125 Canterbrook Dr · Hemlock Farms, PA 18428

$425,000

3 bd · 2.0 ba · 1,795 sqft · SingleFamily public records · 9 Days on market

Built 1989 0.51 ac lot Est $302k · 41% over $250/mo HOA · 6% of rent

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Why this score? — see what drove the D+ 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 +16.4/30.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.5/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Welcome to this light-filled contemporary retreat offering 3 bedrooms and 3 full baths in the amenity-filled community of Hemlock Farms. Designed for comfort and entertaining, this home features cathedral ceilings, abundant natural sunlight and an open and airy floor plan. The spacious kitchen is anchored by a center island, perfect for gathering with family and friends, while the formal dining room provides an elegant setting for holidays and special occasions. The primary bedroom is ideally located on the main floor. Additional highlights include a full basement offerings endless possibilities for storage, recreation with a garage entrance. Located in Hemlock Farms residents enjoy an exce

Key facts

• Formal dining room
• Spacious kitchen
• Full basement

Tags

• ABUNDANT NATURAL SUNLIGHT
• OPEN AND AIRY FLOOR PLAN
• SPACIOUS KITCHEN
• CENTER ISLAND
• FORMAL DINING ROOM
• FULL BASEMENT

Property features AI

Finance

• Financial info: Association fees listed (annual and one-time) and derived monthly amount
• HOA & community: Property is in a homeowners association (Hemlock Farms); Annual association fee with various amenity fees and one-time fees; Association includes grounds maintenance, trash removal, security, snow removal, and structure maintenance; Community amenities include clubhouse, pools (indoor and outdoor), tennis and basketball courts, sport courts, playground, park, lake, fitness center, golf, fishing, trails, dog park, picnic and meeting areas, recreation facilities, spa/hot tub, sauna, gated access, parking, landscaping and more

Exterior

• Parking: Detached garage facing front with inside entrance; 1-car garage
• Security: Community has gated access (community amenity)
• Utilities: 200+ amp electrical service; Electricity connected; Propane available/connected; Water connected; Septic tank
• Home design: Single-family house; One and one-half stories; Vacant
• Construction: Asphalt construction materials; Block foundation; Built with above-grade and below-grade finished areas
• Exterior features: Private entrance; On-site storage; Rain gutters; Workshop (outbuilding); Lot with many trees, wooded and rolling/sloped terrain; Paved private road with private maintenance

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator; Kitchen island
• Bedrooms: Master bedroom located downstairs
• Flooring: Hardwood; Laminate; Carpet; Tile; Ceramic tile
• Bathrooms: 3 full bathrooms
• Heating & cooling: Ceiling fans; Baseboard heat; Electric heating; Radiant ceiling/radiant heat; Propane heating; Wood stove; Fireplace(s)
• Interior features: Cathedral ceilings; Kitchen island; Central vacuum; Ceiling fans; Master bedroom on main level; Walk-out, walk-up, partially finished basement with exterior entry; One wood/propane-burning fireplace (wood stove) in living room
• Laundry & utility: Washer; Dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $425k.

Deal economics

• At list price, monthly cash flow is $240 ($3k/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 $405k (4.8% below list).
• Recommended offer: $405k (4.8% 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 $45k of equity ($3k loan paydown + $42k 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 $119k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$73k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $116k; list at $425k implies a 266% gain — meaningful room to come down on a strong offer.

Recommended offer $404,555 (4.8% 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
4. 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.
5. 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.
6. 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: 0.95% ✗
• Cap rate: 6.97%
• Cash-on-cash: 2.42%
• DSCR: 1.11
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $301,560
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
121 Canterbrook Dr	0.04mi	3/1.5	1,892 (+5%)	1mo	$285,000	$151	86
145 Gaskin Dr	0.32mi	3/2.0	1,720 (-4%)	15mo	$290,000	$169	66
130 Canterbrook Dr	0.20mi	3/2.5	1,550 (-14%)	1mo	$260,000	$168	65
130 Canterbrook Dr #130	0.20mi	3/2.5	1,550 (-14%)	1mo	$260,000	$168	65
109 Canterbrook Dr	0.17mi	3/2.0	1,536 (-14%)	11mo	$275,000	$179	59
123 Goldrush Dr	0.69mi	3/2.0	1,778 (-1%)	10mo	$370,000	$208	58
517 Maple Ridge Dr	0.34mi	3/2.5	2,016 (+12%)	8mo	$575,000	$285	55
126 Eisenhower Dr	0.74mi	4/2.0 (+1)	1,940 (+8%)	6mo	$175,000	$90	42
803 Lariat Ct	0.57mi	4/2.0 (+1)	1,588 (-12%)	8mo	$190,000	$120	42
807 Lariat Ct	0.58mi	3/2.0	2,030 (+13%)	12mo	$355,000	$175	41
104 Summer Hill Rd	0.75mi	3/2.0	2,064 (+15%)	1mo	$330,000	$160	40
103 Fairway Ln	0.62mi	4/2.0 (+1)	1,548 (-14%)	14mo	$249,000	$161	31

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: 26.0%
• Equity multiple: 3.07×
• Total profit: $246,819
• Equity at exit: $382,874

10-year hold

• IRR: 22.9%
• Equity multiple: 7.01×
• Total profit: $714,969
• Equity at exit: $825,682

Cash invested: $119,000 (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 →

ZIP-level market 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $4,046 medium
• Mortgage (P&I): −$2,229
• Tax from tax record: −$300 /mo · $3,603/yr
• Insurance: −$177
• HOA: −$250
• Vacancy / Maint / Mgmt: −$850
• Net cashflow: $240

Break-even live

Break-even rent $3,742

Max offer price $425,000

Occupancy floor 89%

Sensitivity live

Price	-10% $480	-5% $360	+0% $240	+5% $120	+10% $-1
Rent	-10% $-80	-5% $80	+0% $240	+5% $400	+10% $560
Rate	-1.0pp $454	-0.5pp $348	base $240	+0.5pp $130	+1.0pp $18

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: $106,250
• Closing costs: $12,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	0.83mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	2d	1	1.21mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	2d	1	1.28mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 8 events

1. 2026-06-18
   days on market $425,000 Active 9 DOM
2. 2026-06-17
   days on market $425,000 Active 8 DOM
3. 2026-06-16
   days on market $425,000 Active 7 DOM
4. 2026-06-15
   days on market $425,000 Active 6 DOM
5. 2026-06-13
   days on market $425,000 Active 4 DOM
6. 2026-06-13
   days on market $425,000 Active 3 DOM
7. 2026-06-10
   remarks 699-char remark
8. 2026-06-10
   listed $425,000 Active 1 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: $3,603 · $300/mo
• Projected year-2 tax: $5,159 · $430/mo
• Expected delta: +$1,556/yr (+$130/mo · 43.2%)

ⓘ 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 4/10 Moderate
• 🌡 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: $48,547
• − Mortgage interest: −$23,807
• − Property taxes: −$3,603
• − Insurance: −$2,125
• − Repairs & maintenance: −$3,884
• − Management: −$3,884
• − HOA: −$3,000
• − Depreciation: −$12,364
• Taxable loss: −$4,119
• Est. tax savings @ 24.0%: +$989
• After-tax cash flow: $3,867/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

+266.4% since first listed

2 events — show timeline

• 2026-06-09 Listed $425,000 PWMLS
• 1997-02-13 Sold (Public Records) $116,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,603 · +3.0% YoY. Source: county tax records.