100 Splitrail Ln Unit 3841 Splitrail Lane · The Hideout, PA 18436

$214,900

3 bd · 2.0 ba · 1,380 sqft · SingleFamily · 30 Days on market

Built 1975 Good condition 0.41 ac lot Est $290k · 26% under $194/mo HOA · 9% of rent

---

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).

• ARV discount +15.0/15.0
• Cash flow +13.9/30.0
• Appreciation +10.0/10.0
• 1% rule +5.0/10.0
• Schools +4.4/10.0
• DSCR +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0

Listing remarks

Scheduling private tours this weekend. Great value with this open spacious 2 story living room with stone wood fireplace. Year-round retreat tucked away at the end of a private cul-de-sac in the Hideout. Surrounded by trees and backing directly to preserved land, this property offers exceptional privacy with no through traffic- the perfect setting to relax and enjoy the peaceful surroundings. Conveniently located near the rear entrance of the community providing easier access within the Hideout. Features include a large front deck, screened side porch, dramatic 2 story living room with stone fireplace, first floor primary bedroom & bath, and first floor laundry. Bring your vision to m

Key facts

• Screened side porch
• Preserved land
• First floor laundry

Tags

• PRIVATE CUL-DE-SAC
• PRESERVED LAND
• LARGE FRONT DECK
• SCREENED SIDE PORCH
• STONE FIREPLACE
• FIRST FLOOR LAUNDRY

Property features AI

Finance

• Other: Subdivision: The Hideout
• HOA & community: Homeowners association with amenities including clubhouse, pool, tennis courts, basketball court, marina, golf, fitness center, recreation/game/party rooms, gated community, beach access and beach rights; Annual association fee (listed): $2,330 (also a one-time fee listed separately); Association fee may cover security, trash, and snow removal

Exterior

• Parking: Driveway with space for 5 vehicles
• Utilities: Electricity connected; Water connected; Public sewer
• Home design: Single family residence; Two levels
• Construction: Shingle roof
• Exterior features: Deck; Porch (screened); Shed(s); Wooded lot; Cul-de-sac lot; Private maintained asphalt road; Has a view

Interior

• Kitchen: Dishwasher; Refrigerator; Microwave; Electric range
• Bedrooms: Total rooms: 5
• Flooring: Carpet; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Propane heating; No cooling system
• Interior features: Cathedral ceilings; Living room fireplace
• Laundry & utility: Main level laundry room; Crawl space basement

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $23 ($282/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Recommended offer: $212k (1.5% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 4.9% 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: 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 $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

• It's been on market 30 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.

Recommended offer $211,676 (1.5% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 6.42%
• Cash-on-cash: 0.47%
• DSCR: 1.02
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $289,800
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
183 Chestnuthill Dr	0.52mi	3/2.0	1,301 (-6%)	6mo	$245,000	$188	62
38 N Fairway Dr Lot 2953	0.72mi	3/2.0	1,336 (-3%)	6mo	$280,000	$210	57
38 N Fairway Dr	0.72mi	3/2.0	1,336 (-3%)	6mo	$280,000	$210	56
22 Thornwood Ter	0.38mi	3/2.0	1,200 (-13%)	9mo	$265,000	$221	53
5 Millwood Pl Lot 3732	0.54mi	3/2.0	1,428 (+4%)	21mo	$265,000	$186	52
72 Hidden Lake Dr	0.35mi	3/2.0	1,180 (-14%)	11mo	$162,500	$138	51
29 Applegate Rd	0.68mi	3/2.0	1,550 (+12%)	20mo	$356,000	$230	31

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $118,687
• Equity at exit: $193,599

10-year hold

• IRR: 21.8%
• Equity multiple: 6.79×
• Total profit: $348,640
• 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 18436

• Home prices YoY: 16.9%
• Active inventory: 340
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$1,127
• Tax est. 1.5%: −$269 /mo · $3,224/yr
• Insurance: −$90
• HOA: −$194
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $23

Break-even live

Break-even rent $2,125

Max offer price $214,900

Occupancy floor 94%

Sensitivity live

Price	-10% $172	-5% $98	+0% $23	+5% $-51	+10% $-125
Rent	-10% $-147	-5% $-62	+0% $23	+5% $109	+10% $194
Rate	-1.0pp $132	-0.5pp $78	base $23	+0.5pp $-32	+1.0pp $-89

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: —

HOA detail

• Monthly dues: $194 · $2,328/yr

Listing history 18 events

1. 2026-06-21
   days on market $214,900 Active 30 DOM
2. 2026-06-18
   days on market $214,900 Active 27 DOM
3. 2026-06-17
   days on market $214,900 Active 26 DOM
4. 2026-06-16
   days on market $214,900 Active 25 DOM
5. 2026-06-15
   days on market $214,900 Active 24 DOM
6. 2026-06-14
   days on market $214,900 Active 22 DOM
7. 2026-06-13
   days on market $214,900 Active 21 DOM
8. 2026-06-10
   pricedays on market $214,900 Active 19 DOM
9. 2026-06-09
   days on market $225,000 Active 18 DOM
10. 2026-06-08
    days on market $225,000 Active 17 DOM
11. 2026-06-07
    remarks 695-char remark
12. 2026-06-07
    days on market $225,000 Active 16 DOM
13. 2026-06-03
    days on market $225,000 Active 12 DOM
14. 2026-06-02
    days on market $225,000 Active 11 DOM
15. 2026-06-01
    days on market $225,000 Active 10 DOM
16. 2026-05-31
    days on market $225,000 Active 9 DOM
17. 2026-05-30
    days on market $225,000 Active 8 DOM
18. 2026-05-21
    listed $225,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $25,862
• − Mortgage interest: −$12,038
• − Property taxes: −$3,224
• − Insurance: −$1,074
• − Repairs & maintenance: −$2,069
• − Management: −$2,069
• − HOA: −$2,328
• − Depreciation: −$6,252
• Taxable loss: −$3,191
• Est. tax savings @ 24.0%: +$766
• After-tax cash flow: $1,048/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This single-family home in The Hideout is in good condition with a good condition score of 75. It has a good roof, exterior, and interior, and is move-in ready. The home has a good resale and rental value with potential for further improvements.

Value-add opportunities

• Both paint exterior — enhances curb appeal and resale value
• Both landscaping — improves curb appeal and rental value
• Both install new windows — increases natural light and energy efficiency
• Both update kitchen appliances — modernizes the space and increases appeal

Renovation cost estimate screening

Value-add ROI direction

• Both paint exterior — enhances curb appeal and resale value ↑
• Both landscaping — improves curb appeal and rental value ↑
• Both install new windows — increases natural light and energy efficiency ↑
• Both update kitchen appliances — modernizes the space and increases appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-05-21 Listed $225,000 PWMLS