25 5th St · Hawley, PA 18428

$214,900

3 bd · 2.0 ba · 1,709 sqft · SingleFamily public records · 7 Days on market

Built 2006 7,405 sqft lot ↓ 44% since listing

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Why this score? — see what drove the C- 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 +11.8/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 1% rule +4.7/10.0
• Schools +4.2/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Set on a quiet street just minutes from Lake Wallenpaupack and downtown Hawley, this charming two-story home offers a blend of rustic character and modern potential. The exterior features warm wood siding, a covered porch, and a classic roofline with dormer windows that give the home its cozy, cabin-style appeal. Surrounded by mature trees and open lawn, the property feels private yet connected to everything the area has to offer. Inside, the open-concept layout highlights soaring ceilings, natural wood floors, and large arched windows that fill the space with light. The living room centers around a stone fireplace, creating a focal point that adds warmth and texture. The kitchen is bright,

Key facts

• Covered porch
• Wooded backdrop
• Stone fireplace

Tags

• COVERED PORCH
• STONE FIREPLACE
• CORNER SOAKING TUB
• DETACHED GARAGE
• WOODED BACKDROP

Property features AI

Exterior

• Parking: Detached garage; 1 garage space
• Utilities: Private well water; Private sewer; Electricity connected
• Home design: Single family residence; House; One and one-half stories
• Construction: Composition/shingle roof; Built as a house
• Exterior features: Porch; Few trees; Level lot; Private maintained road access; Private road frontage; Gravel and paved road surfaces; Has view

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Total rooms: 6; One and one-half levels (includes bedrooms on multiple levels)
• Flooring: Hardwood; Tile
• Bathrooms: 1 full bathroom; 1 half bathroom
• Interior features: Eat-in kitchen; High ceilings; Living room fireplace
• Laundry & utility: Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-58 ($-696/yr) — negative.
• To cash-flow at today's rent, offer at most $205k (4.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $209k (2.8% below list).
• Recommended offer: $205k (4.8% below list) — sets the bar for cash-flow.
• Cap rate 6.0% vs local median 4.0% in Hawley — 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 68/100 on livability (#898 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A; Watch: schools C-, 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; 2 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 $23k of equity ($1k loan paydown + $21k 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 $60k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $204,661 (4.8% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 5.97%
• Cash-on-cash: -1.16%
• DSCR: 0.95
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $454,594
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
26 Crescent Dr	0.19mi	3/2.0	1,800 (+5%)	16mo	$479,000	$266	69
1426 Purdytown Tpke	0.48mi	2/2.0 (-1)	1,591 (-7%)	6mo	$283,760	$178	56
16 Lake View Rd	0.32mi	3/1.0	1,587 (-7%)	22mo	$632,500	$399	51

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $113,517
• Equity at exit: $193,599

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $337,527
• Equity at exit: $417,503

Cash invested: $60,172 (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: 8.6×

Monthly cashflow live

• Estimated rent: $2,089 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$491 /mo · $5,897/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $-58

Break-even live

Break-even rent $2,162

Max offer price $204,661

Occupancy floor 98%

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
30 Lakeside Dr Lakeville, PA	3.0	1.5	1611	$2,500	$1.55	7d	1	1.36mi
607 Church St Hawley, PA	3.0	1.0	1210	$1,500	$1.24	24d	1	1.46mi

Listing history 7 events

1. 2026-06-18
   days on market $214,900 Active 7 DOM
2. 2026-06-17
   days on market $214,900 Active 6 DOM
3. 2026-06-16
   days on market $214,900 Active 5 DOM
4. 2026-06-15
   days on market $214,900 Active 4 DOM
5. 2026-06-13
   days on market $214,900 Active 2 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $214,900 Active 1 DOM

ⓘ 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: $5,897 · $491/mo
• Projected year-2 tax: $5,897 · $491/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥92°F today · 15 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: $25,063
• − Mortgage interest: −$12,038
• − Property taxes: −$5,897
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,005
• − Management: −$2,005
• − Depreciation: −$6,252
• Taxable loss: −$4,208
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $314/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 — Hawley

• Score: 68/100
• State rank: #898
• US rank: #9570

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F 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

-43.5% since first listed

9 events — show timeline

• 2026-06-11 Listed $214,900 PWMLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-04-10 Price Changed $244,500 BRIGHT MLS
• 2026-03-16 Price Changed $265,100 BRIGHT MLS
• 2026-02-26 Price Changed $301,400 BRIGHT MLS
• 2026-02-11 Price Changed $334,000 BRIGHT MLS
• 2026-01-26 Price Changed $349,400 BRIGHT MLS
• 2026-01-08 Price Changed $376,200 BRIGHT MLS
• 2025-12-23 Listed $380,600 BRIGHT MLS

Property tax history

+5.8%/yr

Latest (2026): $5,897 · +2.3% YoY. Source: county tax records.