116 Rodeo Dr · Hemlock Farms, PA 18428

$374,900

3 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 241 Days on market

Built 1974 0.93 ac lot $217/sqft · 15% above area Est $327k · 15% over

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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).

• Cash flow +18.7/30.0
• Appreciation +10.0/10.0
• DSCR +5.9/10.0
• 1% rule +4.4/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.9/15.0

Listing remarks MLS

Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

Key facts

• Screened in porch
• Utility room
• Mature landscaping

Tags

• REMODELED RAISED RANCH
• SCREENED IN PORCH
• EXPANSIVE DECK
• MATURE LANDSCAPING
• AMPLE STORAGE
• UTILITY ROOM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/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 $353k (5.9% below list).
• Recommended offer: $330k (12.0% below list) — sets the bar for market timing.

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: 374 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 5d 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 $40k of equity ($3k loan paydown + $37k 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 $105k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 241 days — a 12% lower offer ($330k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $60k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; list at $375k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $329,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 241 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.94% ✗
• Cap rate: 7.47%
• Cash-on-cash: 4.22%
• DSCR: 1.19
• GRM: 8.9

CMA / ARV

• ARV (median comp): $326,850
• List price: $374,900
• Delta: 14.70%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Rodeo Dr	0.05mi	3/2.0	1,724 (-0%)	12mo	$290,000	$168	87
137 Rodeo Dr	0.22mi	3/2.0	1,742 (+1%)	10mo	$351,500	$202	80
206 Maple Ave	0.43mi	4/2.0 (+1)	1,710 (-1%)	6mo	$260,000	$152	68
800 Colt Ct	0.08mi	3/3.0	1,556 (-10%)	12mo	$295,000	$190	66
115 Rodeo Ln	0.17mi	3/2.5	1,835 (+6%)	17mo	$325,000	$177	65
802 Appaloosa Ct	0.63mi	3/2.0	1,738 (+1%)	10mo	$399,000	$230	62
801 Pony Ct	0.59mi	3/2.0	1,662 (-4%)	8mo	$350,000	$211	60
220 Surrey Dr	0.45mi	3/1.5	1,820 (+5%)	13mo	$330,000	$181	57
101 Stallion Dr	0.32mi	3/2.0	1,984 (+15%)	8mo	$430,000	$217	54
101 Surrey Dr	0.48mi	3/2.0	1,566 (-9%)	10mo	$243,000	$155	53
408 Surrey Dr	0.42mi	3/2.0	1,600 (-7%)	19mo	$255,000	$159	52
126 Granite Dr	0.65mi	3/2.5	1,820 (+5%)	18mo	$360,000	$198	44

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: 27.3%
• Equity multiple: 3.17×
• Total profit: $227,636
• Equity at exit: $337,740

10-year hold

• IRR: 23.9%
• Equity multiple: 7.21×
• Total profit: $651,755
• Equity at exit: $728,348

Cash invested: $104,972 (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: 374
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $3,526 medium
• Mortgage (P&I): −$1,966
• Tax from tax record: −$295 /mo · $3,535/yr
• Insurance: −$156
• HOA: −$0
• Vacancy / Maint / Mgmt: −$741
• Net cashflow: $369

Break-even live

Break-even rent $3,059

Max offer price $374,900

Occupancy floor 85%

Sensitivity live

Price	-10% $581	-5% $475	+0% $369	+5% $263	+10% $157
Rent	-10% $91	-5% $230	+0% $369	+5% $508	+10% $648
Rate	-1.0pp $558	-0.5pp $464	base $369	+0.5pp $272	+1.0pp $173

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: $93,725
• Closing costs: $11,247
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	5d	1	0.25mi
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	45d	1	0.44mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	1.25mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	0d	1	1.47mi

Listing history 27 events

1. 2026-06-21
   days on market $374,900 Active 241 DOM
2. 2026-06-18
   days on market $374,900 Active 238 DOM
3. 2026-06-17
   days on market $374,900 Active 237 DOM
4. 2026-06-16
   days on market $374,900 Active 236 DOM
5. 2026-06-15
   days on market $374,900 Active 235 DOM
6. 2026-06-13
   days on market $374,900 Active 233 DOM
7. 2026-06-13
   days on market $374,900 Active 232 DOM
8. 2026-06-09
   days on market $374,900 Active 229 DOM
9. 2026-06-08
   days on market $374,900 Active 228 DOM
10. 2026-06-07
    pricedays on market $374,900 Active 227 DOM
11. 2026-06-04
    days on market $389,500 Active 224 DOM
12. 2026-06-03
    days on market $389,500 Active 223 DOM
13. 2026-06-02
    days on market $389,500 Active 222 DOM
14. 2026-06-01
    days on market $389,500 Active 221 DOM
15. 2026-05-31
    days on market $389,500 Active 220 DOM
16. 2026-05-06
    price $395,900 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

17. 2026-04-29
    price $409,000 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

18. 2026-04-16
    status Active 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

19. 2026-04-16
    price $419,000 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

20. 2026-04-06
    status Pending 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

21. 2026-02-18
    price $399,900 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

22. 2026-01-21
    price $409,000 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

23. 2025-11-14
    price $419,000 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

24. 2025-10-13
    listed $435,000 Active 724-char remark

    Show marketing remark (724 chars)

    Tucked on nearly an acre of landscaped privacy inside one of the Poconos' most sought-after gated communities, this fully remodeled raised ranch is ready just in time for lake season. Two wood-burning fireplaces anchor two expansive living areas, while the renovated kitchen and baths blend modern comfort with rustic Poconos charm. Exposed beams and wood windows add warmth throughout. Recent upgrades leave nothing to do: new roof, septic, carpet, flooring, lighting, and mini-split AC/heat. Outside, a horseshoe driveway, oversized 2-car garage, expansive deck, screened porch, and storage shed extend your living space into nearly an acre of wooded privacy. Amenities: pools beaches tennis trails 24/7 gated security

25. 2025-01-17
    soldstatus $220,000 Closed 740-char remark

    Show marketing remark (740 chars)

    This charming property is ready to welcome you just in time for the holidays. Featuring three bedrooms, two bathrooms, and an unused fireplace in the living room, this home offers comfort and warmth. The open floor plan seamlessly connects the kitchen, living room, and dining room, complete with two sliding glass doors that invite natural light w/ a screened in Porch off kitchen. Built in 1974 on a 0.93-acre lot, this home also boasts a generously sized family room and a convenient laundry room with a sink. Whether you're looking for space to relax or entertain, this home has it all. The current owner is ready to downsize, making this a perfect opportunity for you to enjoy everything this home has to offer. Schedule a visit today!

26. 2024-12-17
    status Pending 740-char remark

    Show marketing remark (740 chars)

    This charming property is ready to welcome you just in time for the holidays. Featuring three bedrooms, two bathrooms, and an unused fireplace in the living room, this home offers comfort and warmth. The open floor plan seamlessly connects the kitchen, living room, and dining room, complete with two sliding glass doors that invite natural light w/ a screened in Porch off kitchen. Built in 1974 on a 0.93-acre lot, this home also boasts a generously sized family room and a convenient laundry room with a sink. Whether you're looking for space to relax or entertain, this home has it all. The current owner is ready to downsize, making this a perfect opportunity for you to enjoy everything this home has to offer. Schedule a visit today!

27. 2024-10-10
    listed $250,000 Active 740-char remark

    Show marketing remark (740 chars)

    This charming property is ready to welcome you just in time for the holidays. Featuring three bedrooms, two bathrooms, and an unused fireplace in the living room, this home offers comfort and warmth. The open floor plan seamlessly connects the kitchen, living room, and dining room, complete with two sliding glass doors that invite natural light w/ a screened in Porch off kitchen. Built in 1974 on a 0.93-acre lot, this home also boasts a generously sized family room and a convenient laundry room with a sink. Whether you're looking for space to relax or entertain, this home has it all. The current owner is ready to downsize, making this a perfect opportunity for you to enjoy everything this home has to offer. Schedule a visit today!

ⓘ 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: $3,535 · $295/mo
• Projected year-2 tax: $4,729 · $394/mo
• Expected delta: +$1,194/yr (+$100/mo · 33.8%)

ⓘ 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 ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $42,318
• − Mortgage interest: −$21,000
• − Property taxes: −$3,535
• − Insurance: −$1,874
• − Repairs & maintenance: −$3,385
• − Management: −$3,385
• − Depreciation: −$10,906
• Taxable loss: −$1,769
• Est. tax savings @ 24.0%: +$425
• After-tax cash flow: $4,854/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

+58.4% since first listed

12 events — show timeline

• 2026-05-06 Price Changed $395,900 PWMLS
• 2026-04-29 Price Changed $409,000 PWMLS
• 2026-04-16 Relisted — PWMLS
• 2026-04-16 Price Changed $419,000 PWMLS
• 2026-04-06 Pending — PWMLS
• 2026-02-18 Price Changed $399,900 PWMLS
• 2026-01-21 Price Changed $409,000 PWMLS
• 2025-11-14 Price Changed $419,000 PWMLS
• 2025-10-13 Listed $435,000 PWMLS
• 2025-01-17 Sold (MLS) $220,000 PWMLS
• 2024-12-17 Pending — PWMLS
• 2024-10-10 Listed $250,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $3,535 · +3.0% YoY. Source: county tax records.