59 Wildwood Ter · The Hideout, PA 18436

$259,500

3 bd · 1.5 ba · 1,587 sqft · SingleFamily public records · 128 Days on market

Built 1985 0.34 ac lot Est $260k · at est. $194/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 +21.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.6/15.0
• DSCR +7.0/10.0
• 1% rule +6.2/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Chalet, Let the sunshine into this glass front chalet home. Featuring 2 finished levels with 3 Large bedrooms, 2 baths, loft. Offering so much potential, brick fireplace, large deck. Located within walking distance to the ski hill, art center, pool, beach, tennis & lodge.

Key facts

• Large deck
• Tennis
• Brick fireplace

Tags

• GLASS FRONT CHALET
• BRICK FIREPLACE
• LARGE DECK
• WALKING DISTANCE TO SKI HILL
• POOL
• TENNIS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $260k).
• Recommended offer: $228k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.2% 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: 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: 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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($228k) is reasonable based on typical stale-listing flexibility.
• 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.

Recommended offer $228,360 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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: 1.12% ✓
• Cap rate: 8.18%
• Cash-on-cash: 6.75%
• DSCR: 1.30
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $260,268
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
59 Wildwood Ter	0.00mi	3/2.0	1,587 (0%)	1mo	$245,000	$154	97
134 Deerfield Rd	0.25mi	4/2.0 (+1)	1,536 (-3%)	3mo	$292,000	$190	74
16 Wildwood Ter	0.19mi	2/2.0 (-1)	1,692 (+7%)	4mo	$268,650	$159	70
83 Oak Cir	0.66mi	3/1.5	1,570 (-1%)	4mo	$258,000	$164	64
894 Deerfield Rd	0.40mi	3/2.0	1,460 (-8%)	3mo	$560,000	$384	63
267 Lakeview Dr W	0.27mi	4/2.0 (+1)	1,756 (+11%)	2mo	$349,000	$199	61
199 Lakeview Dr W	0.46mi	2/2.0 (-1)	1,533 (-3%)	6mo	$250,000	$163	61
1379 Woodview Ter	0.61mi	3/2.0	1,483 (-7%)	3mo	$164,500	$111	56
139 Ridgeview Dr	0.64mi	2/1.0 (-1)	1,526 (-4%)	5mo	$185,000	$121	53
470 Oakwood Ct	0.74mi	4/2.0 (+1)	1,536 (-3%)	8mo	$290,000	$189	47
582 Lakeview Dr W	0.64mi	3/3.0	1,692 (+7%)	9mo	$275,000	$163	46
145 Lakeview Dr W	0.67mi	3/2.0	1,806 (+14%)	4mo	$310,000	$172	40

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: 29.2%
• Equity multiple: 3.30×
• Total profit: $167,462
• Equity at exit: $233,778

10-year hold

• IRR: 25.4%
• Equity multiple: 7.51×
• Total profit: $472,872
• Equity at exit: $504,151

Cash invested: $72,660 (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: 7.5×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,361
• Tax from tax record: −$219 /mo · $2,631/yr
• Insurance: −$108
• HOA: −$194
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $409

Break-even live

Break-even rent $2,383

Max offer price $259,500

Occupancy floor 81%

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: $64,875
• Closing costs: $7,785
• 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	24d	1	0.78mi

HOA detail

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

Listing history 6 events

1. 2026-04-06
   status Pending 278-char remark

   Show marketing remark (278 chars)

   Chalet, Let the sunshine into this glass front chalet home. Featuring 2 finished levels with 3 Large bedrooms, 2 baths, loft. Offering so much potential, brick fireplace, large deck. Located within walking distance to the ski hill, art center, pool, beach, tennis & lodge.

2. 2026-04-06
   status Pending

   Show marketing remark (278 chars)

   Chalet, Let the sunshine into this glass front chalet home. Featuring 2 finished levels with 3 Large bedrooms, 2 baths, loft. Offering so much potential, brick fireplace, large deck. Located within walking distance to the ski hill, art center, pool, beach, tennis & lodge.

3. 2026-02-05
   price $259,500 278-char remark

   Show marketing remark (278 chars)

   Chalet, Let the sunshine into this glass front chalet home. Featuring 2 finished levels with 3 Large bedrooms, 2 baths, loft. Offering so much potential, brick fireplace, large deck. Located within walking distance to the ski hill, art center, pool, beach, tennis & lodge.

4. 2026-02-05
   price $259,500

   Show marketing remark (278 chars)

   Chalet, Let the sunshine into this glass front chalet home. Featuring 2 finished levels with 3 Large bedrooms, 2 baths, loft. Offering so much potential, brick fireplace, large deck. Located within walking distance to the ski hill, art center, pool, beach, tennis & lodge.

5. 2025-11-27
   listed $259,900 Active
6. 2025-11-22
   listed $259,900 Active 278-char remark

   Show marketing remark (278 chars)

   Chalet, Let the sunshine into this glass front chalet home. Featuring 2 finished levels with 3 Large bedrooms, 2 baths, loft. Offering so much potential, brick fireplace, large deck. Located within walking distance to the ski hill, art center, pool, beach, tennis & lodge.

ⓘ 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: $2,631 · $219/mo
• Projected year-2 tax: $3,366 · $280/mo
• Expected delta: +$734/yr (+$61/mo · 27.9%)

ⓘ 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: −$14,536
• − Property taxes: −$2,631
• − Insurance: −$1,298
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,328
• − Depreciation: −$7,549
• Taxable income: $890
• Est. tax owed @ 24.0%: −$214
• After-tax cash flow: $4,691/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

-0.2% since first listed

6 events — show timeline

• 2026-04-06 Pending — PWMLS
• 2026-04-06 Pending — GSBR as distributed by MLS GRID
• 2026-02-05 Price Changed $259,500 PWMLS
• 2026-02-05 Price Changed $259,500 GSBR as distributed by MLS GRID
• 2025-11-27 Listed $259,900 GSBR as distributed by MLS GRID
• 2025-11-22 Listed $259,900 PWMLS

Property tax history

+2.5%/yr

Latest (2026): $2,631 · +3.0% YoY. Source: county tax records.