135 Boulder Rd · The Hideout, PA 18436

$399,900

4 bd · 2.0 ba · 2,608 sqft · SingleFamily public records · 40 Days on market

Built 2007 0.37 ac lot $153/sqft · 21% above area Est $418k · at est. $194/mo HOA · 8% 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 +9.4/15.0
• Cash flow +4.4/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.8/10.0
• DSCR +0.0/10.0

Listing remarks MLS

This amazing log home is located in The Hideout, a four-season, amenity-filled community in the Northern Poconos, just about two hours from the NYC, Philadelphia, and New Jersey metro areas. Backing directly to the community walking trail and just a short distance to the North Pool Complex featuring a pool, pickleball courts, handball, and a playground, the location offers both convenience and a great outdoor lifestyle. Deceptively spacious, this home offers more room than meets the eye. The main level features three bedrooms, including one currently being used as a fabulous walk-in closet, along with a bright living room with high ceilings and hardwood flooring throughout. Upstairs, the second level is dedicated to the primary bedroom suite, complete with a beautifully renovated primary bath showcasing a rustic farmhouse aesthetic, double vanity, stunning tiled shower, and a separate soaking tub with matching tile accents. The finished lower level provides a large recreation room with tiled flooring, a fun bar area, and a propane fireplace with a stacked stone accent--perfect for entertaining. You'll also find two additional rooms currently used as offices (ideal for bedrooms, guest space, or flex use) and a spacious laundry room. Outside, enjoy a rear deck, a storage shed, and a nice level lot. Additional features include central propane hot water baseboard heat. Whether you're looking for a full-time residence or a getaway, this home combines space, style, and a great location within The Hideout.

Key facts

• North pool complex
• Separate soaking tub
• Log home

Tags

• LOG HOME
• COMMUNITY WALKING TRAIL
• NORTH POOL COMPLEX
• RENOVATED PRIMARY BATH
• TILED SHOWER
• SEPARATE SOAKING TUB

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $400k.

Deal economics

• At list price, monthly cash flow is $-1k ($-13k/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (46.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (42.5% below list).
• Recommended offer: $214k (46.6% below list) — sets the bar for cash-flow.
• Cap rate 3.1% vs local median 5.0% in The Hideout — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $43k of equity ($3k loan paydown + $40k 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 ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $213,644 (46.6% 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 40 days. Have you received any prior offers? Is the seller open to a 47% 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. 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: 0.58% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.30%
• DSCR: 0.50
• GRM: 14.5

CMA / ARV

• ARV (median comp): $417,509
• List price: $399,900
• Delta: -4.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
66 Boulder Rd	0.37mi	4/2.5	2,640 (+1%)	8mo	$390,000	$148	72
2764 Rockway Rd	0.05mi	3/3.0 (-1)	2,445 (-6%)	16mo	$459,500	$188	65
506 Northgate Rd Rd	0.36mi	3/3.0 (-1)	2,739 (+5%)	7mo	$350,000	$128	60
257 N Gate Rd	0.52mi	5/3.0 (+1)	2,673 (+2%)	12mo	$360,000	$135	52
242 Northgate Rd	0.50mi	3/3.0 (-1)	2,701 (+4%)	13mo	$315,000	$117	51
6 Wedge Rd	0.74mi	4/3.0	2,454 (-6%)	3mo	$373,150	$152	49
11 Northwood Ter	0.33mi	4/3.0	2,253 (-14%)	13mo	$440,000	$195	47
3767 (53) Thornwood Ter	0.71mi	3/2.0 (-1)	2,422 (-7%)	4mo	$230,000	$95	46
57 (lot 2990) Wedge Drive Dr	0.68mi	3/3.0 (-1)	2,300 (-12%)	2mo	$455,000	$198	38
540 Northgate Road Rd	0.41mi	3/2.5 (-1)	2,232 (-14%)	15mo	$245,000	$110	37
25 Boulder Ct	0.48mi	5/3.0 (+1)	2,936 (+13%)	13mo	$485,000	$165	37
155 S Fairway Dr	0.73mi	3/3.0 (-1)	2,237 (-14%)	11mo	$405,000	$181	24

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: 16.4%
• Equity multiple: 2.35×
• Total profit: $150,745
• Equity at exit: $360,262

10-year hold

• IRR: 15.7%
• Equity multiple: 5.44×
• Total profit: $496,929
• Equity at exit: $776,918

Cash invested: $111,972 (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: 340
• Price-to-rent: 14.5×

Monthly cashflow live

• Estimated rent: $2,301 medium
• Mortgage (P&I): −$2,097
• Tax from tax record: −$414 /mo · $4,971/yr
• Insurance: −$167
• HOA: −$194
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-1,054

Break-even live

Break-even rent $3,635

Max offer price $213,644

Occupancy floor —

Sensitivity live

Price	-10% $-828	-5% $-941	+0% $-1,054	+5% $-1,168	+10% $-1,281
Rent	-10% $-1,236	-5% $-1,145	+0% $-1,054	+5% $-963	+10% $-873
Rate	-1.0pp $-853	-0.5pp $-953	base $-1,054	+0.5pp $-1,158	+1.0pp $-1,263

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: $99,975
• Closing costs: $11,997
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 14 events

1. 2026-06-02
   status $399,900 Pending 40 DOM
2. 2026-06-01
   days on market $399,900 Active 40 DOM
3. 2026-05-31
   days on market $399,900 Active 39 DOM
4. 2026-05-30
   days on market $399,900 Active 38 DOM
5. 2026-05-15
   price $399,900 1524-char remark

   Show marketing remark (1524 chars)

   This amazing log home is located in The Hideout, a four-season, amenity-filled community in the Northern Poconos, just about two hours from the NYC, Philadelphia, and New Jersey metro areas. Backing directly to the community walking trail and just a short distance to the North Pool Complex featuring a pool, pickleball courts, handball, and a playground, the location offers both convenience and a great outdoor lifestyle. Deceptively spacious, this home offers more room than meets the eye. The main level features three bedrooms, including one currently being used as a fabulous walk-in closet, along with a bright living room with high ceilings and hardwood flooring throughout. Upstairs, the second level is dedicated to the primary bedroom suite, complete with a beautifully renovated primary bath showcasing a rustic farmhouse aesthetic, double vanity, stunning tiled shower, and a separate soaking tub with matching tile accents. The finished lower level provides a large recreation room with tiled flooring, a fun bar area, and a propane fireplace with a stacked stone accent--perfect for entertaining. You'll also find two additional rooms currently used as offices (ideal for bedrooms, guest space, or flex use) and a spacious laundry room. Outside, enjoy a rear deck, a storage shed, and a nice level lot. Additional features include central propane hot water baseboard heat. Whether you're looking for a full-time residence or a getaway, this home combines space, style, and a great location within The Hideout.

6. 2026-05-14
   price $339,900 1524-char remark

   Show marketing remark (1524 chars)

   This amazing log home is located in The Hideout, a four-season, amenity-filled community in the Northern Poconos, just about two hours from the NYC, Philadelphia, and New Jersey metro areas. Backing directly to the community walking trail and just a short distance to the North Pool Complex featuring a pool, pickleball courts, handball, and a playground, the location offers both convenience and a great outdoor lifestyle. Deceptively spacious, this home offers more room than meets the eye. The main level features three bedrooms, including one currently being used as a fabulous walk-in closet, along with a bright living room with high ceilings and hardwood flooring throughout. Upstairs, the second level is dedicated to the primary bedroom suite, complete with a beautifully renovated primary bath showcasing a rustic farmhouse aesthetic, double vanity, stunning tiled shower, and a separate soaking tub with matching tile accents. The finished lower level provides a large recreation room with tiled flooring, a fun bar area, and a propane fireplace with a stacked stone accent--perfect for entertaining. You'll also find two additional rooms currently used as offices (ideal for bedrooms, guest space, or flex use) and a spacious laundry room. Outside, enjoy a rear deck, a storage shed, and a nice level lot. Additional features include central propane hot water baseboard heat. Whether you're looking for a full-time residence or a getaway, this home combines space, style, and a great location within The Hideout.

7. 2026-04-21
   listed $425,000 Active 1524-char remark

   Show marketing remark (1524 chars)

   This amazing log home is located in The Hideout, a four-season, amenity-filled community in the Northern Poconos, just about two hours from the NYC, Philadelphia, and New Jersey metro areas. Backing directly to the community walking trail and just a short distance to the North Pool Complex featuring a pool, pickleball courts, handball, and a playground, the location offers both convenience and a great outdoor lifestyle. Deceptively spacious, this home offers more room than meets the eye. The main level features three bedrooms, including one currently being used as a fabulous walk-in closet, along with a bright living room with high ceilings and hardwood flooring throughout. Upstairs, the second level is dedicated to the primary bedroom suite, complete with a beautifully renovated primary bath showcasing a rustic farmhouse aesthetic, double vanity, stunning tiled shower, and a separate soaking tub with matching tile accents. The finished lower level provides a large recreation room with tiled flooring, a fun bar area, and a propane fireplace with a stacked stone accent--perfect for entertaining. You'll also find two additional rooms currently used as offices (ideal for bedrooms, guest space, or flex use) and a spacious laundry room. Outside, enjoy a rear deck, a storage shed, and a nice level lot. Additional features include central propane hot water baseboard heat. Whether you're looking for a full-time residence or a getaway, this home combines space, style, and a great location within The Hideout.

8. 2023-07-07
   soldstatus $359,500
9. 2023-06-20
   soldstatus $359,500 1057-char remark

   Show marketing remark (1057 chars)

   This stunning log home in The Hideout community is perfect for anyone looking for a spacious & luxurious living space. With 5 bedrooms & 2 baths, this home is perfect for those who love to entertain. The cathedral ceilings, hardwood floors throughout & beautiful kitchen make for a grand atmosphere. Stainless steel appliances, granite counters, & a breakfast room complete the picture. The primary bedroom suite is enormous, with a full bath & double closet. The lower level family room is a cozy retreat, complete with a stone fireplace & wet bar. An awesome office, large storage room & a utility shed provide plenty of storage and workspace. Enjoy the private setting from the large deck. This amenity-filled community is the perfect place to call home or escape to for vacation!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Eating Area: Modern KT, Sewer: WS Comm Central

10. 2023-06-20
    soldstatus $359,500 Closed

    Show marketing remark (1057 chars)

    This stunning log home in The Hideout community is perfect for anyone looking for a spacious & luxurious living space. With 5 bedrooms & 2 baths, this home is perfect for those who love to entertain. The cathedral ceilings, hardwood floors throughout & beautiful kitchen make for a grand atmosphere. Stainless steel appliances, granite counters, & a breakfast room complete the picture. The primary bedroom suite is enormous, with a full bath & double closet. The lower level family room is a cozy retreat, complete with a stone fireplace & wet bar. An awesome office, large storage room & a utility shed provide plenty of storage and workspace. Enjoy the private setting from the large deck. This amenity-filled community is the perfect place to call home or escape to for vacation!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Eating Area: Modern KT, Sewer: WS Comm Central

11. 2023-04-29
    status Pending
12. 2023-04-19
    listed $365,000 1057-char remark

    Show marketing remark (1057 chars)

    This stunning log home in The Hideout community is perfect for anyone looking for a spacious & luxurious living space. With 5 bedrooms & 2 baths, this home is perfect for those who love to entertain. The cathedral ceilings, hardwood floors throughout & beautiful kitchen make for a grand atmosphere. Stainless steel appliances, granite counters, & a breakfast room complete the picture. The primary bedroom suite is enormous, with a full bath & double closet. The lower level family room is a cozy retreat, complete with a stone fireplace & wet bar. An awesome office, large storage room & a utility shed provide plenty of storage and workspace. Enjoy the private setting from the large deck. This amenity-filled community is the perfect place to call home or escape to for vacation!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Eating Area: Modern KT, Sewer: WS Comm Central

13. 2023-04-19
    listed $365,000 Active

    Show marketing remark (1057 chars)

    This stunning log home in The Hideout community is perfect for anyone looking for a spacious & luxurious living space. With 5 bedrooms & 2 baths, this home is perfect for those who love to entertain. The cathedral ceilings, hardwood floors throughout & beautiful kitchen make for a grand atmosphere. Stainless steel appliances, granite counters, & a breakfast room complete the picture. The primary bedroom suite is enormous, with a full bath & double closet. The lower level family room is a cozy retreat, complete with a stone fireplace & wet bar. An awesome office, large storage room & a utility shed provide plenty of storage and workspace. Enjoy the private setting from the large deck. This amenity-filled community is the perfect place to call home or escape to for vacation!, Beds Description: 1 BED 2nd, Beds Description: 2+Bed1st, Beds Description: 1BedLL, Beds Description: 1 BED 2nd, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Eating Area: Modern KT, Sewer: WS Comm Central

14. 2014-05-14
    soldstatus $160,000

ⓘ 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: $4,971 · $414/mo
• Projected year-2 tax: $5,645 · $470/mo
• Expected delta: +$674/yr (+$56/mo · 13.6%)

ⓘ 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 ≥90°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: $27,610
• − Mortgage interest: −$22,401
• − Property taxes: −$4,971
• − Insurance: −$2,000
• − Repairs & maintenance: −$2,209
• − Management: −$2,209
• − HOA: −$2,328
• − Depreciation: −$11,633
• Taxable loss: −$20,140
• Est. tax savings @ 24.0%: +$4,834
• After-tax cash flow: $-7,819/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

+149.9% since first listed

10 events — show timeline

• 2026-05-15 Price Changed $399,900 PWMLS
• 2026-05-14 Price Changed $339,900 PWMLS
• 2026-04-21 Listed $425,000 PWMLS
• 2023-07-07 Sold (Public Records) $359,500 Public Records
• 2023-06-20 Sold (MLS) $359,500 PWMLS
• 2023-06-20 Sold (MLS) $359,500 PWMLS
• 2023-04-29 Pending — PWMLS
• 2023-04-19 Listed $365,000 PWMLS
• 2023-04-19 Listed $365,000 PWMLS
• 2014-05-14 Sold (Public Records) $160,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $4,971 · +3.0% YoY. Source: county tax records.