100 Lincoln Dr · Hemlock Farms, PA 18428

$287,000

4 bd · 2.0 ba · 1,824 sqft · SingleFamily public records · 181 Days on market

Built 1970 0.63 ac lot $157/sqft · at area comps Est $296k · at est. $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 +28.9/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +8.9/15.0
• 1% rule +8.7/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Hemlock Farms Home ready to go!Selling as is! TLC Special!This XXL home is located on a Huge corner over half an acre lot!Close to Country Club Golf Course and Back Entrance. The home features 4 bedrooms and 2 full baths. Plus den with bonus office room. Upstairs living room has panoramic windows plus multiple sky lights!The property needs a little TLC but the potential is clear by its layout and corner property appeal!Super Open Concept on Second FloorLarge wrap around deck and more!Community features Year Round Gated Security with Clubhouse!Pools, Gym, Dog Park , Beaches and More!Conventionally Located Right of Route 84!Easy access to NYS Scranton and More!See it today!

Key facts

• Gated community
• Multiple sky lights
• Huge corner lot

Tags

• GATED COMMUNITY
• HUGE CORNER LOT
• PANORAMIC WINDOWS
• MULTIPLE SKY LIGHTS
• WRAP AROUND DECK
• YEAR ROUND GATED SECURITY

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $287k.

Deal economics

• At list price, monthly cash flow is $972 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $287k).
• Recommended offer: $253k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 7.1% in Hemlock Farms — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 ~2 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 181 days — a 12% lower offer ($253k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $38k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $252,560 (12.0% below list)

Questions for the listing agent

1. It's been on market 181 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 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.37% ✓
• Cap rate: 10.36%
• Cash-on-cash: 14.52%
• DSCR: 1.65
• GRM: 6.1

CMA / ARV

• ARV (median comp): $295,987
• List price: $287,000
• Delta: -3.04%
• 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
110 Washington Dr	0.15mi	3/2.5 (-1)	1,944 (+7%)	9mo	$350,000	$180	68
128 Portage Ln	0.33mi	3/2.0 (-1)	1,651 (-10%)	3mo	$340,000	$206	61
126 Eisenhower Dr	0.51mi	4/2.0	1,940 (+6%)	6mo	$175,000	$90	61
107 Franklin Dr	0.32mi	3/2.5 (-1)	1,993 (+9%)	8mo	$320,000	$161	56
800 Main Ct	0.38mi	3/2.0 (-1)	1,962 (+8%)	14mo	$417,000	$213	53
119 Washington Dr	0.19mi	4/2.0	2,071 (+14%)	21mo	$309,000	$149	51
805 Main Ct	0.47mi	3/3.0 (-1)	1,920 (+5%)	18mo	$401,750	$209	45
202 Waterview Dr	0.61mi	3/2.5 (-1)	1,882 (+3%)	18mo	$360,000	$191	44
145 Gaskin Dr	0.66mi	3/2.0 (-1)	1,720 (-6%)	15mo	$290,000	$169	42
139 Fairway Dr	0.71mi	3/2.0 (-1)	1,916 (+5%)	17mo	$350,000	$183	39
102 Roosevelt Dr	0.45mi	3/2.0 (-1)	1,576 (-14%)	19mo	$270,000	$171	36
113 Horseshoe Ln	0.67mi	3/2.0 (-1)	1,700 (-7%)	20mo	$239,000	$141	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: 35.0%
• Equity multiple: 3.72×
• Total profit: $218,388
• Equity at exit: $258,552

10-year hold

• IRR: 30.2%
• Equity multiple: 8.40×
• Total profit: $594,716
• Equity at exit: $557,578

Cash invested: $80,360 (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: 6.1×

Monthly cashflow live

• Estimated rent: $3,930 medium
• Mortgage (P&I): −$1,505
• Tax from tax record: −$258 /mo · $3,095/yr
• Insurance: −$120
• HOA: −$250
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $972

Break-even live

Break-even rent $2,699

Max offer price $287,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,135	-5% $1,054	+0% $972	+5% $891	+10% $810
Rent	-10% $662	-5% $817	+0% $972	+5% $1,128	+10% $1,283
Rate	-1.0pp $1,117	-0.5pp $1,045	base $972	+0.5pp $898	+1.0pp $822

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: $71,750
• Closing costs: $8,610
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	0d	1	0.42mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	0d	1	0.83mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	1.31mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: poolgymsecurity

Listing history 21 events

1. 2026-06-15
   days on market $287,000 Active 181 DOM
2. 2026-06-13
   days on market $287,000 Active 179 DOM
3. 2026-06-13
   days on market $287,000 Active 178 DOM
4. 2026-06-09
   days on market $287,000 Active 175 DOM
5. 2026-06-08
   days on market $287,000 Active 174 DOM
6. 2026-06-07
   days on market $287,000 Active 173 DOM
7. 2026-06-04
   days on market $287,000 Active 170 DOM
8. 2026-06-03
   days on market $287,000 Active 169 DOM
9. 2026-06-02
   days on market $287,000 Active 168 DOM
10. 2026-06-01
    days on market $287,000 Active 167 DOM
11. 2026-05-31
    days on market $287,000 Active 166 DOM
12. 2026-04-28
    price $287,000 680-char remark

    Show marketing remark (680 chars)

    Hemlock Farms Home ready to go!Selling as is! TLC Special!This XXL home is located on a Huge corner over half an acre lot!Close to Country Club Golf Course and Back Entrance. The home features 4 bedrooms and 2 full baths. Plus den with bonus office room. Upstairs living room has panoramic windows plus multiple sky lights!The property needs a little TLC but the potential is clear by its layout and corner property appeal!Super Open Concept on Second FloorLarge wrap around deck and more!Community features Year Round Gated Security with Clubhouse!Pools, Gym, Dog Park , Beaches and More!Conventionally Located Right of Route 84!Easy access to NYS Scranton and More!See it today!

13. 2026-03-21
    price $290,000 680-char remark

    Show marketing remark (680 chars)

    Hemlock Farms Home ready to go!Selling as is! TLC Special!This XXL home is located on a Huge corner over half an acre lot!Close to Country Club Golf Course and Back Entrance. The home features 4 bedrooms and 2 full baths. Plus den with bonus office room. Upstairs living room has panoramic windows plus multiple sky lights!The property needs a little TLC but the potential is clear by its layout and corner property appeal!Super Open Concept on Second FloorLarge wrap around deck and more!Community features Year Round Gated Security with Clubhouse!Pools, Gym, Dog Park , Beaches and More!Conventionally Located Right of Route 84!Easy access to NYS Scranton and More!See it today!

14. 2026-03-04
    price $309,999 680-char remark

    Show marketing remark (680 chars)

    Hemlock Farms Home ready to go!Selling as is! TLC Special!This XXL home is located on a Huge corner over half an acre lot!Close to Country Club Golf Course and Back Entrance. The home features 4 bedrooms and 2 full baths. Plus den with bonus office room. Upstairs living room has panoramic windows plus multiple sky lights!The property needs a little TLC but the potential is clear by its layout and corner property appeal!Super Open Concept on Second FloorLarge wrap around deck and more!Community features Year Round Gated Security with Clubhouse!Pools, Gym, Dog Park , Beaches and More!Conventionally Located Right of Route 84!Easy access to NYS Scranton and More!See it today!

15. 2025-12-16
    listed $325,000 Active 680-char remark

    Show marketing remark (680 chars)

    Hemlock Farms Home ready to go!Selling as is! TLC Special!This XXL home is located on a Huge corner over half an acre lot!Close to Country Club Golf Course and Back Entrance. The home features 4 bedrooms and 2 full baths. Plus den with bonus office room. Upstairs living room has panoramic windows plus multiple sky lights!The property needs a little TLC but the potential is clear by its layout and corner property appeal!Super Open Concept on Second FloorLarge wrap around deck and more!Community features Year Round Gated Security with Clubhouse!Pools, Gym, Dog Park , Beaches and More!Conventionally Located Right of Route 84!Easy access to NYS Scranton and More!See it today!

16. 2021-04-27
    soldstatus $293,400
17. 2021-04-22
    soldstatus $293,400 690-char remark

    Show marketing remark (690 chars)

    This raised ranch is perfect for a mother daughter set up with large familyroom with fireplace, sitting area, study area, home office, 2 bedrooms, and a full bath on the lower level. Or occupy the first floor with a large open floor plan including a livingroom with stone fireplace, vaulted ceiling with 3 skylights, kitchen with island and stainless appliances and wood floors throughout. with a dining area and sitting area on an attached sun porch with a wrap around deck. 2 more bedrooms, and a full bath top off the first floor. , Beds Description: Primary1st, Beds Description: 2+BedL, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Beds Description: 1Bed1st

18. 2021-04-22
    soldstatus

    Show marketing remark (690 chars)

    This raised ranch is perfect for a mother daughter set up with large familyroom with fireplace, sitting area, study area, home office, 2 bedrooms, and a full bath on the lower level. Or occupy the first floor with a large open floor plan including a livingroom with stone fireplace, vaulted ceiling with 3 skylights, kitchen with island and stainless appliances and wood floors throughout. with a dining area and sitting area on an attached sun porch with a wrap around deck. 2 more bedrooms, and a full bath top off the first floor. , Beds Description: Primary1st, Beds Description: 2+BedL, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Beds Description: 1Bed1st

19. 2021-02-08
    listed $299,900 690-char remark

    Show marketing remark (690 chars)

    This raised ranch is perfect for a mother daughter set up with large familyroom with fireplace, sitting area, study area, home office, 2 bedrooms, and a full bath on the lower level. Or occupy the first floor with a large open floor plan including a livingroom with stone fireplace, vaulted ceiling with 3 skylights, kitchen with island and stainless appliances and wood floors throughout. with a dining area and sitting area on an attached sun porch with a wrap around deck. 2 more bedrooms, and a full bath top off the first floor. , Beds Description: Primary1st, Beds Description: 2+BedL, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Beds Description: 1Bed1st

20. 2021-02-08
    listed $299,900

    Show marketing remark (690 chars)

    This raised ranch is perfect for a mother daughter set up with large familyroom with fireplace, sitting area, study area, home office, 2 bedrooms, and a full bath on the lower level. Or occupy the first floor with a large open floor plan including a livingroom with stone fireplace, vaulted ceiling with 3 skylights, kitchen with island and stainless appliances and wood floors throughout. with a dining area and sitting area on an attached sun porch with a wrap around deck. 2 more bedrooms, and a full bath top off the first floor. , Beds Description: Primary1st, Beds Description: 2+BedL, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Dining Area, Beds Description: 1Bed1st

21. 1997-06-17
    soldstatus $119,000

ⓘ 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: $3,095 · $258/mo
• Projected year-2 tax: $3,815 · $318/mo
• Expected delta: +$720/yr (+$60/mo · 23.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°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: $47,163
• − Mortgage interest: −$16,076
• − Property taxes: −$3,095
• − Insurance: −$1,435
• − Repairs & maintenance: −$3,773
• − Management: −$3,773
• − HOA: −$3,000
• − Depreciation: −$8,349
• Taxable income: $7,661
• Est. tax owed @ 24.0%: −$1,839
• After-tax cash flow: $9,829/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

+141.2% since first listed

10 events — show timeline

• 2026-04-28 Price Changed $287,000 PWMLS
• 2026-03-21 Price Changed $290,000 PWMLS
• 2026-03-04 Price Changed $309,999 PWMLS
• 2025-12-16 Listed $325,000 PWMLS
• 2021-04-27 Sold (Public Records) $293,400 Public Records
• 2021-04-22 Sold (MLS) — PWMLS
• 2021-04-22 Sold (MLS) $293,400 PWMLS
• 2021-02-08 Listed $299,900 PWMLS
• 2021-02-08 Listed $299,900 PWMLS
• 1997-06-17 Sold (Public Records) $119,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,095 · +3.0% YoY. Source: county tax records.