65 Cone Ln · Hawley, PA 18428

$129,000

3 bd · 1.5 ba · 644 sqft · Manufactured public records · 18 Days on market

Built 1955 0.25 ac lot $200/sqft · 130% above area $196/mo HOA · 11% of rent ↓ 24% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Seeley's Landing Cabin Retreat - Seasonal Wallenpaupack Lake Rights Community Living. Escape to the charm of Seeley's Landing with this inviting 2-bedroom, 1-bath cabin located in this three-season community. Situated on a land lease, within walking distance of Lake Wallenpaupack, this property offers plenty of space for relaxing, entertaining, and storing all your recreational gear. Inside, you'll find a large living room, a spacious kitchen, and a bright sunroom perfect for enjoying your morning coffee or unwinding after a day on the water. The cabin's comfortable layout provides the ideal setting for weekend getaways or seasonal living. Outside, the property features a 1-car garage, an e

Key facts

• Spacious kitchen
• Large living room
• 1-car garage

Tags

• WALLENPAUPACK LAKE RIGHTS
• LARGE LIVING ROOM
• SPACIOUS KITCHEN
• BRIGHT SUNROOM
• 1-CAR GARAGE
• EXPANSIVE BOAT GARAGE

Property features AI

Finance

• Other: Property type: Residential — Cabin; Lot sized approximately 0.25 acre; Private-maintained access; directions: property on Cone Ln off Singer Ln; On Lake Wallenpaupack
• HOA & community: Homeowners association with annual fee ($2,350; includes trash and water)

Exterior

• Parking: Garage (1 car)
• Utilities: Electric with fuses; Septic tank for sewer; Electricity connected; Water connected; Sewer connected
• Home design: Residential cabin; One story; Private road frontage on a privately maintained road; Located in the Seeleys Landing subdivision
• Construction: Frame, stone, and wood siding construction; Asphalt roof
• Exterior features: Garage(s), storage and shed(s); Wire fencing; Has view of Lake Wallenpaupack

Interior

• Kitchen: Microwave; Refrigerator; Oven
• Bedrooms: Total of 4 rooms (bedrooms not specifically detailed)
• Flooring: Carpet; Linoleum
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating (propane); Ceiling fans for cooling
• Interior features: Built-in barbecue; Storage; Screened patio/porch
• Laundry & utility: Utilities connected: electricity, water, sewer

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $129k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% 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: 374 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• Pike County population projected at -25% 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 3 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: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Built in 1955 — 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. 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: 1.43% ✓
• Cap rate: 10.92%
• Cash-on-cash: 16.51%
• DSCR: 1.73
• GRM: 5.8

CMA / ARV

• ARV (median comp): $63,431
• List price: $129,000
• Delta: 136.32%
• Verdict: OVERPRICED
• Comps: 3 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
217 Upper Park Rd	0.57mi	2/1.0 (-1)	668 (+4%)	8mo	$59,000	$88	54

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: 36.5%
• Equity multiple: 3.82×
• Total profit: $101,983
• Equity at exit: $116,213

10-year hold

• IRR: 31.5%
• Equity multiple: 8.63×
• Total profit: $275,563
• Equity at exit: $250,619

Cash invested: $36,120 (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: 374
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$30 /mo · $364/yr
• Insurance: −$54
• HOA: −$196
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $497

Break-even live

Break-even rent $1,211

Max offer price $129,000

Occupancy floor 68%

Sensitivity live

Price	-10% $570	-5% $534	+0% $497	+5% $461	+10% $424
Rent	-10% $352	-5% $424	+0% $497	+5% $570	+10% $642
Rate	-1.0pp $562	-0.5pp $530	base $497	+0.5pp $464	+1.0pp $430

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $196 · $2,352/yr
• Likely covers: water

Listing history 15 events

1. 2026-06-21
   days on market $129,000 Active 18 DOM
2. 2026-06-18
   days on market $129,000 Active 15 DOM
3. 2026-06-17
   days on market $129,000 Active 14 DOM
4. 2026-06-16
   days on market $129,000 Active 13 DOM
5. 2026-06-15
   days on market $129,000 Active 12 DOM
6. 2026-06-13
   days on market $129,000 Active 10 DOM
7. 2026-06-13
   days on market $129,000 Active 9 DOM
8. 2026-06-09
   days on market $129,000 Active 6 DOM
9. 2026-06-08
   days on market $129,000 Active 5 DOM
10. 2026-06-07
    days on market $129,000 Active 4 DOM
11. 2026-06-04
    remarks 699-char remark
12. 2026-06-04
    pricedays on marketlisting id $129,000 Active 1 DOM
13. 2026-04-06
    status Active 643-char remark
14. 2025-06-08
    price $149,900 643-char remark
15. 2025-04-04
    listed $170,000 Active 643-char remark

ⓘ 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: $364 · $30/mo
• Projected year-2 tax: $1,201 · $100/mo
• Expected delta: +$837/yr (+$70/mo · 230.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥90°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,081
• − Mortgage interest: −$7,226
• − Property taxes: −$364
• − Insurance: −$645
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − HOA: −$2,352
• − Depreciation: −$3,753
• Taxable income: $4,208
• Est. tax owed @ 24.0%: −$1,010
• After-tax cash flow: $4,955/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 (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

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 · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

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

-24.1% since first listed

4 events — show timeline

• 2026-06-03 Listed $129,000 PWMLS
• 2026-04-06 Relisted — PWMLS
• 2025-06-08 Price Changed $149,900 PWMLS
• 2025-04-04 Listed $170,000 PWMLS

Property tax history

+3.0%/yr

Latest (2026): $364 · +3.5% YoY. Source: county tax records.