112 Bluestone Dr · Hemlock Farms, PA 18428

$175,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 296 Days on market

Built 1975 Fair condition 1.06 ac lot $203/sqft · 28% below area Est $243k · 28% under $394/mo HOA · 20% 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 +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +10.0/10.0
• 1% rule +6.4/10.0
• Schools +5.3/10.0
• DSCR +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Charming vacation or starter home tucked nicely in the woods, this home is being sold with the adjoining lot, so it is just over 1 acre. You will enter through the large screen porch to this adorable home and into the living room which you will take notice of the large windows giving you a nice view of the forest, also on the first floor is the kitchen and dining room. The second floor has 3 bedrooms, full bath and open deck. This home is being sold turnkey with all the contents also included. If the buyer wants to keep the adjoining lot permanent, they can combine them through the township and county, this will lower the dues for a savings. Give us, or your agent a call to see this property as its not expected to last long on the market.

Key facts

• Large windows
• Open deck
• Turnkey

Tags

• SCREEN PORCH
• LARGE WINDOWS
• OPEN DECK
• TURNKEY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $23 ($273/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 6.4% vs local median 5.4% in Hemlock Farms — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 2 comparable units currently listed for rent nearby; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($75k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $49k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 296 days — a 12% lower offer ($154k) 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 $73k; list at $175k implies a 140% gain — meaningful room to come down on a strong offer.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 296 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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.
8. 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.
9. 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: 1.14% ✓
• Cap rate: 6.45%
• Cash-on-cash: 0.56%
• DSCR: 1.02
• GRM: 7.3

CMA / ARV

• ARV (median comp): $242,567
• List price: $175,000
• Delta: -27.85%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
127 Longridge Rd	0.36mi	2/2.0 (-1)	900 (+4%)	2mo	$180,000	$200	66
126 Rockwood Dr	0.57mi	2/1.0 (-1)	885 (+2%)	20mo	$169,000	$191	48
104 Ironwood Ln	0.34mi	3/2.0	1,032 (+19%)	16mo	$260,000	$252	42
100 Saddlebrook Ln	0.82mi	2/1.0 (-1)	912 (+6%)	12mo	$235,000	$258	40
107 Rodeo Ln	0.93mi	3/2.0	944 (+9%)	16mo	$187,500	$199	33
121 Maple Ridge Dr	0.77mi	3/1.0	1,024 (+18%)	18mo	$150,000	$146	25
108 Farrier Ln	0.81mi	2/1.5 (-1)	1,016 (+18%)	11mo	$200,000	$197	24

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: 24.7%
• Equity multiple: 2.98×
• Total profit: $96,998
• Equity at exit: $157,654

10-year hold

• IRR: 21.9%
• Equity multiple: 6.82×
• Total profit: $284,983
• Equity at exit: $339,987

Cash invested: $49,000 (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 →

Balanced market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 1 active · 1 under contract
• Months of supply: 6.0 mo (17%/mo absorbed)
• Median asking: $284,000 ($303/sqft)
• Median days on market: 237 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -7.5% 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: 7.3×

Monthly cashflow live

• Estimated rent: $1,993 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$167 /mo · $2,004/yr
• Insurance: −$73
• HOA: −$394
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $23

Break-even live

Break-even rent $1,964

Max offer price $175,000

Occupancy floor 94%

Sensitivity live

Price	-10% $122	-5% $72	+0% $23	+5% $-27	+10% $-76
Rent	-10% $-135	-5% $-56	+0% $23	+5% $101	+10% $180
Rate	-1.0pp $111	-0.5pp $67	base $23	+0.5pp $-23	+1.0pp $-69

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: $43,750
• Closing costs: $5,250
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
127 Long Ridge Rd Hawley, PA	2.0	2.0	900	$1,800	$2.00	25d	1	0.33mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,400	$2.18	0d	1	0.57mi

Listing history 50 events

1. 2026-08-08
   days on market $175,000 Active 296 DOM
2. 2026-08-06
   days on market $175,000 Active 294 DOM
3. 2026-08-05
   days on market $175,000 Active 293 DOM
4. 2026-08-04
   days on market $175,000 Active 292 DOM
5. 2026-08-03
   days on market $175,000 Active 291 DOM
6. 2026-07-31
   days on market $175,000 Active 288 DOM
7. 2026-07-30
   days on market $175,000 Active 287 DOM
8. 2026-07-30
   days on market $175,000 Active 286 DOM
9. 2026-07-28
   days on market $175,000 Active 285 DOM
10. 2026-07-26
    days on market $175,000 Active 283 DOM
11. 2026-07-24
    days on market $175,000 Active 281 DOM
12. 2026-07-23
    days on market $175,000 Active 280 DOM
13. 2026-07-22
    days on market $175,000 Active 279 DOM
14. 2026-07-21
    days on market $175,000 Active 278 DOM
15. 2026-07-20
    days on market $175,000 Active 277 DOM
16. 2026-07-18
    days on market $175,000 Active 275 DOM
17. 2026-07-18
    days on market $175,000 Active 274 DOM
18. 2026-07-16
    days on market $175,000 Active 273 DOM
19. 2026-07-15
    days on market $175,000 Active 272 DOM
20. 2026-07-14
    days on market $175,000 Active 271 DOM
21. 2026-07-13
    pricedays on market $175,000 Active 270 DOM
22. 2026-07-13
    days on market $185,000 Active 269 DOM
23. 2026-07-11
    days on market $185,000 Active 268 DOM
24. 2026-07-10
    days on market $185,000 Active 267 DOM
25. 2026-07-09
    days on market $185,000 Active 266 DOM
26. 2026-07-07
    days on market $185,000 Active 264 DOM
27. 2026-07-06
    days on market $185,000 Active 263 DOM
28. 2026-07-06
    days on market $185,000 Active 262 DOM
29. 2026-07-05
    days on market $185,000 Active 261 DOM
30. 2026-07-03
    days on market $185,000 Active 260 DOM
31. 2026-07-02
    days on market $185,000 Active 259 DOM
32. 2026-07-01
    days on market $185,000 Active 258 DOM
33. 2026-06-30
    days on market $185,000 Active 257 DOM
34. 2026-06-29
    days on market $185,000 Active 256 DOM
35. 2026-06-28
    days on market $185,000 Active 255 DOM
36. 2026-06-27
    days on market $185,000 Active 254 DOM
37. 2026-06-26
    days on market $185,000 Active 253 DOM
38. 2026-06-24
    days on market $185,000 Active 251 DOM
39. 2026-06-22
    days on market $185,000 Active 249 DOM
40. 2026-06-21
    days on market $185,000 Active 248 DOM
41. 2026-06-18
    days on market $185,000 Active 245 DOM
42. 2026-06-17
    days on market $185,000 Active 244 DOM
43. 2026-06-16
    days on market $185,000 Active 243 DOM
44. 2026-06-15
    days on market $185,000 Active 242 DOM
45. 2026-06-13
    days on market $185,000 Active 240 DOM
46. 2026-06-13
    days on market $185,000 Active 239 DOM
47. 2026-06-09
    days on market $185,000 Active 236 DOM
48. 2026-06-08
    days on market $185,000 Active 235 DOM
49. 2026-06-07
    days on market $185,000 Active 234 DOM
50. 2026-06-04
    days on market $185,000 Active 231 DOM

ⓘ 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: $2,004 · $167/mo
• Projected year-2 tax: $2,385 · $199/mo
• Expected delta: +$380/yr (+$32/mo · 19.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $23,915
• − Mortgage interest: −$9,803
• − Property taxes: −$2,004
• − Insurance: −$875
• − Repairs & maintenance: −$1,913
• − Management: −$1,913
• − HOA: −$4,728
• − Depreciation: −$5,091
• Taxable loss: −$2,412
• Est. tax savings @ 24.0%: +$579
• After-tax cash flow: $852/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

Fair 45/100 Moderate rehab Est. rehab $21,600–$38,880 screening

This charming vacation or starter home in the woods requires significant repairs and updates to its roof, siding, flooring, and interior walls to improve its condition and value.

Components & finishes AI

Roof tile · good Flooring carpet

Deferred maintenance Est. $2,500–$10,000 screening

• Minor Roof (roof) — No visible signs of damage or wear
• Minor Windows (windows) — No visible signs of damage or wear
• Minor Electrical (electrical) — No visible signs of damage or wear
• Minor Plumbing (plumbing) — No visible signs of damage or wear
• Minor Exterior (exterior) — No visible signs of damage or wear

Repairs flagged

• Major roof shingles — Shingles are worn and uneven
• Major siding — Siding is weathered and peeling
• Major flooring — Carpeted floors show signs of wear
• Major interior walls — Paint is chipped and faded

Value-add opportunities

• Both new roof — A new roof would improve both resale and rental value ↑
• Both new siding — New siding would improve both resale and rental value ↑
• Both new flooring — New flooring would improve both resale and rental value ↑
• Both paint interior walls — Fresh paint would improve both resale and rental value ↑

ⓘ 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: 18.2% rent · 81.8% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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

+153.4% since first listed

5 events — show timeline

• 2026-04-21 Relisted — PWMLS
• 2026-04-08 Pending — PWMLS
• 2026-03-01 Price Changed $185,000 PWMLS
• 2025-10-03 Listed $195,000 PWMLS
• 1988-05-24 Sold (Public Records) $73,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,004 · +3.0% YoY. Source: county tax records.