110 Deer Path · Wallenpaupack Lake Estates, PA 18464

$239,000

2 bd · 1.0 ba · 1,260 sqft · SingleFamily public records · 7 Days on market

Built 1967 8,712 sqft lot Est $302k · 21% under $67/mo HOA · 3% of rent

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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 +22.6/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• Appreciation +5.6/10.0
• 1% rule +5.4/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Beautifully maintained home within walking distance to Lake Wallenpaupack, offering comfort, charm, and access to outdoor living. This inviting property includes a second lot for a total . 43 acres, making it a wonderful opportunity for full-time living or a weekend retreat. A spacious kitchen with granite countertops, attractive cabinetry, pull-out shelves and pantry. Two bedrooms and one full bathroom on the main level. A cozy living room with a wood-burning fireplace, exit through a sliding door to an L-shaped deck, creating the perfect space for outdoor dining, entertaining, or simply enjoying the peaceful setting. Enjoy the beauty of nature all around you. With its desirable location a

Key facts

• L-shaped deck
• Granite countertops
• Lake access

Tags

• GRANITE COUNTERTOPS
• WOOD-BURNING FIREPLACE
• L-SHAPED DECK
• LAKE ACCESS

Property features AI

Finance

• Other: Private maintained road with road maintenance agreement; Lot is sloped, landscaped with garden and few trees; interior backyard; paved/gravel access; Additional adjacent parcel included (contains a shed)
• HOA & community: Homeowners association with annual fee of $800 (includes snow removal and water)

Exterior

• Parking: Driveway; No garage; Aggregate surface
• Utilities: Electricity connected; Propane; Water connected; Septic tank (private sewer); Phone available; Cable available
• Home design: Single-family house; One story; Side entry; Updated/remodeled condition
• Construction: Asphalt roof; Vinyl siding; Glass elements; Batts insulation; Block foundation; Built with block basement (unfinished, full) and walk-out/exterior entry; includes storage space and interior entry
• Exterior features: Private yard; Private entrance; Fire pit; Outdoor lighting; Rain gutters; Wrap-around deck; Sliding doors; Shed(s); Has a view

Interior

• Kitchen: Oven; Self-cleaning oven; Free-standing gas range; Dishwasher; Microwave
• Bedrooms: Total of 4 rooms (includes bedroom count within total rooms information)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane heating; Wood-burning fireplace (family room); Ceiling fans for cooling
• Interior features: Cathedral ceilings; Eat-in kitchen; Chandelier; Ceiling fans; Window coverings and treatments (double pane, insulated, drapes)
• Laundry & utility: Washer and dryer hookups (washer hookup, electric dryer hookup); Laundry sink; Laundry located in basement / lower level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $405 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $239k).
• Cap rate 8.3% vs local median 2.5% in Wallenpaupack Lake Estates — 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 (#896 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, employment A; Watch: amenities F, commute F, health & safety 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.
• Zoned schools: Wallenpaupack North Intrmd Sch (math 36% / reading 59%, grade D, #733 of 1,518 statewide, top 48%, 471 students, 63% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 61% FRL vs 44% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 62 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 $4k of equity ($2k loan paydown + $3k appreciation (1.2% 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 (1.2% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $65k; list at $239k implies a 268% gain — meaningful room to come down on a strong offer.

Recommended offer $239,000

Questions for the listing agent

1. Built in 1967 — 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. 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: 1.04% ✓
• Cap rate: 8.33%
• Cash-on-cash: 7.27%
• DSCR: 1.32
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $302,400
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
815 N Shore Rd	0.65mi	2/2.0	1,228 (-2%)	16mo	$295,000	$240	48

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.17% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.4%
• Equity multiple: 1.48×
• Total profit: $32,287
• Equity at exit: $83,750

10-year hold

• IRR: 13.1%
• Equity multiple: 2.62×
• Total profit: $108,669
• Equity at exit: $112,984

Cash invested: $66,920 (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 18464

• Home prices YoY: 0.5%
• Active inventory: 62
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,489 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$141 /mo · $1,690/yr
• Insurance: −$100
• HOA: −$67
• Vacancy / Maint / Mgmt: −$523
• Net cashflow: $405

Break-even live

Break-even rent $1,976

Max offer price $239,000

Occupancy floor 79%

Sensitivity live

Price	-10% $540	-5% $473	+0% $405	+5% $338	+10% $270
Rent	-10% $209	-5% $307	+0% $405	+5% $503	+10% $602
Rate	-1.0pp $526	-0.5pp $466	base $405	+0.5pp $343	+1.0pp $280

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $67 · $804/yr

Listing history 3 events

1. 2026-05-22
   price $239,000
2. 2026-05-18
   listed $229,000 Active
3. 2001-09-06
   soldstatus $65,000

ⓘ 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: $1,690 · $141/mo
• Projected year-2 tax: $2,733 · $228/mo
• Expected delta: +$1,043/yr (+$87/mo · 61.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°F today · 15 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,863
• − Mortgage interest: −$13,388
• − Property taxes: −$1,690
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,389
• − Management: −$2,389
• − HOA: −$804
• − Depreciation: −$6,953
• Taxable income: $1,055
• Est. tax owed @ 24.0%: −$253
• After-tax cash flow: $4,609/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 — Wallenpaupack Lake Estates

• Score: 68/100
• State rank: #896
• US rank: #9541

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): 1,455

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 (87%)
• Race & ethnicity: White 87% Two or more races 8% Hispanic / Latino 8% Black 3% Asian 2%
• Hispanic origin (detail): Puerto Rican 5% Cuban 3%
• Common ancestry: Romanian 6% Scotch-Irish 5% Iranian 4%
• Foreign-born: 6% · South Korea, Canada
• Languages at home: 94% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 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: ▲ 1.17%
• Current HPI: 240.5805
• 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

+267.7% since first listed

3 events — show timeline

• 2026-05-22 Price Changed $239,000 PWMLS
• 2026-05-18 Listed $229,000 PWMLS
• 2001-09-06 Sold (Public Records) $65,000 Public Records

Property tax history

+3.0%/yr

Latest (2026): $1,690 · +3.5% YoY. Source: county tax records.