825 N Hillview Pl · Hemlock Farms, PA
Flood risk 1/10 · Minimal
- FEMA flood zone
- X (unshaded)
- Chance of flooding over 30 yrs
- 0.0%
- Est. flood insurance / yr
- $473 – $860
Fire risk 5/10 · Moderate
- Est. fire insurance / yr
- $511 – $949
Heat risk 2/10 · Minimal
- Hot days now (above 91°F)
- 7 days/yr
- Hot days in 30 yrs
- 15 days/yr
Wind risk 3/10 · Minor
- Chance of severe wind over 30 yrs
- 6.0%
Air-quality risk 2/10 · Minimal
- Unhealthy air days now
- 1 days/yr
- Unhealthy air days in 30 yrs
- 2 days/yr
Risk factors via First Street. Map © Google.
Why this score? — see what drove the A 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 +30.0/30.0
- ARV discount +15.0/15.0
- 1% rule +10.0/10.0
- DSCR +10.0/10.0
- Appreciation +10.0/10.0
- Schools +5.3/10.0
- Livability +3.4/5.0
- Rent growth +2.5/5.0
- Condition / age +2.2/5.0
$189,000
825 N Hillview Pl · Hemlock Farms, PA 18428
3 bd · 2.0 ba · 1,568 sqft · SingleFamily
public records
· 66 Days on market
Built 1973
0.95 ac lot
$121/sqft
· 36% below area
Est $255k · 26% under
$243/mo HOA · 8% of rent
🖨 Deal sheet (PDF) 📄 Offer letter ✓ Due diligence
Listing remarks
Tucked away in the amenity-filled Hemlock Farms community, this peaceful country retreat offers the perfect blend of privacy, comfort, and convenience. Backing up to hundreds of acres of state land, you'll enjoy a truly secluded setting with wooded views and direct access to nature right from your backyard. This inviting home features 4 bedrooms, 2 full bathrooms, and a bright open floor plan connecting the kitchen, dining, and living areas -- ideal for both everyday living and entertaining. Sliding glass doors lead out to the spacious front deck, creating the perfect space for relaxing, hosting guests, or enjoying the peaceful surroundings.
Key facts
- Community center
- Wooded views
- Spacious front deck
Tags
Neighborhood map
Sold within
Property
Rental comp
Retail
Costco
Walmart
Transit
Schools
Stadiums
Fortune 500
· Circle radius: 6.0 mi
Loading POIs…
What this means for you Summary
Snapshot
- This is a 3-bed/2.0-bath single-family listed at $189k. Condition is rated fair.
Deal economics
- At list price, monthly cash flow is $848 ($10k/yr) — positive.
- The deal already cash-flows at list — no discount required.
- Meets the 1% rule at list price ($3k rent vs $189k).
- Recommended offer: $178k (6.0% below list) — sets the bar for market timing.
- Cap rate 11.7% vs local median 5.4% in Hemlock Farms — 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 (#884 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, housing A+, health & safety A+; Watch: 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.
- Zoned schools: Wallenpaupack South El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 255 students, 72% 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 64% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
- Market conditions: 473 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
Forward outlook
- In year one you build about $20k of equity ($1k loan paydown + $19k 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 $53k cash investment doubles in ~2 years — after that, you're playing with house money.
- By year 2, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
Negotiation context
- It's been on market 66 days — a 6% lower offer ($178k) is reasonable based on typical stale-listing flexibility.
- 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
- Current owner paid $143k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.
Risks & watch-outs
- Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.
Recommended offer
$177,660
(6.0% below list)
Questions for the listing agent
- It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
- Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
- Built in 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
- What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
- Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
- Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
- 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.
- 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.
- 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
- 1.62% ✓
- Cap rate
- 11.68%
- Cash-on-cash
- 19.24%
- DSCR
- 1.86
- GRM
- 5.1
CMA / ARV
- ARV (median comp)
- $254,795
- List price
- $189,000
- Delta
- -25.82%
- Verdict
- UNDERPRICED
- Comps
- 20 within 1.0 mi
Show comp detail 9 sales within ~0.75 mi
| Address | Dist | Beds/Ba | Sqft | Sold | Price | $/sf | Match |
|---|---|---|---|---|---|---|---|
| 100 Forest Dr | 0.32mi | 3/2.0 | 1,735 (+11%) | 5mo | $365,900 | $211 | 63 |
| 800 Dogwood Ct W | 0.43mi | 3/2.0 | 1,656 (+6%) | 13mo | $295,000 | $178 | 60 |
| 101 Tupelo Dr | 0.62mi | 3/2.0 | 1,536 (-2%) | 13mo | $333,000 | $217 | 57 |
| 813 Dogwood Ct | 0.46mi | 3/2.0 | 1,424 (-9%) | 12mo | $215,000 | $151 | 53 |
| 800 Lakeview Place Pl | 0.42mi | 3/1.5 | 1,396 (-11%) | 9mo | $230,000 | $165 | 53 |
| 106 Lookout Dr | 0.66mi | 4/2.0 (+1) | 1,698 (+8%) | 0mo | $246,000 | $145 | 50 |
| 125 Lone Pine Bay Rd | 0.54mi | 3/2.0 | 1,440 (-8%) | 24mo | $300,000 | $208 | 42 |
| 116 Blackbirch Ln | 0.60mi | 4/2.0 (+1) | 1,734 (+11%) | 10mo | $215,000 | $124 | 41 |
| 106 Basswood Dr | 0.57mi | 3/2.0 | 1,800 (+15%) | 12mo | $270,000 | $150 | 39 |
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
- 38.6%
- Equity multiple
- 3.97×
- Total profit
- $157,186
- Equity at exit
- $170,266
10-year hold
- IRR
- 33.3%
- Equity multiple
- 8.95×
- Total profit
- $420,808
- Equity at exit
- $367,185
Cash invested: $52,920 (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.
Buyer's market
Market conditions
within 1.0 mi — comparable homes for sale
Active competition Active MLS
- For sale now
- 10 active · 3 under contract
- Months of supply
- 12.0 mo (8%/mo absorbed)
- Median asking
- $352,000 ($233/sqft)
- Median days on market
- 60 d
- This list price
- lowest-priced of the active set
- ARV vs active asking
- -30.3% vs current asking $/sqft
Closed sales set the value; these active listings set current market conditions and a practical price ceiling.
ZIP-level market 18428
- Home prices YoY
- 9.2%
- Active inventory
- 473
- Price-to-rent
- 5.1×
Monthly cashflow live
↻
- Estimated rent
- $3,067 medium interval (Pro) →
- Mortgage (P&I)
- −$991
- Tax from tax record
- −$261 /mo · $3,136/yr
- Insurance
- −$79
- HOA
- −$243
- Lot rent
- −$0
- Vacancy / Maint / Mgmt
- −$644
- Net cashflow
- $848
Break-even live
Break-even rent
$1,993
Max offer price
$189,000
Occupancy floor
67%
Sensitivity live
| Price | -10% $955 | -5% $902 | +0% $848 | +5% $795 | +10% $741 |
|---|---|---|---|---|---|
| Rent | -10% $606 | -5% $727 | +0% $848 | +5% $970 | +10% $1,091 |
| Rate | -1.0pp $944 | -0.5pp $897 | base $848 | +0.5pp $800 | +1.0pp $750 |
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
- $47,250
- Closing costs
- $5,670
- Club membership (one-time)
- —
- Reserves months
- —
- Total cash needed
- —
Loan-product check · same deal, 3 products live
Conventional
25% down · 7.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Personal DTI + credit; lowest rate.
DSCR
20% down · 8.5% · 30yr
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
No personal income docs; deal must DSCR.
Hard money
10% down · 12.0% · 12mo
- Cash invested
- —
- Monthly P&I
- —
- Monthly cashflow
- —
- DSCR
- —
- Eligible?
- —
Short-term bridge; refi at stabilization.
Rent comps 4 comps
| Address | Beds | Baths | Sqft | Rent | $/sqft | DOM | Units | Dist |
|---|---|---|---|---|---|---|---|---|
| 811 Hickory Ct Hawley, PA | 3.0 | 2.0 | 1100 | $2,400 | $2.18 | 0d | 1 | 0.68mi |
| 313 Forest Dr Blooming Grove, PA | 3.0 | 2.0 | 1200 | $4,600 | $3.83 | 0d | 1 | 0.84mi |
| 105 Bluestone Dr Hawley, PA | 3.0 | 1.5 | 1840 | $2,450 | $1.33 | 0d | 1 | 1.09mi |
| 131 Surrey Dr Hawley, PA | 4.0 | 2.0 | 1952 | $2,650 | $1.36 | 93d | 1 | 1.49mi |
Property features AI
Finance
- HOA & community
- Homeowners associationAnnual association fee (annually)One-time association feeMonthly equivalent association fee providedAssociation amenities include: pool (indoor and outdoor access), clubhouse, fitness center, tennis and basketball courts, sport court, golf course access, playground, park, picnic area, beach access and rights, dog park, maintenance, snow removal, security, and gated community
Exterior
- Parking
- Paved, private parking
- Security
- Gated community with security gate and guard
- Utilities
- Septic tank
- Home design
- Single family residenceResidential propertyHas a view
- Construction
- Asphalt roofBlock foundationBuilt on a 0.95-acre lot
- Exterior features
- Covered, screened porchDeckWooded lotPaved road
Interior
- Kitchen
- DishwasherElectric ovenElectric cooktopRefrigerator
- Bedrooms
- Total rooms: 9
- Flooring
- CarpetTileWood
- Bathrooms
- 2 full bathrooms
- Heating & cooling
- Baseboard heatingElectric heating
- Interior features
- Fireplace (1)Basement: full, unfinished block
- Laundry & utility
- WasherDryerLaundry room on the main level
Listing history 45 events
-
2026-08-08days on market $189,000 Active 66 DOM
-
2026-08-06days on market $189,000 Active 64 DOM
-
2026-08-05days on market $189,000 Active 63 DOM
-
2026-08-04days on market $189,000 Active 62 DOM
-
2026-08-03days on market $189,000 Active 61 DOM
-
2026-07-31days on market $189,000 Active 58 DOM
-
2026-07-30days on market $189,000 Active 57 DOM
-
2026-07-30days on market $189,000 Active 56 DOM
-
2026-07-28days on market $189,000 Active 55 DOM
-
2026-07-26days on market $189,000 Active 53 DOM
-
2026-07-24days on market $189,000 Active 51 DOM
-
2026-07-23days on market $189,000 Active 50 DOM
-
2026-07-22days on market $189,000 Active 49 DOM
-
2026-07-21days on market $189,000 Active 48 DOM
-
2026-07-20days on market $189,000 Active 47 DOM
-
2026-07-18days on market $189,000 Active 45 DOM
-
2026-07-18days on market $189,000 Active 44 DOM
-
2026-07-16days on market $189,000 Active 43 DOM
-
2026-07-15days on market $189,000 Active 42 DOM
-
2026-07-14status $189,000 Active 41 DOM
-
2026-07-03statusdays on market $189,000 Pending 41 DOM
-
2026-07-02days on market $189,000 Active 40 DOM
-
2026-07-01days on market $189,000 Active 39 DOM
-
2026-06-30pricestatus $189,000 Active 38 DOM
-
2026-06-22status $209,000 Pending 38 DOM
-
2026-06-21days on market $209,000 Active 38 DOM
-
2026-06-18days on market $209,000 Active 35 DOM
-
2026-06-17days on market $209,000 Active 34 DOM
-
2026-06-16days on market $209,000 Active 33 DOM
-
2026-06-15days on market $209,000 Active 32 DOM
-
2026-06-13days on market $209,000 Active 30 DOM
-
2026-06-13days on market $209,000 Active 29 DOM
-
2026-06-09days on market $209,000 Active 26 DOM
-
2026-06-08days on market $209,000 Active 25 DOM
-
2026-06-07days on market $209,000 Active 24 DOM
-
2026-06-04days on market $209,000 Active 21 DOM
-
2026-06-03days on market $209,000 Active 20 DOM
-
2026-06-02days on market $209,000 Active 19 DOM
-
2026-06-01days on market $209,000 Active 18 DOM
-
2026-05-31days on market $209,000 Active 17 DOM
-
2026-05-14$209,000 Active 1034-char remark
-
2025-10-23status Pending
-
2025-08-21price $209,000
-
2025-07-01$239,000 Active
-
2003-06-09soldstatus $143,000
ⓘ 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
- $3,136 · $261/mo
- Projected year-2 tax
- $3,136 · $261/mo
- Expected delta
- $0/yr ($0/mo · 0.0%)
ⓘ 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 5/10 Major
- Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
- Wind 3/10 Moderate 6% chance of damaging wind over 30 yrs
- Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out
Nearby sold comps map
Loading sold comps map…
Walkable amenities ~0.75 mi
Loading nearby amenities…
Taxation est. · year 1
- Rental income
- $36,800
- − Mortgage interest
- −$10,587
- − Property taxes
- −$3,136
- − Insurance
- −$945
- − Repairs & maintenance
- −$2,944
- − Management
- −$2,944
- − HOA
- −$2,916
- − Depreciation
- −$5,498
- Taxable income
- $7,830
combined federal + state — saved on this device
- Est. tax owed @ 24.0%
- −$1,879
- After-tax cash flow
- $8,302/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 · 9 photos
45/100
Moderate rehab
Est. rehab $39,200–$70,560 screening
This home requires moderate repairs and maintenance, particularly in the exterior and landscaping areas, to improve its curb appeal and resale value.
Repairs flagged
- Major landscaping — overgrown vegetation needs trimming and planting
- Moderate exterior paint — existing paint needs touch-up or repainting
- Moderate exterior siding — existing siding needs cleaning or repainting
Value-add opportunities
- Both landscaping and curb appeal — enhances curb appeal and resale value ↑
- Both exterior paint and siding — improves curb appeal and resale value ↑
- Rental HVAC maintenance — ensures comfort and reduces utility costs ↑
ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.
D
Composite school gradezoned avg 53/100
Zoned Schools
Elementary
Wallenpaupack South El Sch
D
PA #654/1,518
Nat'l #12,785/41,679
Middle
Wallenpaupack Area Ms
F
PA #257/512
Nat'l #6,005/14,009
High
Wallenpaupack Area Hs
B+
PA #48/437
Nat'l #2,083/17,239
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
C
Composite livability gradescore 68/100
Livability — Hemlock Farms
- Score
- 68/100
- State rank
- #884
- US rank
- #9421
Category grades
Amenities F
Commute F
Cost of living B+
Crime A+
Employment C+
Housing A+
Health & safety A+
User ratings A
Schools grade is shown separately in the Schools card above.
Census & demographics
- Census place
- Hemlock Farms, PA
- County
- Pike · 53,548 people
- Population (ZIP)
- 12,446
- Household income
- $75,463
- Rent vs Own
- Severe rent burden
- 13% of renters
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 |
|
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Price history
+46.2% since first listed5 events — show timeline
- 2026-05-14 Listed $209,000 PWMLS
- 2025-10-23 Pending — PWMLS
- 2025-08-21 Price Changed $209,000 PWMLS
- 2025-07-01 Listed $239,000 PWMLS
- 2003-06-09 Sold (Public Records) $143,000 Public Records
Property tax history
+2.8%/yrLatest (2026): $3,136 · +3.0% YoY. Source: county tax records.
Cash-flow waterfall
monthlySold comps — $/sqft
last 12 mo · ≤1 miLoading sold comps…