63 Ridgeview Dr · The Hideout, PA 18436

$239,000

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 54 Days on market

Built 1987 0.34 ac lot $219/sqft · at area comps Est $238k · at est. $189/mo HOA · 7% of rent

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Why this score? — see what drove the B 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 +25.8/30.0
• Appreciation +10.0/10.0
• DSCR +8.6/10.0
• ARV discount +7.4/15.0
• 1% rule +7.1/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Spacious and bright ranch home in the Poconos featuring a beautiful open floor plan and soaring vaulted ceilings! Enjoy easy one-level living with an airy layout that's perfect for both everyday comfort and entertaining. Located in the amenity-filled, gated recreational community of The Hideout, you'll have access to lakes, pools, beaches, golf course, ski hill, restaurant, bar, fitness center, and tiki bar. Whether you're looking for a full-time residence or a weekend retreat, this home offers the perfect blend of comfort and lifestyle.

Key facts

• Access to lakes
• Open floor plan
• Access to pools

Tags

• OPEN FLOOR PLAN
• VAULTED CEILINGS
• ONE-LEVEL LIVING
• GATED RECREATIONAL COMMUNITY
• ACCESS TO LAKES
• ACCESS TO POOLS

Property features AI

Finance

• Financial info: Association fee listed with annual and one-time amounts
• HOA & community: Homeowners association with annual fee (annually); Association amenities include: beach access, trails, trash service, RV/boat storage, tennis courts, seasonal streams/ponds, sport courts, ski access, security, powered boats allowed, recreation facilities, pool, party room, playground, picnic area, marina, park, golf course access, jogging path, game courts (interior & exterior), gated community, game room, fitness center, dog park, clubhouse, billiard room, beach rights

Exterior

• Parking: Driveway (paved)
• Security: Gated community
• Utilities: Public sewer
• Home design: Single-family residential home; One story
• Construction: Asphalt roof
• Exterior features: Asphalt roof; Shed(s); Private maintained paved road access; Cleared lot; View of Roamingwood Lake

Interior

• Kitchen: Electric range and electric oven; Dishwasher; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric baseboard heating; Central air conditioning; Ceiling fan(s)
• Interior features: Dishwasher, Refrigerator, Electric Range, Electric Oven; Living room fireplace with propane; Crawl space basement; Has ceiling fans
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $581 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 5.0% in The Hideout — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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: amenities F, commute F, health & safety 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.
• Zoned schools: Evergreen El Sch (math 42% / reading 68%, grade C, #498 of 1,518 statewide, top 33%, 506 students, 64% FRL); Western Wayne Ms (math 21% / reading 61%, grade F, #243 of 512 statewide, top 48%, 411 students, 57% FRL); Western Wayne Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 545 students, 49% FRL) — zoned schools average 56% FRL vs 41% district-wide (16 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 340 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $15k; list at $239k implies a 1472% gain — meaningful room to come down on a strong offer.

Recommended offer $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.21% ✓
• Cap rate: 9.21%
• Cash-on-cash: 10.41%
• DSCR: 1.46
• GRM: 6.9

CMA / ARV

• ARV (median comp): $238,473
• List price: $239,000
• Delta: 0.22%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
114 Woodview Ter	0.40mi	2/1.0	1,122 (+3%)	10mo	$190,000	$169	69
8 Boulder Ct	0.71mi	2/1.0	1,093 (+0%)	0mo	$205,000	$188	66
16 N Gate Ct S	0.55mi	2/1.0	1,112 (+2%)	8mo	$235,000	$211	65
1267 Brookfield Rd	0.53mi	2/2.0	1,134 (+4%)	6mo	$232,160	$205	60
11 Meadowview Dr	0.58mi	3/2.0 (+1)	948 (-13%)	1mo	$190,000	$200	41
45 Brentwood Dr	0.72mi	3/1.0 (+1)	1,152 (+6%)	13mo	$229,000	$199	41
57 Woodview Ter	0.40mi	3/2.0 (+1)	1,200 (+10%)	19mo	$265,000	$221	40
19 Boulder Ct	0.74mi	2/2.0	1,028 (-6%)	18mo	$220,000	$214	37
18 Boulder Ct	0.69mi	3/2.0 (+1)	944 (-14%)	20mo	$225,000	$238	20

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: 31.9%
• Equity multiple: 3.50×
• Total profit: $167,236
• Equity at exit: $215,310

10-year hold

• IRR: 27.6%
• Equity multiple: 7.93×
• Total profit: $463,553
• Equity at exit: $464,324

Cash invested: $66,920 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$168 /mo · $2,019/yr
• Insurance: −$100
• HOA: −$189
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $581

Break-even live

Break-even rent $2,165

Max offer price $239,000

Occupancy floor 75%

Sensitivity live

Price	-10% $716	-5% $648	+0% $581	+5% $513	+10% $446
Rent	-10% $352	-5% $466	+0% $581	+5% $695	+10% $810
Rate	-1.0pp $701	-0.5pp $642	base $581	+0.5pp $519	+1.0pp $456

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: $59,750
• Closing costs: $7,170
• 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	26d	1	0.62mi

HOA detail

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

Listing history 15 events

1. 2026-06-15
   statusdays on market $239,000 Pending 54 DOM
2. 2026-06-14
   days on market $239,000 Active 53 DOM
3. 2026-06-13
   days on market $239,000 Active 52 DOM
4. 2026-06-10
   days on market $239,000 Active 50 DOM
5. 2026-06-09
   days on market $239,000 Active 49 DOM
6. 2026-06-08
   days on market $239,000 Active 48 DOM
7. 2026-06-07
   days on market $239,000 Active 47 DOM
8. 2026-06-03
   days on market $239,000 Active 43 DOM
9. 2026-06-02
   days on market $239,000 Active 42 DOM
10. 2026-06-01
    days on market $239,000 Active 41 DOM
11. 2026-05-31
    days on market $239,000 Active 40 DOM
12. 2026-05-30
    days on market $239,000 Active 39 DOM
13. 2026-05-17
    price $239,000 543-char remark
14. 2026-04-21
    listed $249,000 Active 543-char remark
15. 1986-04-18
    soldstatus $15,200

ⓘ 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: $2,019 · $168/mo
• Projected year-2 tax: $2,898 · $241/mo
• Expected delta: +$878/yr (+$73/mo · 43.5%)

ⓘ 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 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: $34,800
• − Mortgage interest: −$13,388
• − Property taxes: −$2,019
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,268
• − Depreciation: −$6,953
• Taxable income: $3,409
• Est. tax owed @ 24.0%: −$818
• After-tax cash flow: $6,151/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

+1472.4% since first listed

4 events — show timeline

• 2026-06-14 Pending — PWMLS
• 2026-05-17 Price Changed $239,000 PWMLS
• 2026-04-21 Listed $249,000 PWMLS
• 1986-04-18 Sold (Public Records) $15,200 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,019 · +3.0% YoY. Source: county tax records.