232 Garrity Rd · Hawley, PA 18428

$275,000

4 bd · 1.0 ba · 1,368 sqft · SingleFamily public records · 22 Days on market

Built 1955 0.90 ac lot Est $300k · 8% under

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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).

• Cash flow +16.8/30.0
• ARV discount +11.2/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Enjoy beautiful sunrises and sunsets from this 3 bedroom, 1 bath raised ranch Charmer! Home has great curb appeal with flagstone touches on the siding, front porch and chimney. Relax and enjoy nature on the front porch, new back deck or the backyard swing. The stone wood burning fireplace is built for both warmth and visual appeal. The walk-up attic can be used for bonus space or storage. Under the home is a 1 car garage, a possible work shop and so many other possibilities. Home is NOT in an HOA, has low taxes and is close to schools and shopping. Only 10 minutes away from Lake Wallenpaupack. Make your appointment today. This one won't last!

Key facts

• Backyard swing
• Flagstone touches
• Front porch

Tags

• FLAGSTONE TOUCHES
• FRONT PORCH
• NEW BACK DECK
• BACKYARD SWING
• STONE WOOD BURNING FIREPLACE
• WALK-UP ATTIC

Property features AI

Exterior

• Parking: Attached garage (1 car); Additional off-street/open parking (about 4 spaces); Driveway; Garage faces front; Gravel parking areas
• Utilities: Well water; Septic tank sewer
• Home design: Single-family house; Residential property; One story above grade; Facing direction not specified
• Construction: Stone and vinyl siding exterior; Asphalt/fiberglass roof; Block foundation; Built prior to 2026 (year built not specified)
• Exterior features: Front porch and additional porch; Deck; Shed(s); Front and back yard; Paved public road access

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Eat-in kitchen layout
• Flooring: Hardwood; Linoleum; Tile
• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water baseboard heating (oil); Ceiling fan(s) for cooling
• Interior features: Eat-in kitchen; Unfurnished; Wood-burning masonry fireplace in the living room; Basement with block foundation
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $175 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $250k (9.1% below list).
• Recommended offer: $250k (9.1% below list) — sets the bar for 1% rule.
• Cap rate 7.1% 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: 371 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 22 days — a 2% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 6y 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 $225k; 22% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $250,000 (9.1% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 7.06%
• Cash-on-cash: 2.72%
• DSCR: 1.12
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $299,592
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Blue Bird Pl	0.42mi	3/2.0 (-1)	1,336 (-2%)	7mo	$250,000	$187	62
99 Cedar Ridge Rd	0.45mi	3/1.5 (-1)	1,290 (-6%)	8mo	$275,000	$213	56
108 Cloudcrest Dr	0.67mi	3/1.0 (-1)	1,274 (-7%)	0mo	$250,000	$196	52
12 Meadows Ct	0.59mi	3/2.0 (-1)	1,472 (+8%)	4mo	$349,900	$238	48
22 Meadows Dr	0.48mi	3/2.0 (-1)	1,510 (+10%)	4mo	$330,000	$219	48
24 Pheasant Hill Rd	0.60mi	3/2.0 (-1)	1,350 (-1%)	23mo	$335,000	$248	42
32 Meadows Dr	0.54mi	3/2.0 (-1)	1,250 (-9%)	16mo	$359,000	$287	38

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: 26.2%
• Equity multiple: 3.09×
• Total profit: $160,881
• Equity at exit: $247,742

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $464,966
• Equity at exit: $534,265

Cash invested: $77,000 (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: 371
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$243 /mo · $2,922/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $175

Break-even live

Break-even rent $2,279

Max offer price $275,000

Occupancy floor 88%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8 Hutchinson Ct Hawley, PA	3.0	2.0	1400	$2,500	$1.79	4d	1	1.29mi

Listing history 31 events

1. 2026-06-18
   days on market $275,000 Active 22 DOM
2. 2026-06-17
   days on market $275,000 Active 21 DOM
3. 2026-06-16
   days on market $275,000 Active 20 DOM
4. 2026-06-15
   days on market $275,000 Active 19 DOM
5. 2026-06-13
   days on market $275,000 Active 17 DOM
6. 2026-06-13
   pricedays on market $275,000 Active 16 DOM
7. 2026-06-09
   days on market $289,000 Active 13 DOM
8. 2026-06-08
   days on market $289,000 Active 12 DOM
9. 2026-06-07
   days on market $289,000 Active 11 DOM
10. 2026-06-04
    days on market $289,000 Active 8 DOM
11. 2026-06-03
    days on market $289,000 Active 7 DOM
12. 2026-06-02
    days on market $289,000 Active 6 DOM
13. 2026-06-01
    days on market $289,000 Active 5 DOM
14. 2026-05-31
    remarks 653-char remark
15. 2026-05-31
    days on market $289,000 Active 4 DOM
16. 2026-05-27
    listed $289,000 Active

    Show marketing remark (650 chars)

    Enjoy beautiful sunrises and sunsets from this 3 bedroom, 1 bath raised ranch Charmer! Home has great curb appeal with flagstone touches on the siding, front porch and chimney. Relax and enjoy nature on the front porch, new back deck or the backyard swing. The stone wood burning fireplace is built for both warmth and visual appeal. The walk-up attic can be used for bonus space or storage. Under the home is a 1 car garage, a possible work shop and so many other possibilities. Home is NOT in an HOA, has low taxes and is close to schools and shopping. Only 10 minutes away from Lake Wallenpaupack. Make your appointment today. This one won't last!

17. 2026-05-27
    listed $289,000 Active 650-char remark

    Show marketing remark (650 chars)

    Enjoy beautiful sunrises and sunsets from this 3 bedroom, 1 bath raised ranch Charmer! Home has great curb appeal with flagstone touches on the siding, front porch and chimney. Relax and enjoy nature on the front porch, new back deck or the backyard swing. The stone wood burning fireplace is built for both warmth and visual appeal. The walk-up attic can be used for bonus space or storage. Under the home is a 1 car garage, a possible work shop and so many other possibilities. Home is NOT in an HOA, has low taxes and is close to schools and shopping. Only 10 minutes away from Lake Wallenpaupack. Make your appointment today. This one won't last!

18. 2023-04-14
    soldstatus $225,000
19. 2023-04-07
    soldstatus $225,000 Closed 385-char remark

    Show marketing remark (385 chars)

    COUNTRYSIDE RANCH - GREAT LOCATION - Very attractive 3 bedroom town and country home nestled on . 9 acre parcel with natural landscaped grounds. Private yet convenient to town. Highlights include bright and airy living area with stone fireplace and hardwood floors, custom kitchen with dining area, full basement with garage, and finished attic with playroom. No community or HOA fees!

20. 2023-04-07
    soldstatus $225,000

    Show marketing remark (385 chars)

    COUNTRYSIDE RANCH - GREAT LOCATION - Very attractive 3 bedroom town and country home nestled on . 9 acre parcel with natural landscaped grounds. Private yet convenient to town. Highlights include bright and airy living area with stone fireplace and hardwood floors, custom kitchen with dining area, full basement with garage, and finished attic with playroom. No community or HOA fees!

21. 2023-03-08
    status Pending 385-char remark

    Show marketing remark (385 chars)

    COUNTRYSIDE RANCH - GREAT LOCATION - Very attractive 3 bedroom town and country home nestled on . 9 acre parcel with natural landscaped grounds. Private yet convenient to town. Highlights include bright and airy living area with stone fireplace and hardwood floors, custom kitchen with dining area, full basement with garage, and finished attic with playroom. No community or HOA fees!

22. 2023-02-20
    status Active 385-char remark

    Show marketing remark (385 chars)

    COUNTRYSIDE RANCH - GREAT LOCATION - Very attractive 3 bedroom town and country home nestled on . 9 acre parcel with natural landscaped grounds. Private yet convenient to town. Highlights include bright and airy living area with stone fireplace and hardwood floors, custom kitchen with dining area, full basement with garage, and finished attic with playroom. No community or HOA fees!

23. 2023-01-30
    status Pending 385-char remark

    Show marketing remark (385 chars)

    COUNTRYSIDE RANCH - GREAT LOCATION - Very attractive 3 bedroom town and country home nestled on . 9 acre parcel with natural landscaped grounds. Private yet convenient to town. Highlights include bright and airy living area with stone fireplace and hardwood floors, custom kitchen with dining area, full basement with garage, and finished attic with playroom. No community or HOA fees!

24. 2022-08-31
    listed $225,000 Active 385-char remark

    Show marketing remark (385 chars)

    COUNTRYSIDE RANCH - GREAT LOCATION - Very attractive 3 bedroom town and country home nestled on . 9 acre parcel with natural landscaped grounds. Private yet convenient to town. Highlights include bright and airy living area with stone fireplace and hardwood floors, custom kitchen with dining area, full basement with garage, and finished attic with playroom. No community or HOA fees!

25. 2022-08-31
    listed $225,000

    Show marketing remark (385 chars)

    COUNTRYSIDE RANCH - GREAT LOCATION - Very attractive 3 bedroom town and country home nestled on . 9 acre parcel with natural landscaped grounds. Private yet convenient to town. Highlights include bright and airy living area with stone fireplace and hardwood floors, custom kitchen with dining area, full basement with garage, and finished attic with playroom. No community or HOA fees!

26. 2020-06-22
    soldstatus $153,000
27. 2020-06-19
    soldstatus
28. 2020-06-19
    soldstatus $153,000
29. 2020-02-21
    listed $165,000
30. 2020-02-21
    listed $165,000
31. 2005-09-20
    soldstatus $153,000

ⓘ 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: $2,922 · $243/mo
• Projected year-2 tax: $3,633 · $303/mo
• Expected delta: +$712/yr (+$59/mo · 24.4%)

ⓘ 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 2/10 Low 7 d/yr ≥92°F today · 15 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: $30,000
• − Mortgage interest: −$15,404
• − Property taxes: −$2,922
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$8,000
• Taxable loss: −$2,501
• Est. tax savings @ 24.0%: +$600
• After-tax cash flow: $2,698/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

+88.9% since first listed

16 events — show timeline

• 2026-05-27 Listed $289,000 PMAR
• 2026-05-27 Listed $289,000 PWMLS
• 2023-04-14 Sold (Public Records) $225,000 Public Records
• 2023-04-07 Sold (MLS) $225,000 PWMLS
• 2023-04-07 Sold (MLS) $225,000 PWMLS
• 2023-03-08 Pending — PWMLS
• 2023-02-20 Relisted — PWMLS
• 2023-01-30 Pending — PWMLS
• 2022-08-31 Listed $225,000 PWMLS
• 2022-08-31 Listed $225,000 PWMLS
• 2020-06-22 Sold (Public Records) $153,000 Public Records
• 2020-06-19 Sold (MLS) $153,000 PWMLS
• 2020-06-19 Sold (MLS) — PWMLS
• 2020-02-21 Listed $165,000 PWMLS
• 2020-02-21 Listed $165,000 PWMLS
• 2005-09-20 Sold (Public Records) $153,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $2,922 · +2.8% YoY. Source: county tax records.