14 Chipmunk Trl · The Hideout, PA 18428

$265,000

3 bd · 2.0 ba · 1,452 sqft · Manufactured public records · 74 Days on market

Built 1977 0.50 ac lot $183/sqft · 8% above area Est $245k · 8% over $75/mo HOA · 3% of rent

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Why this score? — see what drove the D+ 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 +12.5/30.0
• Appreciation +10.0/10.0
• Schools +4.4/10.0
• ARV discount +3.8/15.0
• DSCR +3.7/10.0
• Livability +3.6/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

THE PERFECT FIND FOR ONE-LEVEL LIVING! BEAUTIFULLY UPDATED, LIGHT & BRIGHT SPACIOUS RANCH HOME. .. Quietly nestled on a half acre of level land, and with lake rights to pristine & private Paupackan Lake! This lovingly maintained, move-in ready, Poconos home was recently renovated from top to bottom and is ready to welcome its new owner. You'll be greeted by a positive vibe from the moment you walk in! Surrounded by an abundance of windows, the modern & airy open floor plan shines with natural light and happily showcases a large living room space, beautifully finished spacious eat-in kitchen with sparkling black granite counters, tile backsplash, & stainless appliances, large formal dining area, and sliding doors to your back porch & yard. 3 Bedrooms, main bathroom with tub, & primary suite featuring walk-in closet & HUGE private primary bath w/ walk-in shower! Convenient main level laundry, front porch for relaxing, back yard shed for storage, plenty of front yard space, and paved driveway add to the appeal of this special find home! Conveniently located neighborhood close to Lake Wallenpaupack & all Poconos amenities!

Key facts

• Open floor plan
• Private primary bath
• Half acre land

Tags

• LAKE RIGHTS
• HALF ACRE LAND
• OPEN FLOOR PLAN
• EAT-IN KITCHEN
• WALK-IN CLOSET
• PRIVATE PRIMARY BATH

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $265k.

Deal economics

• At list price, monthly cash flow is $-38 ($-455/yr) — negative.
• To cash-flow at today's rent, offer at most $258k (2.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $216k (18.6% below list).
• Recommended offer: $216k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.1% vs local median 4.9% in The Hideout — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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: 374 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 $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 $74k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y ago 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.
• Current owner paid $200k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $215,773 (18.6% 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. It's been on market 74 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.81% ✗
• Cap rate: 6.12%
• Cash-on-cash: -0.61%
• DSCR: 0.97
• GRM: 10.2

CMA / ARV

• ARV (median comp): $245,057
• List price: $265,000
• Delta: 8.14%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.8%
• Equity multiple: 2.91×
• Total profit: $141,888
• Equity at exit: $238,733

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $419,692
• Equity at exit: $514,837

Cash invested: $74,200 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,158 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$167 /mo · $2,009/yr
• Insurance: −$110
• HOA: −$75
• Vacancy / Maint / Mgmt: −$453
• Net cashflow: $-38

Break-even live

Break-even rent $2,206

Max offer price $258,298

Occupancy floor 97%

Sensitivity live

Price	-10% $112	-5% $37	+0% $-38	+5% $-113	+10% $-188
Rent	-10% $-208	-5% $-123	+0% $-38	+5% $47	+10% $133
Rate	-1.0pp $96	-0.5pp $29	base $-38	+0.5pp $-107	+1.0pp $-176

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $75 · $900/yr

Listing history 19 events

1. 2026-06-09
   statusdays on market $265,000 Pending 74 DOM
2. 2026-06-08
   days on market $265,000 Active 73 DOM
3. 2026-06-07
   days on market $265,000 Active 72 DOM
4. 2026-06-03
   days on market $265,000 Active 68 DOM
5. 2026-06-02
   days on market $265,000 Active 67 DOM
6. 2026-06-01
   days on market $265,000 Active 66 DOM
7. 2026-05-31
   days on market $265,000 Active 65 DOM
8. 2026-05-30
   days on market $265,000 Active 64 DOM
9. 2026-03-27
   listed $265,000 Active 1182-char remark

   Show marketing remark (1182 chars)

   THE PERFECT FIND FOR ONE-LEVEL LIVING! BEAUTIFULLY UPDATED, LIGHT & BRIGHT SPACIOUS RANCH HOME. .. Quietly nestled on a half acre of level land, and with lake rights to pristine & private Paupackan Lake! This lovingly maintained, move-in ready, Poconos home was recently renovated from top to bottom and is ready to welcome its new owner. You'll be greeted by a positive vibe from the moment you walk in! Surrounded by an abundance of windows, the modern & airy open floor plan shines with natural light and happily showcases a large living room space, beautifully finished spacious eat-in kitchen with sparkling black granite counters, tile backsplash, & stainless appliances, large formal dining area, and sliding doors to your back porch & yard. 3 Bedrooms, main bathroom with tub, & primary suite featuring walk-in closet & HUGE private primary bath w/ walk-in shower! Convenient main level laundry, front porch for relaxing, back yard shed for storage, plenty of front yard space, and paved driveway add to the appeal of this special find home! Conveniently located neighborhood close to Lake Wallenpaupack & all Poconos amenities!

10. 2025-10-14
    price $260,000
11. 2025-05-24
    listed $275,000 Active
12. 2022-08-11
    soldstatus $200,000
13. 2021-06-10
    soldstatus $62,500
14. 2021-05-15
    soldstatus $62,500
15. 2021-05-15
    soldstatus $62,500
16. 2021-05-15
    soldstatus
17. 2021-04-12
    listed $65,900
18. 2021-04-12
    listed $65,900
19. 1994-08-24
    soldstatus $16,666

ⓘ 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: $2,009 · $167/mo
• Projected year-2 tax: $3,098 · $258/mo
• Expected delta: +$1,089/yr (+$91/mo · 54.2%)

ⓘ 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: $25,893
• − Mortgage interest: −$14,844
• − Property taxes: −$2,009
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,071
• − Management: −$2,071
• − HOA: −$900
• − Depreciation: −$7,709
• Taxable loss: −$5,038
• Est. tax savings @ 24.0%: +$1,209
• After-tax cash flow: $754/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

• 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

+1490.1% since first listed

11 events — show timeline

• 2026-03-27 Listed $265,000 PWMLS
• 2025-10-14 Price Changed $260,000 PWMLS
• 2025-05-24 Listed $275,000 PWMLS
• 2022-08-11 Sold (Public Records) $200,000 Public Records
• 2021-06-10 Sold (Public Records) $62,500 Public Records
• 2021-05-15 Sold (MLS) — PWMLS
• 2021-05-15 Sold (MLS) $62,500 PWMLS
• 2021-05-15 Sold (MLS) $62,500 GSBR as distributed by MLS GRID
• 2021-04-12 Listed $65,900 PWMLS
• 2021-04-12 Listed $65,900 PWMLS
• 1994-08-24 Sold (Public Records) $16,666 Public Records

Property tax history

+4.2%/yr

Latest (2026): $2,009 · +3.0% YoY. Source: county tax records.