620 Lakeview Dr E Unit 1989 Lakeview Drive East · The Hideout, PA 18436

$269,000

4 bd · 2.5 ba · 1,716 sqft · SingleFamily · 37 Days on market

Built 1987 Average condition 0.45 ac lot $157/sqft · 14% below area Est $311k · 14% under $194/mo HOA · 7% of rent ↓ 4% 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 +18.1/30.0
• ARV discount +13.6/15.0
• Appreciation +10.0/10.0
• 1% rule +5.8/10.0
• DSCR +5.7/10.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

Discover the charm of this four-bedroom, two and a half bathroom chalet located in The Hideout community. Step inside and discover a beautifully furnished interior featuring an inviting eat-in kitchen and living room, slider doors extending onto a generous rear deck. The deck provides stunning views of the tranquil, wooded yard, creating a perfect backdrop for relaxation. On the main level, you'll find two comfortable bedrooms alongside a full bathroom. Moving upstairs, an open loft area leads to a sizable bedroom, complete with its own private bathroom and an expansive closet. The lower level opens up a world of possibilities with its own separate entrance. This versatile space includes a second living room, slider doors to the yard, an additional bedroom, laundry area and a half bath, making it perfect for hosting visitors, creating a home office, or other creative uses. Take advantage of the easy walk to the North beach, perfect for a relaxing day by the water. If you prefer to explore further, a short drive opens up a variety of amenities: seasonal outdoor pools, additional beaches, the lively Tiki Bar, clubhouse, marina, golf course, and a well-equipped fitness center--all conveniently located within ten minutes from your home. Home is being offered furnished and ready for you to embrace the upcoming summer season! Seize this opportunity to enjoy the lifestyle you've always envisioned--your dream home awaits!

Key facts

• Expansive closet
• Wooded yard
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• GENEROUS REAR DECK
• WOODED YARD
• OPEN LOFT AREA
• PRIVATE BATHROOM
• EXPANSIVE CLOSET

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $269k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $238 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $269k).
• Recommended offer: $261k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.4% 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 $29k of equity ($2k loan paydown + $27k 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 $75k 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 37 days — a 3% lower offer ($261k) 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 $260,930 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.08% ✓
• Cap rate: 7.35%
• Cash-on-cash: 3.79%
• DSCR: 1.17
• GRM: 7.7

CMA / ARV

• ARV (median comp): $311,173
• List price: $269,000
• Delta: -13.55%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Glenwood Ln	0.33mi	4/2.0	1,776 (+4%)	8mo	$266,770	$150	70
83 Northgate Rd	0.52mi	4/3.0	1,770 (+3%)	1mo	$424,000	$240	68
267 Lakeview Dr W	0.62mi	4/2.0	1,756 (+2%)	2mo	$349,000	$199	63
646 Lakeview Dr E	0.13mi	4/2.0	1,464 (-15%)	8mo	$150,000	$102	61
155 Windemere Ln	0.36mi	3/2.5 (-1)	1,836 (+7%)	9mo	$270,000	$147	59
481 Lakeview Dr W	0.62mi	4/2.0	1,890 (+10%)	1mo	$364,000	$193	51
44 Woodview Ter	0.75mi	5/2.0 (+1)	1,774 (+3%)	4mo	$280,000	$158	49
49 Brookfield Rd	0.69mi	4/3.0	1,850 (+8%)	6mo	$390,000	$211	48
64 High Point Dr	0.66mi	3/2.5 (-1)	1,568 (-9%)	4mo	$325,000	$207	47
64 Highpoint Dr Lot 2232	0.66mi	3/2.5 (-1)	1,568 (-9%)	4mo	$325,000	$207	47
1208 Lakeview Dr W #368	0.46mi	4/3.0	1,955 (+14%)	8mo	$995,000	$509	47
2086 Glenwood Ln	0.37mi	5/2.0 (+1)	1,506 (-12%)	10mo	$195,000	$129	46

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: 27.0%
• Equity multiple: 3.15×
• Total profit: $161,826
• Equity at exit: $242,337

10-year hold

• IRR: 23.7%
• Equity multiple: 7.17×
• Total profit: $464,954
• Equity at exit: $522,608

Cash invested: $75,320 (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: 7.7×

Monthly cashflow live

• Estimated rent: $2,900 medium
• Mortgage (P&I): −$1,411
• Tax est. 1.5%: −$336 /mo · $4,035/yr
• Insurance: −$112
• HOA: −$194
• Vacancy / Maint / Mgmt: −$609
• Net cashflow: $238

Break-even live

Break-even rent $2,599

Max offer price $269,000

Occupancy floor 87%

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: $67,250
• Closing costs: $8,070
• 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	1.23mi

HOA detail

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

Listing history 6 events

1. 2026-05-09
   status Pending 1438-char remark

   Show marketing remark (1438 chars)

   Discover the charm of this four-bedroom, two and a half bathroom chalet located in The Hideout community. Step inside and discover a beautifully furnished interior featuring an inviting eat-in kitchen and living room, slider doors extending onto a generous rear deck. The deck provides stunning views of the tranquil, wooded yard, creating a perfect backdrop for relaxation. On the main level, you'll find two comfortable bedrooms alongside a full bathroom. Moving upstairs, an open loft area leads to a sizable bedroom, complete with its own private bathroom and an expansive closet. The lower level opens up a world of possibilities with its own separate entrance. This versatile space includes a second living room, slider doors to the yard, an additional bedroom, laundry area and a half bath, making it perfect for hosting visitors, creating a home office, or other creative uses. Take advantage of the easy walk to the North beach, perfect for a relaxing day by the water. If you prefer to explore further, a short drive opens up a variety of amenities: seasonal outdoor pools, additional beaches, the lively Tiki Bar, clubhouse, marina, golf course, and a well-equipped fitness center--all conveniently located within ten minutes from your home. Home is being offered furnished and ready for you to embrace the upcoming summer season! Seize this opportunity to enjoy the lifestyle you've always envisioned--your dream home awaits!

2. 2026-05-05
   price $269,000 1438-char remark

   Show marketing remark (1438 chars)

   Discover the charm of this four-bedroom, two and a half bathroom chalet located in The Hideout community. Step inside and discover a beautifully furnished interior featuring an inviting eat-in kitchen and living room, slider doors extending onto a generous rear deck. The deck provides stunning views of the tranquil, wooded yard, creating a perfect backdrop for relaxation. On the main level, you'll find two comfortable bedrooms alongside a full bathroom. Moving upstairs, an open loft area leads to a sizable bedroom, complete with its own private bathroom and an expansive closet. The lower level opens up a world of possibilities with its own separate entrance. This versatile space includes a second living room, slider doors to the yard, an additional bedroom, laundry area and a half bath, making it perfect for hosting visitors, creating a home office, or other creative uses. Take advantage of the easy walk to the North beach, perfect for a relaxing day by the water. If you prefer to explore further, a short drive opens up a variety of amenities: seasonal outdoor pools, additional beaches, the lively Tiki Bar, clubhouse, marina, golf course, and a well-equipped fitness center--all conveniently located within ten minutes from your home. Home is being offered furnished and ready for you to embrace the upcoming summer season! Seize this opportunity to enjoy the lifestyle you've always envisioned--your dream home awaits!

3. 2026-04-13
   price $275,000 1438-char remark

   Show marketing remark (1438 chars)

   Discover the charm of this four-bedroom, two and a half bathroom chalet located in The Hideout community. Step inside and discover a beautifully furnished interior featuring an inviting eat-in kitchen and living room, slider doors extending onto a generous rear deck. The deck provides stunning views of the tranquil, wooded yard, creating a perfect backdrop for relaxation. On the main level, you'll find two comfortable bedrooms alongside a full bathroom. Moving upstairs, an open loft area leads to a sizable bedroom, complete with its own private bathroom and an expansive closet. The lower level opens up a world of possibilities with its own separate entrance. This versatile space includes a second living room, slider doors to the yard, an additional bedroom, laundry area and a half bath, making it perfect for hosting visitors, creating a home office, or other creative uses. Take advantage of the easy walk to the North beach, perfect for a relaxing day by the water. If you prefer to explore further, a short drive opens up a variety of amenities: seasonal outdoor pools, additional beaches, the lively Tiki Bar, clubhouse, marina, golf course, and a well-equipped fitness center--all conveniently located within ten minutes from your home. Home is being offered furnished and ready for you to embrace the upcoming summer season! Seize this opportunity to enjoy the lifestyle you've always envisioned--your dream home awaits!

4. 2026-04-06
   status Active 1438-char remark

   Show marketing remark (1438 chars)

   Discover the charm of this four-bedroom, two and a half bathroom chalet located in The Hideout community. Step inside and discover a beautifully furnished interior featuring an inviting eat-in kitchen and living room, slider doors extending onto a generous rear deck. The deck provides stunning views of the tranquil, wooded yard, creating a perfect backdrop for relaxation. On the main level, you'll find two comfortable bedrooms alongside a full bathroom. Moving upstairs, an open loft area leads to a sizable bedroom, complete with its own private bathroom and an expansive closet. The lower level opens up a world of possibilities with its own separate entrance. This versatile space includes a second living room, slider doors to the yard, an additional bedroom, laundry area and a half bath, making it perfect for hosting visitors, creating a home office, or other creative uses. Take advantage of the easy walk to the North beach, perfect for a relaxing day by the water. If you prefer to explore further, a short drive opens up a variety of amenities: seasonal outdoor pools, additional beaches, the lively Tiki Bar, clubhouse, marina, golf course, and a well-equipped fitness center--all conveniently located within ten minutes from your home. Home is being offered furnished and ready for you to embrace the upcoming summer season! Seize this opportunity to enjoy the lifestyle you've always envisioned--your dream home awaits!

5. 2026-04-06
   status Pending 1438-char remark

   Show marketing remark (1438 chars)

   Discover the charm of this four-bedroom, two and a half bathroom chalet located in The Hideout community. Step inside and discover a beautifully furnished interior featuring an inviting eat-in kitchen and living room, slider doors extending onto a generous rear deck. The deck provides stunning views of the tranquil, wooded yard, creating a perfect backdrop for relaxation. On the main level, you'll find two comfortable bedrooms alongside a full bathroom. Moving upstairs, an open loft area leads to a sizable bedroom, complete with its own private bathroom and an expansive closet. The lower level opens up a world of possibilities with its own separate entrance. This versatile space includes a second living room, slider doors to the yard, an additional bedroom, laundry area and a half bath, making it perfect for hosting visitors, creating a home office, or other creative uses. Take advantage of the easy walk to the North beach, perfect for a relaxing day by the water. If you prefer to explore further, a short drive opens up a variety of amenities: seasonal outdoor pools, additional beaches, the lively Tiki Bar, clubhouse, marina, golf course, and a well-equipped fitness center--all conveniently located within ten minutes from your home. Home is being offered furnished and ready for you to embrace the upcoming summer season! Seize this opportunity to enjoy the lifestyle you've always envisioned--your dream home awaits!

6. 2026-04-01
   listed $279,000 Active 1438-char remark

   Show marketing remark (1438 chars)

   Discover the charm of this four-bedroom, two and a half bathroom chalet located in The Hideout community. Step inside and discover a beautifully furnished interior featuring an inviting eat-in kitchen and living room, slider doors extending onto a generous rear deck. The deck provides stunning views of the tranquil, wooded yard, creating a perfect backdrop for relaxation. On the main level, you'll find two comfortable bedrooms alongside a full bathroom. Moving upstairs, an open loft area leads to a sizable bedroom, complete with its own private bathroom and an expansive closet. The lower level opens up a world of possibilities with its own separate entrance. This versatile space includes a second living room, slider doors to the yard, an additional bedroom, laundry area and a half bath, making it perfect for hosting visitors, creating a home office, or other creative uses. Take advantage of the easy walk to the North beach, perfect for a relaxing day by the water. If you prefer to explore further, a short drive opens up a variety of amenities: seasonal outdoor pools, additional beaches, the lively Tiki Bar, clubhouse, marina, golf course, and a well-equipped fitness center--all conveniently located within ten minutes from your home. Home is being offered furnished and ready for you to embrace the upcoming summer season! Seize this opportunity to enjoy the lifestyle you've always envisioned--your dream home awaits!

ⓘ 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 3/10 Moderate 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: $34,800
• − Mortgage interest: −$15,068
• − Property taxes: −$4,035
• − Insurance: −$1,345
• − Repairs & maintenance: −$2,784
• − Management: −$2,784
• − HOA: −$2,328
• − Depreciation: −$7,825
• Taxable loss: −$1,370
• Est. tax savings @ 24.0%: +$329
• After-tax cash flow: $3,185/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 · 12 photos

Average 55/100 Moderate rehab

This home requires moderate renovations to improve its condition and appeal to potential buyers and renters. Upgrading the kitchen, bathrooms, exterior, and HVAC system will significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Aesthetic update needed.
• Minor Bathroom fixtures — Update to modernize.
• Moderate Exterior siding — Weathered and faded, needs repainting.
• Moderate Flooring — Worn, could benefit from refinishing or replacement.
• Moderate Paint — Chipped in some areas, needs touch-up or repainting.
• Minor Windows — Could use cleaning and possibly replacement of older frames.
• Moderate HVAC system — Age is unknown, could be inefficient or outdated.
• Minor Landscaping — Sparse and could benefit from some maintenance and landscaping improvements.

Value-add opportunities

• Resale Update kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers.
• Resale Replace dated bathroom fixtures — Modernizing bathrooms will appeal to potential buyers.
• Both Repaint exterior siding and paint interior walls — Improving the curb appeal and interior aesthetics will attract both buyers and renters.
• Both Replace worn flooring — New flooring will improve the overall look and feel of the home.
• Both Replace older windows — Newer windows will improve energy efficiency and curb appeal.
• Both Upgrade HVAC system — A more efficient HVAC system will improve comfort and energy savings.
• Both Improve landscaping — A well-maintained yard will enhance curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Aesthetic update needed.	Minor	$500–3,000
Bathroom fixtures · Update to modernize.	Minor	$500–3,000
Exterior siding · Weathered and faded, needs repainting.	Moderate	$3,000–15,000
Flooring · Worn, could benefit from refinishing or replacement.	Moderate	$3,000–15,000
Paint · Chipped in some areas, needs touch-up or repainting.	Moderate	$3,000–15,000
Windows · Could use cleaning and possibly replacement of older frames.	Minor	$500–3,000
HVAC system · Age is unknown, could be inefficient or outdated.	Moderate	$3,000–15,000
Landscaping · Sparse and could benefit from some maintenance and landscaping improvements.	Minor	$500–3,000
Total estimated repair cost · 8 items		$14,000–72,000

Value-add ROI direction

• Resale Update kitchen cabinets and countertops — Modernizing the kitchen will attract more buyers. ↑
• Resale Replace dated bathroom fixtures — Modernizing bathrooms will appeal to potential buyers. ↑
• Both Repaint exterior siding and paint interior walls — Improving the curb appeal and interior aesthetics will attract both buyers and renters. ↑
• Both Replace worn flooring — New flooring will improve the overall look and feel of the home. ↑
• Both Replace older windows — Newer windows will improve energy efficiency and curb appeal. ↑
• Both Upgrade HVAC system — A more efficient HVAC system will improve comfort and energy savings. ↑
• Both Improve landscaping — A well-maintained yard will enhance curb appeal and attract more potential buyers and renters. ↑

ⓘ 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

-3.6% since first listed

6 events — show timeline

• 2026-05-09 Pending — PWMLS
• 2026-05-05 Price Changed $269,000 PWMLS
• 2026-04-13 Price Changed $275,000 PWMLS
• 2026-04-06 Relisted — PWMLS
• 2026-04-06 Pending — PWMLS
• 2026-04-01 Listed $279,000 PWMLS