800 Lasso Ct S · Hemlock Farms, PA 18428

$750,000

3 bd · 2.5 ba · 3,200 sqft · SingleFamily · 23 Days on market

Built 2026 0.57 ac lot $250/mo HOA · 5% 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 +21.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.9/10.0
• 1% rule +6.4/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

New construction! Be part of the process and make this home your own. Construction is underway on this beautiful ranch-style home featuring 3 bedrooms, 3 bathrooms, a dedicated office and a spacious bonus room. Situated on a premium cul-de-sac lot in the highly desirable Hemlock Farms community, this home offers the perfect blend of privacy, comfort and modern design. Now is the ideal time to personalize select colors, finishes and design features to match your style and vision. Planned features include an open-concept layout, quality craftsmanship, spacious living areas, and a rear covered porch perfect for relaxing or entertaining. Enjoy all the amenities Hemlock Farms has to offer, inclu

Key facts

• Rear covered porch
• New construction
• Open-concept layout

Tags

• NEW CONSTRUCTION
• PREMIUM CUL-DE-SAC LOT
• OPEN-CONCEPT LAYOUT
• REAR COVERED PORCH

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee reported; Association fee includes security, snow removal, and trash; Community amenities: pool, clubhouse, tennis courts, playground, park, lake, gated access, golf, fitness center, fishing, basketball court, trails, trash service, recreation facilities, sauna, party room, picnic area, indoor pool, game room, gated, dog park, exercise course, billiard room, beach rights, beach access

Exterior

• Parking: Detached or attached garage not specified, includes 2 garage spaces
• Security: Gated community; Security gate
• Utilities: Septic tank
• Home design: Single-family residence (house); New construction; One level; Entry on level 1
• Construction: Block foundation; New construction
• Exterior features: Covered front porch; Deck; Located on a cul-de-sac with a few trees; Community lake access; Paved private road with private maintenance

Interior

• Kitchen: Dishwasher; Microwave; Range; Refrigerator
• Flooring: See remarks
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Heat pump heating; Central air; Ceiling fan(s)
• Interior features: Electric fireplace in the living room; 7 total rooms; Crawl space foundation
• Laundry & utility: Washer; Dryer

🏗️ New construction. The $750,000 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $438,400.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $750k.

Deal economics

• At list price, monthly cash flow is $670 ($8k/yr) — positive.
• To cash-flow at today's rent, offer at most $535k (28.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $500k (33.3% below list).
• Recommended offer: $500k (33.3% 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: 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: 375 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $47k of equity ($3k loan paydown + $44k 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 $123k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$75k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($739k) is reasonable based on typical stale-listing flexibility.

Recommended offer $500,000 (33.3% 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. 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.
4. 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.
5. 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: 8.13%
• Cash-on-cash: 6.55%
• DSCR: 1.29
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $438,400
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Canterbrook Dr	0.48mi	3/2.5	2,805 (-12%)	1mo	$350,000	$125	56
110 Gaskin Dr	0.10mi	3/2.0	2,815 (-12%)	22mo	$460,000	$163	55
205 Waterview Dr	0.54mi	3/3.0	2,880 (-10%)	9mo	$395,000	$137	49
132 Orchard Dr	0.71mi	4/4.0 (+1)	3,256 (+2%)	11mo	$425,000	$131	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: 29.1%
• Equity multiple: 3.29×
• Total profit: $281,686
• Equity at exit: $394,945

10-year hold

• IRR: 25.3%
• Equity multiple: 7.49×
• Total profit: $796,401
• Equity at exit: $851,715

Cash invested: $122,752 (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: 375
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $5,000 medium
• Mortgage (P&I): −$2,299
• Tax est. 1.5%: −$548 /mo · $6,576/yr
• Insurance: −$183
• HOA: −$250
• Vacancy / Maint / Mgmt: −$1,050
• Net cashflow: $670

Break-even live

Break-even rent $4,151

Max offer price $438,400

Occupancy floor 82%

Sensitivity live

Price	-10% $973	-5% $822	+0% $670	+5% $519	+10% $367
Rent	-10% $275	-5% $473	+0% $670	+5% $868	+10% $1,065
Rate	-1.0pp $891	-0.5pp $782	base $670	+0.5pp $557	+1.0pp $441

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: $109,600
• Closing costs: $13,152
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Eisenhower Dr Hawley, PA	3.0	2.0	2764	$5,000	$1.81	0d	1	0.86mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 15 events

1. 2026-06-21
   days on market $750,000 Active 23 DOM
2. 2026-06-18
   days on market $750,000 Active 20 DOM
3. 2026-06-17
   days on market $750,000 Active 19 DOM
4. 2026-06-16
   days on market $750,000 Active 18 DOM
5. 2026-06-15
   days on market $750,000 Active 17 DOM
6. 2026-06-13
   days on market $750,000 Active 15 DOM
7. 2026-06-13
   days on market $750,000 Active 14 DOM
8. 2026-06-09
   days on market $750,000 Active 11 DOM
9. 2026-06-08
   days on market $750,000 Active 10 DOM
10. 2026-06-07
    days on market $750,000 Active 9 DOM
11. 2026-06-04
    days on market $750,000 Active 6 DOM
12. 2026-06-03
    days on market $750,000 Active 5 DOM
13. 2026-06-02
    days on market $750,000 Active 4 DOM
14. 2026-06-01
    days on market $750,000 Active 3 DOM
15. 2026-05-31
    days on market $750,000 Active 2 DOM

ⓘ 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 ≥91°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: $60,000
• − Mortgage interest: −$24,557
• − Property taxes: −$6,576
• − Insurance: −$2,192
• − Repairs & maintenance: −$4,800
• − Management: −$4,800
• − HOA: −$3,000
• − Depreciation: −$12,753
• Taxable income: $1,321
• Est. tax owed @ 24.0%: −$317
• After-tax cash flow: $7,727/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

1 event — show timeline

• 2026-05-29 Listed $750,000 PWMLS