109 Rodeo Ln · Hemlock Farms, PA 18428

$285,995

4 bd · 2.0 ba · 1,800 sqft · SingleFamily · 222 Days on market

Built 1988 Good condition 0.45 ac lot $159/sqft · 14% below area Est $334k · 14% under $243/mo HOA · 7% 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 +21.4/30.0
• ARV discount +14.0/15.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.7/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0

Listing remarks MLS

GREAT BI-LEVEL HOME READY TO MOVE IN !!! LIST TO PURCHASE AVAILABLE, OWNER FINANCE AVAILABLE WITH 30% DOWN!CLOSE TO ELM BEACH IN COMMUNITY FULL OF AMENITIES OF HEMLOCK FARMS !!!!!!LIVING ROOM WITH BRICK FACED FIREPLACE, EAT IN KITCHEN, 4 BEDROOMS, 2 FULL BATHROOMS, AND DECK. DO NOT MISS IT !!!!

Key facts

• Bi-level home
• Fenced yard
• Eat in kitchen

Tags

• BI-LEVEL HOME
• BRICK FACED FIREPLACE
• EAT IN KITCHEN
• DECK
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $286k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $424 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $286k).
• Recommended offer: $252k (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: 371 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 4d 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 $31k of equity ($2k loan paydown + $29k 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 $80k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$49k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 222 days — a 12% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y ago; this cycle's ask is 11816% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $155k; list at $286k implies a 85% gain — meaningful room to come down on a strong offer.

Recommended offer $251,675 (12.0% below list)

Questions for the listing agent

1. It's been on market 222 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 1.17% ✓
• Cap rate: 8.07%
• Cash-on-cash: 6.35%
• DSCR: 1.28
• GRM: 7.1

CMA / ARV

• ARV (median comp): $333,910
• List price: $285,995
• Delta: -14.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Rodeo Ln	0.07mi	3/2.5 (-1)	1,835 (+2%)	17mo	$325,000	$177	72
119 Rodeo Dr	0.18mi	3/2.0 (-1)	1,724 (-4%)	12mo	$290,000	$168	69
220 Surrey Dr	0.27mi	3/1.5 (-1)	1,820 (+1%)	13mo	$330,000	$181	67
137 Rodeo Dr	0.36mi	3/2.0 (-1)	1,742 (-3%)	10mo	$351,500	$202	64
206 Maple Ave	0.61mi	4/2.0	1,710 (-5%)	6mo	$260,000	$152	58
126 Granite Dr	0.52mi	3/2.5 (-1)	1,820 (+1%)	18mo	$360,000	$198	52
800 Colt Ct	0.16mi	3/3.0 (-1)	1,556 (-14%)	12mo	$295,000	$190	51
101 Surrey Dr	0.35mi	3/2.0 (-1)	1,566 (-13%)	10mo	$243,000	$155	48
101 Stallion Dr	0.53mi	3/2.0 (-1)	1,984 (+10%)	8mo	$430,000	$217	46
137 Remuda Dr	0.68mi	3/2.5 (-1)	1,664 (-8%)	5mo	$280,000	$168	45
122 Remuda Dr	0.73mi	3/2.0 (-1)	1,700 (-6%)	17mo	$250,000	$147	37
809 Boulder Ct	0.71mi	3/2.0 (-1)	1,536 (-15%)	3mo	$620,000	$404	35

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: 28.9%
• Equity multiple: 3.28×
• Total profit: $182,961
• Equity at exit: $257,647

10-year hold

• IRR: 25.2%
• Equity multiple: 7.47×
• Total profit: $517,955
• Equity at exit: $555,625

Cash invested: $80,079 (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: 7.1×

Monthly cashflow live

• Estimated rent: $3,346 medium
• Mortgage (P&I): −$1,500
• Tax est. 1.5%: −$357 /mo · $4,290/yr
• Insurance: −$119
• HOA: −$243
• Vacancy / Maint / Mgmt: −$703
• Net cashflow: $424

Break-even live

Break-even rent $2,809

Max offer price $285,995

Occupancy floor 82%

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: $71,499
• Closing costs: $8,580
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	43d	1	0.28mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	3d	1	0.34mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	1.35mi

HOA detail

• Monthly dues: $243 · $2,916/yr

Listing history 21 events

1. 2026-06-10
   status $285,995 Pending 222 DOM
2. 2026-06-09
   days on market $285,995 Active 222 DOM
3. 2026-06-08
   days on market $285,995 Active 221 DOM
4. 2026-06-07
   days on market $285,995 Active 220 DOM
5. 2026-06-04
   days on market $285,995 Active 217 DOM
6. 2026-06-03
   days on market $285,995 Active 216 DOM
7. 2026-06-02
   days on market $285,995 Active 215 DOM
8. 2026-06-01
   days on market $285,995 Active 214 DOM
9. 2026-05-31
   days on market $285,995 Active 213 DOM
10. 2026-03-18
    price $285,995 297-char remark

    Show marketing remark (297 chars)

    GREAT BI-LEVEL HOME READY TO MOVE IN !!! LIST TO PURCHASE AVAILABLE, OWNER FINANCE AVAILABLE WITH 30% DOWN!CLOSE TO ELM BEACH IN COMMUNITY FULL OF AMENITIES OF HEMLOCK FARMS !!!!!!LIVING ROOM WITH BRICK FACED FIREPLACE, EAT IN KITCHEN, 4 BEDROOMS, 2 FULL BATHROOMS, AND DECK. DO NOT MISS IT !!!!

11. 2026-02-03
    historical $2,200
12. 2026-02-02
    price $289,000 297-char remark

    Show marketing remark (297 chars)

    GREAT BI-LEVEL HOME READY TO MOVE IN !!! LIST TO PURCHASE AVAILABLE, OWNER FINANCE AVAILABLE WITH 30% DOWN!CLOSE TO ELM BEACH IN COMMUNITY FULL OF AMENITIES OF HEMLOCK FARMS !!!!!!LIVING ROOM WITH BRICK FACED FIREPLACE, EAT IN KITCHEN, 4 BEDROOMS, 2 FULL BATHROOMS, AND DECK. DO NOT MISS IT !!!!

13. 2026-02-02
    status Active 297-char remark

    Show marketing remark (297 chars)

    GREAT BI-LEVEL HOME READY TO MOVE IN !!! LIST TO PURCHASE AVAILABLE, OWNER FINANCE AVAILABLE WITH 30% DOWN!CLOSE TO ELM BEACH IN COMMUNITY FULL OF AMENITIES OF HEMLOCK FARMS !!!!!!LIVING ROOM WITH BRICK FACED FIREPLACE, EAT IN KITCHEN, 4 BEDROOMS, 2 FULL BATHROOMS, AND DECK. DO NOT MISS IT !!!!

14. 2025-10-26
    price $299,000 297-char remark

    Show marketing remark (297 chars)

    GREAT BI-LEVEL HOME READY TO MOVE IN !!! LIST TO PURCHASE AVAILABLE, OWNER FINANCE AVAILABLE WITH 30% DOWN!CLOSE TO ELM BEACH IN COMMUNITY FULL OF AMENITIES OF HEMLOCK FARMS !!!!!!LIVING ROOM WITH BRICK FACED FIREPLACE, EAT IN KITCHEN, 4 BEDROOMS, 2 FULL BATHROOMS, AND DECK. DO NOT MISS IT !!!!

15. 2025-10-17
    price $2,200
16. 2025-08-07
    listed $2,400

    Show marketing remark (297 chars)

    GREAT BI-LEVEL HOME READY TO MOVE IN !!! LIST TO PURCHASE AVAILABLE, OWNER FINANCE AVAILABLE WITH 30% DOWN!CLOSE TO ELM BEACH IN COMMUNITY FULL OF AMENITIES OF HEMLOCK FARMS !!!!!!LIVING ROOM WITH BRICK FACED FIREPLACE, EAT IN KITCHEN, 4 BEDROOMS, 2 FULL BATHROOMS, AND DECK. DO NOT MISS IT !!!!

17. 2025-08-07
    listed $329,000 Active 297-char remark

    Show marketing remark (297 chars)

    GREAT BI-LEVEL HOME READY TO MOVE IN !!! LIST TO PURCHASE AVAILABLE, OWNER FINANCE AVAILABLE WITH 30% DOWN!CLOSE TO ELM BEACH IN COMMUNITY FULL OF AMENITIES OF HEMLOCK FARMS !!!!!!LIVING ROOM WITH BRICK FACED FIREPLACE, EAT IN KITCHEN, 4 BEDROOMS, 2 FULL BATHROOMS, AND DECK. DO NOT MISS IT !!!!

18. 2024-09-06
    soldstatus $155,000 Closed
19. 2024-08-06
    status Pending
20. 2024-08-01
    listed $139,000 Active
21. 2009-12-08
    listed $99,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $40,153
• − Mortgage interest: −$16,020
• − Property taxes: −$4,290
• − Insurance: −$1,430
• − Repairs & maintenance: −$3,212
• − Management: −$3,212
• − HOA: −$2,916
• − Depreciation: −$8,320
• Taxable income: $752
• Est. tax owed @ 24.0%: −$181
• After-tax cash flow: $4,907/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 · 12 photos

Good 75/100 Cosmetic rehab

This bi-level home is move-in ready with good condition and potential for minor updates to enhance its curb appeal and energy efficiency.

Value-add opportunities

• Resale Paint exterior — Enhances curb appeal and value
• Resale Replace window seals — Improves energy efficiency and appearance
• Both Update kitchen appliances — Modernizes the space and increases value
• Both Install smart home features — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior — Enhances curb appeal and value ↑
• Resale Replace window seals — Improves energy efficiency and appearance ↑
• Both Update kitchen appliances — Modernizes the space and increases value ↑
• Both Install smart home features — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+187.4% since first listed

12 events — show timeline

• 2026-03-18 Price Changed $285,995 PWMLS
• 2026-02-03 Rental Removed $2,200 PWMLS
• 2026-02-02 Price Changed $289,000 PWMLS
• 2026-02-02 Relisted — PWMLS
• 2025-10-26 Price Changed $299,000 PWMLS
• 2025-10-17 Price Changed $2,200 PWMLS
• 2025-08-07 Listed for Rent $2,400 PWMLS
• 2025-08-07 Listed $329,000 PWMLS
• 2024-09-06 Sold (MLS) $155,000 PWMLS
• 2024-08-06 Pending — PWMLS
• 2024-08-01 Listed $139,000 PWMLS
• 2009-12-08 Listed $99,500 PMAR