30 Woodview Ter · Lake, PA 18436

$299,900

2 bd · 2.0 ba · 1,210 sqft · Manufactured public records · 68 Days on market

Built 2006 0.34 ac lot $248/sqft · 23% above area Est $244k · 23% over $194/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).

• Cash flow +16.2/30.0
• Appreciation +10.0/10.0
• DSCR +5.0/10.0
• 1% rule +4.7/10.0
• Schools +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Located in The Hideout, an amenity-filled community in the Northern Poconos just about two hours from NYC, NJ, and the Philadelphia area, this beautiful home offers the perfect blend of comfort, convenience, and lifestyle. Tucked along a quiet loop road with minimal through traffic, the setting provides added privacy while still being just a short distance to Roamingwood Lake, the beach, tiki bar, pool, and pickleball courts. Set on a level, nicely wooded lot with natural landscaping for easy, low-maintenance living, the property features a welcoming covered front porch along with a screened-in porch and side deck, creating a wraparound outdoor living experience ideal for relaxing or entertaining. The exterior is low-maintenance with durable vinyl siding, allowing you to spend more time enjoying the surroundings. Inside, you'll find beautiful hardwood floors and a warm, inviting living space highlighted by a corner fireplace. The home offers three bedrooms and two full bathrooms, including a primary bedroom suite with its own private bath. A nice laundry area is conveniently located just off the kitchen on the main level, adding to the home's everyday functionality. The layout is both comfortable and practical, ideal for year-round living or a weekend retreat. The unfinished lower level offers excellent potential for future expansion and is already pre-plumbed, making it easy to add additional living space, a recreation room, or guest quarters. Enjoy all the amenities and natural beauty The Hideout has to offer while owning a home that provides both immediate comfort and room to grow.

Key facts

• Screened in porch
• Side deck
• Quiet loop road

Tags

• AMENITY FILLED COMMUNITY
• QUIET LOOP ROAD
• WELCOMING COVERED FRONT PORCH
• SCREENED IN PORCH
• SIDE DECK
• LOW MAINTENANCE LIVING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $300k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $290k (3.3% below list).
• Recommended offer: $282k (6.0% below list) — sets the bar for market timing.

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; 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 $32k of equity ($2k loan paydown + $30k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$52k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($282k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $281,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 6.94%
• Cash-on-cash: 2.30%
• DSCR: 1.10
• GRM: 8.6

CMA / ARV

• ARV (median comp): $243,855
• List price: $299,900
• Delta: 22.98%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.9%
• Equity multiple: 3.07×
• Total profit: $173,659
• Equity at exit: $270,174

10-year hold

• IRR: 22.8%
• Equity multiple: 7.00×
• Total profit: $503,497
• Equity at exit: $582,640

Cash invested: $83,972 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$238 /mo · $2,861/yr
• Insurance: −$125
• HOA: −$194
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $161

Break-even live

Break-even rent $2,696

Max offer price $299,900

Occupancy floor 89%

Sensitivity live

Price	-10% $331	-5% $246	+0% $161	+5% $76	+10% $-9
Rent	-10% $-68	-5% $46	+0% $161	+5% $275	+10% $390
Rate	-1.0pp $312	-0.5pp $237	base $161	+0.5pp $83	+1.0pp $4

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1148 Golf Park Dr Lake Ariel, PA	3.0	1.0	1210	$2,900	$2.40	25d	1	0.56mi

HOA detail

• Monthly dues: $194 · $2,328/yr
• Likely covers: landscapingpool

Listing history 25 events

1. 2026-06-18
   days on market $299,900 Active 68 DOM
2. 2026-06-17
   days on market $299,900 Active 67 DOM
3. 2026-06-16
   days on market $299,900 Active 66 DOM
4. 2026-06-15
   days on market $299,900 Active 65 DOM
5. 2026-06-14
   days on market $299,900 Active 63 DOM
6. 2026-06-13
   days on market $299,900 Active 62 DOM
7. 2026-06-10
   days on market $299,900 Active 60 DOM
8. 2026-06-09
   days on market $299,900 Active 59 DOM
9. 2026-06-08
   days on market $299,900 Active 58 DOM
10. 2026-06-07
    days on market $299,900 Active 57 DOM
11. 2026-06-03
    days on market $299,900 Active 53 DOM
12. 2026-06-02
    days on market $299,900 Active 52 DOM
13. 2026-06-01
    days on market $299,900 Active 51 DOM
14. 2026-06-01
    price $299,900 Active 50 DOM
15. 2026-05-31
    days on market $319,900 Active 50 DOM
16. 2026-05-30
    days on market $319,900 Active 49 DOM
17. 2026-04-11
    listed $319,900 Active 1611-char remark

    Show marketing remark (1611 chars)

    Located in The Hideout, an amenity-filled community in the Northern Poconos just about two hours from NYC, NJ, and the Philadelphia area, this beautiful home offers the perfect blend of comfort, convenience, and lifestyle. Tucked along a quiet loop road with minimal through traffic, the setting provides added privacy while still being just a short distance to Roamingwood Lake, the beach, tiki bar, pool, and pickleball courts. Set on a level, nicely wooded lot with natural landscaping for easy, low-maintenance living, the property features a welcoming covered front porch along with a screened-in porch and side deck, creating a wraparound outdoor living experience ideal for relaxing or entertaining. The exterior is low-maintenance with durable vinyl siding, allowing you to spend more time enjoying the surroundings. Inside, you'll find beautiful hardwood floors and a warm, inviting living space highlighted by a corner fireplace. The home offers three bedrooms and two full bathrooms, including a primary bedroom suite with its own private bath. A nice laundry area is conveniently located just off the kitchen on the main level, adding to the home's everyday functionality. The layout is both comfortable and practical, ideal for year-round living or a weekend retreat. The unfinished lower level offers excellent potential for future expansion and is already pre-plumbed, making it easy to add additional living space, a recreation room, or guest quarters. Enjoy all the amenities and natural beauty The Hideout has to offer while owning a home that provides both immediate comfort and room to grow.

18. 2022-03-02
    soldstatus $270,000
19. 2022-02-28
    soldstatus $270,000 355-char remark

    Show marketing remark (355 chars)

    Beautiful ranch home featuring open floor plan, Primary bedroom with primary bathroom attached. Another bedroom and full bath. Large kitchen and dining area. Large screened in porch off dining area. Then the full unfinished basement waiting for the next owner to finish as he/she wishes. Located in an A+ gated community. Near all interstates. Call now!

20. 2022-02-28
    soldstatus $270,000

    Show marketing remark (355 chars)

    Beautiful ranch home featuring open floor plan, Primary bedroom with primary bathroom attached. Another bedroom and full bath. Large kitchen and dining area. Large screened in porch off dining area. Then the full unfinished basement waiting for the next owner to finish as he/she wishes. Located in an A+ gated community. Near all interstates. Call now!

21. 2022-01-20
    listed $315,000 355-char remark

    Show marketing remark (355 chars)

    Beautiful ranch home featuring open floor plan, Primary bedroom with primary bathroom attached. Another bedroom and full bath. Large kitchen and dining area. Large screened in porch off dining area. Then the full unfinished basement waiting for the next owner to finish as he/she wishes. Located in an A+ gated community. Near all interstates. Call now!

22. 2022-01-20
    listed $315,000

    Show marketing remark (355 chars)

    Beautiful ranch home featuring open floor plan, Primary bedroom with primary bathroom attached. Another bedroom and full bath. Large kitchen and dining area. Large screened in porch off dining area. Then the full unfinished basement waiting for the next owner to finish as he/she wishes. Located in an A+ gated community. Near all interstates. Call now!

23. 2007-01-16
    soldstatus $183,575
24. 2006-08-24
    soldstatus $8,000
25. 1980-10-09
    soldstatus $8,000

ⓘ 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: $2,861 · $238/mo
• Projected year-2 tax: $3,800 · $317/mo
• Expected delta: +$938/yr (+$78/mo · 32.8%)

ⓘ 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 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: $34,800
• − Mortgage interest: −$16,799
• − Property taxes: −$2,861
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,328
• − Depreciation: −$8,724
• Taxable loss: −$2,980
• Est. tax savings @ 24.0%: +$715
• After-tax cash flow: $2,646/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
• City population: 152
• 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

+3898.7% since first listed

9 events — show timeline

• 2026-04-11 Listed $319,900 PWMLS
• 2022-03-02 Sold (Public Records) $270,000 Public Records
• 2022-02-28 Sold (MLS) $270,000 PWMLS
• 2022-02-28 Sold (MLS) $270,000 PWMLS
• 2022-01-20 Listed $315,000 PWMLS
• 2022-01-20 Listed $315,000 PWMLS
• 2007-01-16 Sold (Public Records) $183,575 Public Records
• 2006-08-24 Sold (Public Records) $8,000 Public Records
• 1980-10-09 Sold (Public Records) $8,000 Public Records

Property tax history

+2.2%/yr

Latest (2026): $2,861 · +3.0% YoY. Source: county tax records.