216 Canoebrook Dr · Hemlock Farms, PA 18428

$399,000

3 bd · 2.0 ba · 2,083 sqft · SingleFamily public records · 10 Days on market

Built 1990 1.25 ac lot Est $406k · at est. $258/mo HOA · 7% of rent

---

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 +15.5/30.0
• Appreciation +10.0/10.0
• ARV discount +8.3/15.0
• DSCR +4.8/10.0
• 1% rule +4.6/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Secluded location, great contemporary home with hardwood and tiled floors, large eat in kitchen plus separate dining area, 3 large bedrooms 2 and 1/2 baths, spa tub, fabulous stone fireplace, great outdoor entertaining, 2 car garage, paved driveway all the extras are yours for a bargain price. Located central to pool and beach. Make this home yours today! Easy to show, ELB hangs on plant holder right of front door.

Key facts

• Large corner lot
• Walk-in closet
• 1.25 acre lot

Tags

• GATED AMENITY FILLED COMMUNITY
• LARGE CORNER LOT
• MULTIPLE OUTSIDE SPOTS
• SURROUNDED BY WOODLANDS
• MASTER BATHROOM SUITE
• WALK-IN CLOSET

Property features AI

Finance

• Other: Located in Hemlock Farms subdivision
• HOA & community: Part of homeowners association; HOA amenities include clubhouse, indoor and outdoor pools, fitness center, tennis courts, playground, lake access, dog park, game room, sauna, gated community, security, trash service; Annual association fee

Exterior

• Parking: Detached 2-car garage
• Home design: Duplex (residential); Two-story
• Construction: Crawl space basement
• Exterior features: Balcony; Private yard; Rear porch; Cabana; Corner lot

Interior

• Kitchen: Built-in electric range; Electric oven; Microwave; Dishwasher; Refrigerator
• Flooring: Carpet; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fans; Window air conditioning units
• Interior features: Ceiling fans; Kitchen island; High-speed internet; High ceilings; Eat-in kitchen; Two wood-burning fireplaces (living room and den)
• Laundry & utility: Washer and dryer inside (laundry room); Dehumidifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $160 ($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 $384k (3.7% below list).
• Recommended offer: $384k (3.7% below list) — sets the bar for 1% rule.

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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $43k of equity ($3k loan paydown + $40k 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 $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 12y 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 $198k; list at $399k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $384,299 (3.7% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.96% ✗
• Cap rate: 6.78%
• Cash-on-cash: 1.72%
• DSCR: 1.08
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $406,185
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Canoebrook Dr	0.00mi	3/2.5	2,083 (0%)	1mo	$405,000	$194	97
217 Canoebrook Dr	0.08mi	3/2.0	2,181 (+5%)	2mo	$359,999	$165	87
125 Broadmoor Dr	0.37mi	3/2.5	2,152 (+3%)	5mo	$335,000	$156	71
215 Canoebrook Dr	0.10mi	3/2.0	1,928 (-7%)	17mo	$489,000	$254	69
113 Whipple Tree Ln	0.14mi	3/2.0	1,892 (-9%)	16mo	$309,000	$163	65
107 Long Spur Ln	0.50mi	3/2.5	2,010 (-4%)	6mo	$430,000	$214	64
804 E Whippletree Ct	0.07mi	3/2.0	2,362 (+13%)	21mo	$460,000	$195	56
803 Widgeon Ct	0.53mi	4/3.0 (+1)	2,152 (+3%)	8mo	$702,500	$326	54
809 Widgeon Ct	0.55mi	3/3.0	1,911 (-8%)	6mo	$730,000	$382	51
109 Falling Brook Way	0.72mi	3/2.0	2,032 (-2%)	20mo	$509,900	$251	45
104 Heron Bay	0.73mi	3/2.0	2,296 (+10%)	5mo	$185,000	$81	44
139 Fairway Dr	0.74mi	3/2.0	1,916 (-8%)	17mo	$350,000	$183	37

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: 25.5%
• Equity multiple: 3.04×
• Total profit: $227,647
• Equity at exit: $359,451

10-year hold

• IRR: 22.5%
• Equity multiple: 6.93×
• Total profit: $662,613
• Equity at exit: $775,169

Cash invested: $111,720 (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: 8.7×

Monthly cashflow live

• Estimated rent: $3,843 medium
• Mortgage (P&I): −$2,092
• Tax from tax record: −$359 /mo · $4,308/yr
• Insurance: −$166
• HOA: −$258
• Vacancy / Maint / Mgmt: −$807
• Net cashflow: $160

Break-even live

Break-even rent $3,640

Max offer price $399,000

Occupancy floor 91%

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	0.69mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	1.10mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	1.33mi

HOA detail

• Monthly dues: $258 · $3,096/yr
• Likely covers: pool

Listing history 11 events

1. 2026-04-19
   status Pending
2. 2026-04-10
   listed $399,000 Active
3. 2020-01-08
   soldstatus $198,000
4. 2020-01-03
   soldstatus 419-char remark

   Show marketing remark (549 chars)

   Secluded location, great contemporary home with hardwood and tiled floors, large eat in kitchen plus separate dining area, 3 large bedrooms 2 and 1/2 baths, spa tub, fabulous stone fireplace, great outdoor entertaining, 2 car garage, paved driveway all the extras are yours for a bargain price. Located central to pool and beach. Make this home yours today! Easy to show, ELB hangs on plant holder right of front door. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 2 Bath Lev 2, Eating Area: Formal DN Room, Eating Area: Dining Area

5. 2020-01-03
   soldstatus $198,000 549-char remark

   Show marketing remark (549 chars)

   Secluded location, great contemporary home with hardwood and tiled floors, large eat in kitchen plus separate dining area, 3 large bedrooms 2 and 1/2 baths, spa tub, fabulous stone fireplace, great outdoor entertaining, 2 car garage, paved driveway all the extras are yours for a bargain price. Located central to pool and beach. Make this home yours today! Easy to show, ELB hangs on plant holder right of front door. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 2 Bath Lev 2, Eating Area: Formal DN Room, Eating Area: Dining Area

6. 2019-10-31
   listed $208,000 419-char remark

   Show marketing remark (549 chars)

   Secluded location, great contemporary home with hardwood and tiled floors, large eat in kitchen plus separate dining area, 3 large bedrooms 2 and 1/2 baths, spa tub, fabulous stone fireplace, great outdoor entertaining, 2 car garage, paved driveway all the extras are yours for a bargain price. Located central to pool and beach. Make this home yours today! Easy to show, ELB hangs on plant holder right of front door. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 2 Bath Lev 2, Eating Area: Formal DN Room, Eating Area: Dining Area

7. 2019-10-31
   listed $208,000 549-char remark

   Show marketing remark (549 chars)

   Secluded location, great contemporary home with hardwood and tiled floors, large eat in kitchen plus separate dining area, 3 large bedrooms 2 and 1/2 baths, spa tub, fabulous stone fireplace, great outdoor entertaining, 2 car garage, paved driveway all the extras are yours for a bargain price. Located central to pool and beach. Make this home yours today! Easy to show, ELB hangs on plant holder right of front door. , Beds Description: 2+BED 2nd, Baths: 1/2 Bath Lev 1, Baths: 2 Bath Lev 2, Eating Area: Formal DN Room, Eating Area: Dining Area

8. 2014-11-14
   soldstatus $175,000
9. 2014-11-12
   soldstatus $175,000
10. 2014-03-18
    listed $199,000
11. 2006-12-19
    soldstatus $255,000

ⓘ 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: $4,308 · $359/mo
• Projected year-2 tax: $5,306 · $442/mo
• Expected delta: +$998/yr (+$83/mo · 23.2%)

ⓘ 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 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

Taxation est. · year 1

• Rental income: $46,116
• − Mortgage interest: −$22,350
• − Property taxes: −$4,308
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,689
• − Management: −$3,689
• − HOA: −$3,096
• − Depreciation: −$11,607
• Taxable loss: −$4,619
• Est. tax savings @ 24.0%: +$1,109
• After-tax cash flow: $3,032/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 — 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
• 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

+56.5% since first listed

11 events — show timeline

• 2026-04-19 Pending — PWMLS
• 2026-04-10 Listed $399,000 PWMLS
• 2020-01-08 Sold (Public Records) $198,000 Public Records
• 2020-01-03 Sold (MLS) $198,000 PWMLS
• 2020-01-03 Sold (MLS) — PWMLS
• 2019-10-31 Listed $208,000 PWMLS
• 2019-10-31 Listed $208,000 PWMLS
• 2014-11-14 Sold (Public Records) $175,000 Public Records
• 2014-11-12 Sold (MLS) $175,000 PWMLS
• 2014-03-18 Listed $199,000 PWMLS
• 2006-12-19 Sold (Public Records) $255,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $4,308 · +3.0% YoY. Source: county tax records.