertainment. Stay active at the recreation center, featuring a fully equipped gym, fitness classes, a game room with billiards and table games, and a woodworking shop for creative pursuits. In the warmer months, head to the main lake where you'll find a lodge, cafe, and tiki bar, along with an art center for cultural experiences. In winter, enjoy the on-site ski hill and tubing area--a rare treat in a residential setting. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property delivers the lifestyle you've been dreaming of. Schedule a tour today and experience all this exceptional home and community have to offer!

19. 2025-06-27
    listed $419,000 Active 1485-char remark

    Show marketing remark (1485 chars)

    Welcome to this beautifully upgraded 4-bedroom home nestled in one of the most sought-after communities, offering the perfect blend of comfort, security, and year-round recreation. This spacious residence boasts modern updates throughout, making it move-in ready for those who appreciate style and functionality. Enjoy peace of mind with 24-hour gated security in a neighborhood designed for leisure and active living. The community features several scenic lakes ideal for boating, fishing, or relaxing on sandy beaches, and a variety of amenities that cater to all ages and interests. Take advantage of two heated swimming pools, a kiddie pool, numerous tennis courts, basketball courts, and ball fields. Golf enthusiasts will love the on-site golf course and clubhouse, complete with a great restaurant and live entertainment. Stay active at the recreation center, featuring a fully equipped gym, fitness classes, a game room with billiards and table games, and a woodworking shop for creative pursuits. In the warmer months, head to the main lake where you'll find a lodge, cafe, and tiki bar, along with an art center for cultural experiences. In winter, enjoy the on-site ski hill and tubing area--a rare treat in a residential setting. Whether you're looking for a primary residence, vacation home, or investment opportunity, this property delivers the lifestyle you've been dreaming of. Schedule a tour today and experience all this exceptional home and community have to offer!

20. 2022-10-14
    soldstatus $275,000
21. 2022-10-12
    soldstatus $275,000 951-char remark

    Show marketing remark (951 chars)

    Fantastic location in a four-season amenity filled community in The Northern Poconos, just two hours from the NYC and Philadelphia Areas. This home is a 10-15 min walk to the amenities on Roamingwood Lake~Holiday Park, the North Beach, the Main Beach with heated pool, tiki bar, tennis courts and the ski hill, Ski Hill Grill and art center. New Roof in 2021. This beautiful home has a large great room with vaulted ceilings, laminate flooring, a breakfast nook, granite counter tops and stainless-steel appliances, propane fireplace and access to the large deck and private rear screened in porch. There's three bedrooms and two bathrooms on the main level. The lower level has two family rooms, the 4th bedroom and 3rd bathroom, big laundry room, large garage and access to lower-level patio. , Beds Description: Primary1st, Beds Description: 2+Bed1st, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area, Beds Description: 1BedLL

22. 2022-10-12
    soldstatus Closed

    Show marketing remark (951 chars)

    Fantastic location in a four-season amenity filled community in The Northern Poconos, just two hours from the NYC and Philadelphia Areas. This home is a 10-15 min walk to the amenities on Roamingwood Lake~Holiday Park, the North Beach, the Main Beach with heated pool, tiki bar, tennis courts and the ski hill, Ski Hill Grill and art center. New Roof in 2021. This beautiful home has a large great room with vaulted ceilings, laminate flooring, a breakfast nook, granite counter tops and stainless-steel appliances, propane fireplace and access to the large deck and private rear screened in porch. There's three bedrooms and two bathrooms on the main level. The lower level has two family rooms, the 4th bedroom and 3rd bathroom, big laundry room, large garage and access to lower-level patio. , Beds Description: Primary1st, Beds Description: 2+Bed1st, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area, Beds Description: 1BedLL

23. 2022-08-10
    historical
24. 2022-03-23
    listed $299,900 951-char remark

    Show marketing remark (951 chars)

    Fantastic location in a four-season amenity filled community in The Northern Poconos, just two hours from the NYC and Philadelphia Areas. This home is a 10-15 min walk to the amenities on Roamingwood Lake~Holiday Park, the North Beach, the Main Beach with heated pool, tiki bar, tennis courts and the ski hill, Ski Hill Grill and art center. New Roof in 2021. This beautiful home has a large great room with vaulted ceilings, laminate flooring, a breakfast nook, granite counter tops and stainless-steel appliances, propane fireplace and access to the large deck and private rear screened in porch. There's three bedrooms and two bathrooms on the main level. The lower level has two family rooms, the 4th bedroom and 3rd bathroom, big laundry room, large garage and access to lower-level patio. , Beds Description: Primary1st, Beds Description: 2+Bed1st, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area, Beds Description: 1BedLL

25. 2022-03-23
    listed $299,900

    Show marketing remark (951 chars)

    Fantastic location in a four-season amenity filled community in The Northern Poconos, just two hours from the NYC and Philadelphia Areas. This home is a 10-15 min walk to the amenities on Roamingwood Lake~Holiday Park, the North Beach, the Main Beach with heated pool, tiki bar, tennis courts and the ski hill, Ski Hill Grill and art center. New Roof in 2021. This beautiful home has a large great room with vaulted ceilings, laminate flooring, a breakfast nook, granite counter tops and stainless-steel appliances, propane fireplace and access to the large deck and private rear screened in porch. There's three bedrooms and two bathrooms on the main level. The lower level has two family rooms, the 4th bedroom and 3rd bathroom, big laundry room, large garage and access to lower-level patio. , Beds Description: Primary1st, Beds Description: 2+Bed1st, Baths: 1 Bath Level L, Baths: 2 Bath Lev 1, Eating Area: Dining Area, Beds Description: 1BedLL

26. 2020-07-20
    soldstatus $160,000
27. 2019-07-02
    soldstatus $158,500

ⓘ 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: $3,315 · $276/mo
• Projected year-2 tax: $4,652 · $388/mo
• Expected delta: +$1,337/yr (+$111/mo · 40.3%)

ⓘ 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: $31,172
• − Mortgage interest: −$21,230
• − Property taxes: −$3,315
• − Insurance: −$1,895
• − Repairs & maintenance: −$2,494
• − Management: −$2,494
• − HOA: −$2,160
• − Depreciation: −$11,025
• Taxable loss: −$13,441
• Est. tax savings @ 24.0%: +$3,226
• After-tax cash flow: $-3,368/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 — Lake

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+151.7% since first listed

12 events — show timeline

• 2026-02-10 Relisted — PWMLS
• 2026-01-31 Pending — PWMLS
• 2025-11-25 Price Changed $399,000 PWMLS
• 2025-06-27 Listed $419,000 PWMLS
• 2022-10-14 Sold (Public Records) $275,000 Public Records
• 2022-10-12 Sold (MLS) — PWMLS
• 2022-10-12 Sold (MLS) $275,000 PWMLS
• 2022-08-10 Delisted — PWMLS
• 2022-03-23 Listed $299,900 PWMLS
• 2022-03-23 Listed $299,900 PWMLS
• 2020-07-20 Sold (Public Records) $160,000 Public Records
• 2019-07-02 Sold (Public Records) $158,500 Public Records

Property tax history

+2.1%/yr

Latest (2026): $3,315 · +3.0% YoY. Source: county tax records.