105 Orchard Dr · Hemlock Farms, PA 18428

$335,000

3 bd · 2.5 ba · 1,722 sqft · SingleFamily public records · 34 Days on market

Built 1988 0.47 ac lot $195/sqft · 8% above area Est $310k · 8% over $250/mo HOA · 6% of rent

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Why this score? — see what drove the B- 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 +24.3/30.0
• Appreciation +10.0/10.0
• DSCR +7.9/10.0
• 1% rule +7.0/10.0
• Schools +4.2/10.0
• ARV discount +3.8/15.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Entertainers Dream!! This one level contemporary home offers 3 bedrooms, 2 baths which includes a spacious primary suite with a relaxing jacuzzi tub. The open concept great room showcases a center island kitchen, dining, and living area with a wall of stone wood-burning fireplace, cathedral ceilings and walls of glass that fill the home with natural light. Enjoy central a/c, 3 season room, open deck and attached one car garage with circular driveway. Just a short walk to the beach and nearby orchard for seasonal apple picking. Perfect for relaxing, entertaining, and enjoying all the Pocono lifestyle has to offer. Great house with a great location.

Key facts

• Primary suite
• Jacuzzi tub
• Circular driveway

Tags

• PRIMARY SUITE
• JACUZZI TUB
• CENTER ISLAND KITCHEN
• STONE WOOD BURNING FIREPLACE
• CIRCULAR DRIVEWAY
• SHORT WALK TO THE BEACH

Property features AI

Finance

• Other: Located in Hemlock Farms subdivision; Directions: Hemlock Farms Road to left onto Orchard
• HOA & community: Homeowners association with annual fee; Association amenities include pool(s), indoor pool, basketball court, park, maintenance, landscaping, game room, fitness center, dog park, beach access, and gated community; Annual association fee listed; One-time association fee listed

Exterior

• Parking: Has garage
• Security: 24-hour security; Gated community
• Utilities: 200+ amp electric service; Septic tank
• Home design: Single-family residence; One story
• Construction: Shingle roof
• Exterior features: Sliding doors; Cleared lot; Community lake; Shed(s)

Interior

• Kitchen: Dishwasher; Electric range; Range hood; Refrigerator
• Flooring: Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Wood heating; Central air conditioning
• Interior features: Beamed ceilings; Open floor plan; Kitchen island; Cathedral ceilings; Stone fireplace in the living room
• Laundry & utility: Washer and dryer included; Laundry closet; Crawl space basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $677 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $335k).
• Recommended offer: $325k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 7.1% 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: 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 $36k of equity ($2k loan paydown + $34k 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 $94k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($325k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $165k; list at $335k implies a 103% gain — meaningful room to come down on a strong offer.

Recommended offer $324,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.20% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.67%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (median comp): $309,635
• List price: $335,000
• Delta: 8.19%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Gaskin Dr	0.54mi	3/2.0	1,720 (-0%)	15mo	$290,000	$169	60
121 Canterbrook Dr	0.44mi	3/1.5	1,892 (+10%)	1mo	$285,000	$151	58
130 Canterbrook Dr	0.56mi	3/2.5	1,550 (-10%)	1mo	$260,000	$168	57
130 Canterbrook Dr #130	0.56mi	3/2.5	1,550 (-10%)	1mo	$260,000	$168	57
109 Canterbrook Dr	0.34mi	3/2.0	1,536 (-11%)	11mo	$275,000	$179	55
128 Horseshoe Ln	0.42mi	3/2.0	1,485 (-14%)	1mo	$190,000	$128	55
103 Fairway Ln	0.20mi	4/2.0 (+1)	1,548 (-10%)	14mo	$249,000	$161	55
111 Horseshoe Ln	0.40mi	2/2.0 (-1)	1,500 (-13%)	1mo	$178,500	$119	52
803 Lariat Ct	0.45mi	4/2.0 (+1)	1,588 (-8%)	8mo	$190,000	$120	52
110 Washington Dr	0.74mi	3/2.5	1,944 (+13%)	9mo	$350,000	$180	37
139 Fairway Dr	0.66mi	3/2.0	1,916 (+11%)	17mo	$350,000	$183	34
115 Jackson Dr	0.70mi	4/2.0 (+1)	1,496 (-13%)	6mo	$355,000	$237	33

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: 30.6%
• Equity multiple: 3.41×
• Total profit: $225,764
• Equity at exit: $301,795

10-year hold

• IRR: 26.5%
• Equity multiple: 7.73×
• Total profit: $631,240
• Equity at exit: $650,831

Cash invested: $93,800 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,008 medium
• Mortgage (P&I): −$1,757
• Tax from tax record: −$343 /mo · $4,113/yr
• Insurance: −$140
• HOA: −$250
• Vacancy / Maint / Mgmt: −$842
• Net cashflow: $677

Break-even live

Break-even rent $3,151

Max offer price $335,000

Occupancy floor 78%

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: $83,750
• Closing costs: $10,050
• 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	1d	1	0.72mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	0.81mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	0.86mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 16 events

1. 2026-06-18
   days on market $335,000 Active 34 DOM
2. 2026-06-17
   days on market $335,000 Active 33 DOM
3. 2026-06-16
   days on market $335,000 Active 32 DOM
4. 2026-06-15
   days on market $335,000 Active 31 DOM
5. 2026-06-13
   days on market $335,000 Active 29 DOM
6. 2026-06-13
   pricedays on market $335,000 Active 28 DOM
7. 2026-06-09
   days on market $345,000 Active 25 DOM
8. 2026-06-08
   days on market $345,000 Active 24 DOM
9. 2026-06-07
   days on market $345,000 Active 23 DOM
10. 2026-06-04
    days on market $345,000 Active 20 DOM
11. 2026-06-03
    days on market $345,000 Active 19 DOM
12. 2026-06-02
    days on market $345,000 Active 18 DOM
13. 2026-06-01
    days on market $345,000 Active 17 DOM
14. 2026-05-31
    days on market $345,000 Active 16 DOM
15. 2026-05-15
    listed $345,000 Active 655-char remark
16. 1988-03-23
    soldstatus $165,000

ⓘ 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: $4,113 · $343/mo
• Projected year-2 tax: $4,703 · $392/mo
• Expected delta: +$590/yr (+$49/mo · 14.3%)

ⓘ 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 4/10 Moderate 8% 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: $48,100
• − Mortgage interest: −$18,765
• − Property taxes: −$4,113
• − Insurance: −$1,675
• − Repairs & maintenance: −$3,848
• − Management: −$3,848
• − HOA: −$3,000
• − Depreciation: −$9,745
• Taxable income: $3,105
• Est. tax owed @ 24.0%: −$745
• After-tax cash flow: $7,384/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

+103.0% since first listed

3 events — show timeline

• 2026-06-11 Price Changed $335,000 PWMLS
• 2026-05-15 Listed $345,000 PWMLS
• 1988-03-23 Sold (Public Records) $165,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $4,113 · +3.0% YoY. Source: county tax records.