8 Boulder Ct · The Hideout, PA 18436

$209,000

2 bd · 1.0 ba · 840 sqft · SingleFamily public records · 14 Days on market

Built 1987 0.53 ac lot $249/sqft · 14% above area Est $239k · 13% under $195/mo HOA · 11% of rent

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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).

• ARV discount +13.2/15.0
• Appreciation +10.0/10.0
• Cash flow +8.5/30.0
• Schools +4.4/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0

Listing remarks MLS

Adorable chalet home in an amenity-rich community where you can truly enjoy year-round entertainment, some just steps from your door, including access to ski slopes, golf, multiple lakes with boating and kayaking, pools, tennis, pickleball, and a tiki bar, all within a fully gated community with 24/7 security and a desirable school district. Set on a peaceful dead-end street with great curb appeal and plenty of parking, this home offers a rare combination of privacy and convenience. You're within walking distance to pickleball, tennis, and other community amenities, and just minutes from the gates for easy in-and-out access--something locals know is a huge advantage. Inside, there's an immediate sense of comfort the moment you walk in. Vaulted ceilings and exposed beams give the main living space an open, airy feel, while the brick-faced propane fireplace adds the kind of warmth you'll appreciate year-round. The layout flows naturally, making it just as comfortable for a quiet night in as it is for hosting friends and family. The primary bedroom is conveniently located on the main level, offering easy, functional living, while the loft provides additional flexible space that can serve as a home office, gym, or guest area. Tongue and groove ceilings in the bedrooms bring in that classic chalet character, and practical updates like a new water heater and first-floor LG washer/dryer combo make everyday living easy. Out front, the expansive deck space is where this home really shines--perfect for entertaining, relaxing, or enjoying the peaceful setting after a day spent on the lake, the slopes, or the golf course. At this price point and with its extremely favorable tax rate, this is the kind of opportunity that makes sense--whether you're buying your first home, looking for a weekend place, or adding to your investment portfolio, with the added benefit of AIRBNB potential in a highly sought-after community.

Key facts

• Gated community
• Access to ski slopes
• Plenty of parking

Tags

• ACCESS TO SKI SLOPES
• MULTIPLE LAKES WITH BOATING
• GATED COMMUNITY
• 24 7 SECURITY
• PEACEFUL DEAD END STREET
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $-183 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $177k (15.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (17.7% below list).
• Recommended offer: $172k (17.7% below list) — sets the bar for 1% rule.

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; 177 units permitted in Wayne County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k 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.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 7y 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 $130k; list at $209k implies a 61% gain — meaningful room to come down on a strong offer.

Recommended offer $171,905 (17.7% 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. 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: 0.82% ✗
• Cap rate: 5.24%
• Cash-on-cash: -3.76%
• DSCR: 0.83
• GRM: 10.1

CMA / ARV

• ARV (median comp): $239,288
• List price: $209,000
• Delta: -12.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 Boulder Ct	0.06mi	3/2.0 (+1)	944 (+12%)	20mo	$225,000	$238	51

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $102,227
• Equity at exit: $188,284

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $310,402
• Equity at exit: $406,041

Cash invested: $58,520 (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: 10.1×

Monthly cashflow live

• Estimated rent: $1,719 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$163 /mo · $1,961/yr
• Insurance: −$87
• HOA: −$195
• Vacancy / Maint / Mgmt: −$361
• Net cashflow: $-183

Break-even live

Break-even rent $1,951

Max offer price $176,589

Occupancy floor —

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $195 · $2,340/yr
• Likely covers: waterpoolgymsecurity

Listing history 12 events

1. 2026-05-16
   status Pending 1937-char remark

   Show marketing remark (1937 chars)

   Adorable chalet home in an amenity-rich community where you can truly enjoy year-round entertainment, some just steps from your door, including access to ski slopes, golf, multiple lakes with boating and kayaking, pools, tennis, pickleball, and a tiki bar, all within a fully gated community with 24/7 security and a desirable school district. Set on a peaceful dead-end street with great curb appeal and plenty of parking, this home offers a rare combination of privacy and convenience. You're within walking distance to pickleball, tennis, and other community amenities, and just minutes from the gates for easy in-and-out access--something locals know is a huge advantage. Inside, there's an immediate sense of comfort the moment you walk in. Vaulted ceilings and exposed beams give the main living space an open, airy feel, while the brick-faced propane fireplace adds the kind of warmth you'll appreciate year-round. The layout flows naturally, making it just as comfortable for a quiet night in as it is for hosting friends and family. The primary bedroom is conveniently located on the main level, offering easy, functional living, while the loft provides additional flexible space that can serve as a home office, gym, or guest area. Tongue and groove ceilings in the bedrooms bring in that classic chalet character, and practical updates like a new water heater and first-floor LG washer/dryer combo make everyday living easy. Out front, the expansive deck space is where this home really shines--perfect for entertaining, relaxing, or enjoying the peaceful setting after a day spent on the lake, the slopes, or the golf course. At this price point and with its extremely favorable tax rate, this is the kind of opportunity that makes sense--whether you're buying your first home, looking for a weekend place, or adding to your investment portfolio, with the added benefit of AIRBNB potential in a highly sought-after community.

2. 2026-05-07
   status Active 1937-char remark

   Show marketing remark (1937 chars)

   Adorable chalet home in an amenity-rich community where you can truly enjoy year-round entertainment, some just steps from your door, including access to ski slopes, golf, multiple lakes with boating and kayaking, pools, tennis, pickleball, and a tiki bar, all within a fully gated community with 24/7 security and a desirable school district. Set on a peaceful dead-end street with great curb appeal and plenty of parking, this home offers a rare combination of privacy and convenience. You're within walking distance to pickleball, tennis, and other community amenities, and just minutes from the gates for easy in-and-out access--something locals know is a huge advantage. Inside, there's an immediate sense of comfort the moment you walk in. Vaulted ceilings and exposed beams give the main living space an open, airy feel, while the brick-faced propane fireplace adds the kind of warmth you'll appreciate year-round. The layout flows naturally, making it just as comfortable for a quiet night in as it is for hosting friends and family. The primary bedroom is conveniently located on the main level, offering easy, functional living, while the loft provides additional flexible space that can serve as a home office, gym, or guest area. Tongue and groove ceilings in the bedrooms bring in that classic chalet character, and practical updates like a new water heater and first-floor LG washer/dryer combo make everyday living easy. Out front, the expansive deck space is where this home really shines--perfect for entertaining, relaxing, or enjoying the peaceful setting after a day spent on the lake, the slopes, or the golf course. At this price point and with its extremely favorable tax rate, this is the kind of opportunity that makes sense--whether you're buying your first home, looking for a weekend place, or adding to your investment portfolio, with the added benefit of AIRBNB potential in a highly sought-after community.

3. 2026-04-21
   status Pending 1937-char remark

   Show marketing remark (1937 chars)

   Adorable chalet home in an amenity-rich community where you can truly enjoy year-round entertainment, some just steps from your door, including access to ski slopes, golf, multiple lakes with boating and kayaking, pools, tennis, pickleball, and a tiki bar, all within a fully gated community with 24/7 security and a desirable school district. Set on a peaceful dead-end street with great curb appeal and plenty of parking, this home offers a rare combination of privacy and convenience. You're within walking distance to pickleball, tennis, and other community amenities, and just minutes from the gates for easy in-and-out access--something locals know is a huge advantage. Inside, there's an immediate sense of comfort the moment you walk in. Vaulted ceilings and exposed beams give the main living space an open, airy feel, while the brick-faced propane fireplace adds the kind of warmth you'll appreciate year-round. The layout flows naturally, making it just as comfortable for a quiet night in as it is for hosting friends and family. The primary bedroom is conveniently located on the main level, offering easy, functional living, while the loft provides additional flexible space that can serve as a home office, gym, or guest area. Tongue and groove ceilings in the bedrooms bring in that classic chalet character, and practical updates like a new water heater and first-floor LG washer/dryer combo make everyday living easy. Out front, the expansive deck space is where this home really shines--perfect for entertaining, relaxing, or enjoying the peaceful setting after a day spent on the lake, the slopes, or the golf course. At this price point and with its extremely favorable tax rate, this is the kind of opportunity that makes sense--whether you're buying your first home, looking for a weekend place, or adding to your investment portfolio, with the added benefit of AIRBNB potential in a highly sought-after community.

4. 2026-04-16
   listed $209,000 Active 1937-char remark

   Show marketing remark (1937 chars)

   Adorable chalet home in an amenity-rich community where you can truly enjoy year-round entertainment, some just steps from your door, including access to ski slopes, golf, multiple lakes with boating and kayaking, pools, tennis, pickleball, and a tiki bar, all within a fully gated community with 24/7 security and a desirable school district. Set on a peaceful dead-end street with great curb appeal and plenty of parking, this home offers a rare combination of privacy and convenience. You're within walking distance to pickleball, tennis, and other community amenities, and just minutes from the gates for easy in-and-out access--something locals know is a huge advantage. Inside, there's an immediate sense of comfort the moment you walk in. Vaulted ceilings and exposed beams give the main living space an open, airy feel, while the brick-faced propane fireplace adds the kind of warmth you'll appreciate year-round. The layout flows naturally, making it just as comfortable for a quiet night in as it is for hosting friends and family. The primary bedroom is conveniently located on the main level, offering easy, functional living, while the loft provides additional flexible space that can serve as a home office, gym, or guest area. Tongue and groove ceilings in the bedrooms bring in that classic chalet character, and practical updates like a new water heater and first-floor LG washer/dryer combo make everyday living easy. Out front, the expansive deck space is where this home really shines--perfect for entertaining, relaxing, or enjoying the peaceful setting after a day spent on the lake, the slopes, or the golf course. At this price point and with its extremely favorable tax rate, this is the kind of opportunity that makes sense--whether you're buying your first home, looking for a weekend place, or adding to your investment portfolio, with the added benefit of AIRBNB potential in a highly sought-after community.

5. 2021-07-02
   soldstatus $130,000
6. 2019-12-16
   soldstatus $87,000 531-char remark

   Show marketing remark (531 chars)

   Looking for a great vacation Chalet at an affordable price? This is your home. All the work has been done! This home situated in a cul-de-sac surrounded by beautiful trees with a no build green area in rear for lots of privacy. Chalet has two bedrooms and a sleeping loft, full bath and a gas fireplace to enjoy those chill Pocono evenings with friends and family. Don't let this one pass you by!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Eating Area: Semi-Modern KT, Sewer: WS Comm Central, Beds Description: 1Bed1st

7. 2019-12-16
   soldstatus

   Show marketing remark (531 chars)

   Looking for a great vacation Chalet at an affordable price? This is your home. All the work has been done! This home situated in a cul-de-sac surrounded by beautiful trees with a no build green area in rear for lots of privacy. Chalet has two bedrooms and a sleeping loft, full bath and a gas fireplace to enjoy those chill Pocono evenings with friends and family. Don't let this one pass you by!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Eating Area: Semi-Modern KT, Sewer: WS Comm Central, Beds Description: 1Bed1st

8. 2019-10-04
   listed $92,500 531-char remark

   Show marketing remark (531 chars)

   Looking for a great vacation Chalet at an affordable price? This is your home. All the work has been done! This home situated in a cul-de-sac surrounded by beautiful trees with a no build green area in rear for lots of privacy. Chalet has two bedrooms and a sleeping loft, full bath and a gas fireplace to enjoy those chill Pocono evenings with friends and family. Don't let this one pass you by!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Eating Area: Semi-Modern KT, Sewer: WS Comm Central, Beds Description: 1Bed1st

9. 2019-10-04
   listed $92,500

   Show marketing remark (531 chars)

   Looking for a great vacation Chalet at an affordable price? This is your home. All the work has been done! This home situated in a cul-de-sac surrounded by beautiful trees with a no build green area in rear for lots of privacy. Chalet has two bedrooms and a sleeping loft, full bath and a gas fireplace to enjoy those chill Pocono evenings with friends and family. Don't let this one pass you by!, Beds Description: Primary1st, Baths: 1 Bath Level 1, Eating Area: Semi-Modern KT, Sewer: WS Comm Central, Beds Description: 1Bed1st

10. 2003-05-16
    soldstatus $72,000
11. 2003-04-28
    soldstatus $49,000
12. 1987-01-28
    soldstatus $24,000

ⓘ 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: $1,961 · $163/mo
• Projected year-2 tax: $2,632 · $219/mo
• Expected delta: +$671/yr (+$56/mo · 34.2%)

ⓘ 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 ≥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: $20,629
• − Mortgage interest: −$11,707
• − Property taxes: −$1,961
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,650
• − Management: −$1,650
• − HOA: −$2,340
• − Depreciation: −$6,080
• Taxable loss: −$5,805
• Est. tax savings @ 24.0%: +$1,393
• After-tax cash flow: $-808/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

• 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

+770.8% since first listed

12 events — show timeline

• 2026-05-16 Pending — PWMLS
• 2026-05-07 Relisted — PWMLS
• 2026-04-21 Pending — PWMLS
• 2026-04-16 Listed $209,000 PWMLS
• 2021-07-02 Sold (Public Records) $130,000 Public Records
• 2019-12-16 Sold (MLS) — PWMLS
• 2019-12-16 Sold (MLS) $87,000 PWMLS
• 2019-10-04 Listed $92,500 PWMLS
• 2019-10-04 Listed $92,500 PWMLS
• 2003-05-16 Sold (Public Records) $72,000 Public Records
• 2003-04-28 Sold (Public Records) $49,000 Public Records
• 1987-01-28 Sold (Public Records) $24,000 Public Records

Property tax history

+2.3%/yr

Latest (2026): $1,961 · +3.0% YoY. Source: county tax records.