802 E Spur Ct · Hemlock Farms, PA 18428

$339,000

3 bd · 1.5 ba · 1,495 sqft · SingleFamily public records · 61 Days on market

Built 1970 1.00 ac lot $227/sqft · 29% above area Est $316k · 7% over $250/mo HOA · 6% of rent ↓ 2% since listing

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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 +28.0/30.0
• Appreciation +10.0/10.0
• DSCR +9.9/10.0
• 1% rule +7.9/10.0
• ARV discount +4.2/15.0
• 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

Tucked away on a quiet double lot on a cul-de-sac, this custom modified Redwood A-frame home offers the perfect blend of modern comfort and natural charm. Set on a flat, beautifully wooded one-acre lot, the property provides privacy, serenity, and plenty of space to enjoy the outdoors. Inside, you'll find top-of-the-line finishes throughout, Slate Style Architectural shingles, Anderson windows, Brazilian Cherry Flooring, high end kitchen cabinets and granite counters, this home is highlighted by the signature soaring ceilings and expansive windows and skylights that fill the home with natural light. A wood burning stove offers heat and a snug ambiance. The thoughtfully designed layout includes three bedrooms and two full bathrooms, offering both comfort and functionality, with a wood burning stove for everyday living or weekend escapes. A one-car garage adds convenience, and an open deck offers outside entertaining area, whether you're looking for a peaceful vacation retreat or a cozy full-time residence for a small family, this stunning A-frame delivers the best of both worlds. Turn Key opportunity! House is being sold furnished ( with a few exclusions) making it easy to move right in and enjoy!

Key facts

• Open deck
• Wooded lot
• Expansive windows

Tags

• CUL-DE-SAC
• WOODED LOT
• SOARING CEILINGS
• EXPANSIVE WINDOWS
• OPEN DECK

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $339k).
• Recommended offer: $319k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.0% 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: 371 active listings in the ZIP; 2 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 $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 $95k cash investment doubles in ~2 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 61 days — a 6% lower offer ($319k) is reasonable based on typical stale-listing flexibility.

Recommended offer $318,660 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.29% ✓
• Cap rate: 10.03%
• Cash-on-cash: 13.36%
• DSCR: 1.59
• GRM: 6.5

CMA / ARV

• ARV (median comp): $316,091
• List price: $339,000
• Delta: 7.25%
• 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
804 Rowel Ct	0.16mi	3/2.0	1,536 (+3%)	18mo	$189,900	$124	71
803 Lariat Ct	0.21mi	4/2.0 (+1)	1,588 (+6%)	8mo	$190,000	$120	66
800 Osprey Ct	0.48mi	3/2.0	1,568 (+5%)	9mo	$310,000	$198	60
106 Fetlock Dr	0.15mi	3/3.0	1,700 (+14%)	7mo	$255,000	$150	58
109 Canterbrook Dr	0.60mi	3/2.0	1,536 (+3%)	11mo	$275,000	$179	56
211 Stirrup Ln	0.29mi	3/2.0	1,638 (+10%)	22mo	$283,500	$173	51
603 Forest Dr	0.43mi	3/1.5	1,276 (-15%)	12mo	$269,000	$211	46
144 Pommel Dr	0.40mi	3/2.0	1,282 (-14%)	14mo	$265,000	$207	44
223 Comstock dr Dr	0.69mi	3/1.5	1,420 (-5%)	22mo	$200,000	$141	41
809 Lasso Ct N	0.74mi	3/1.5	1,368 (-8%)	12mo	$279,000	$204	41
118 Ledgeway Ln	0.62mi	3/2.5	1,716 (+15%)	8mo	$399,999	$233	35
101 Widgeon Ln	0.69mi	3/2.0	1,304 (-13%)	24mo	$252,500	$194	25

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: 34.1%
• Equity multiple: 3.66×
• Total profit: $252,047
• Equity at exit: $305,398

10-year hold

• IRR: 29.4%
• Equity multiple: 8.26×
• Total profit: $689,496
• Equity at exit: $658,602

Cash invested: $94,920 (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: 6.5×

Monthly cashflow live

• Estimated rent: $4,373 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$228 /mo · $2,741/yr
• Insurance: −$141
• HOA: −$250
• Vacancy / Maint / Mgmt: −$918
• Net cashflow: $1,057

Break-even live

Break-even rent $3,035

Max offer price $339,000

Occupancy floor 71%

Sensitivity live

Price	-10% $1,249	-5% $1,153	+0% $1,057	+5% $961	+10% $865
Rent	-10% $712	-5% $884	+0% $1,057	+5% $1,230	+10% $1,402
Rate	-1.0pp $1,228	-0.5pp $1,143	base $1,057	+0.5pp $969	+1.0pp $880

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 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	0.08mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	1.45mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 16 events

1. 2026-06-18
   days on market $339,000 Active 61 DOM
2. 2026-06-17
   days on market $339,000 Active 60 DOM
3. 2026-06-16
   days on market $339,000 Active 59 DOM
4. 2026-06-15
   days on market $339,000 Active 58 DOM
5. 2026-06-13
   days on market $339,000 Active 56 DOM
6. 2026-06-13
   days on market $339,000 Active 55 DOM
7. 2026-06-09
   days on market $339,000 Active 52 DOM
8. 2026-06-08
   days on market $339,000 Active 51 DOM
9. 2026-06-07
   days on market $339,000 Active 50 DOM
10. 2026-06-04
    days on market $339,000 Active 47 DOM
11. 2026-06-03
    days on market $339,000 Active 46 DOM
12. 2026-06-02
    days on market $339,000 Active 45 DOM
13. 2026-06-01
    days on market $339,000 Active 44 DOM
14. 2026-05-31
    days on market $339,000 Active 43 DOM
15. 2026-05-13
    price $339,000 1216-char remark

    Show marketing remark (1216 chars)

    Tucked away on a quiet double lot on a cul-de-sac, this custom modified Redwood A-frame home offers the perfect blend of modern comfort and natural charm. Set on a flat, beautifully wooded one-acre lot, the property provides privacy, serenity, and plenty of space to enjoy the outdoors. Inside, you'll find top-of-the-line finishes throughout, Slate Style Architectural shingles, Anderson windows, Brazilian Cherry Flooring, high end kitchen cabinets and granite counters, this home is highlighted by the signature soaring ceilings and expansive windows and skylights that fill the home with natural light. A wood burning stove offers heat and a snug ambiance. The thoughtfully designed layout includes three bedrooms and two full bathrooms, offering both comfort and functionality, with a wood burning stove for everyday living or weekend escapes. A one-car garage adds convenience, and an open deck offers outside entertaining area, whether you're looking for a peaceful vacation retreat or a cozy full-time residence for a small family, this stunning A-frame delivers the best of both worlds. Turn Key opportunity! House is being sold furnished ( with a few exclusions) making it easy to move right in and enjoy!

16. 2026-04-17
    listed $345,000 Active 1216-char remark

    Show marketing remark (1216 chars)

    Tucked away on a quiet double lot on a cul-de-sac, this custom modified Redwood A-frame home offers the perfect blend of modern comfort and natural charm. Set on a flat, beautifully wooded one-acre lot, the property provides privacy, serenity, and plenty of space to enjoy the outdoors. Inside, you'll find top-of-the-line finishes throughout, Slate Style Architectural shingles, Anderson windows, Brazilian Cherry Flooring, high end kitchen cabinets and granite counters, this home is highlighted by the signature soaring ceilings and expansive windows and skylights that fill the home with natural light. A wood burning stove offers heat and a snug ambiance. The thoughtfully designed layout includes three bedrooms and two full bathrooms, offering both comfort and functionality, with a wood burning stove for everyday living or weekend escapes. A one-car garage adds convenience, and an open deck offers outside entertaining area, whether you're looking for a peaceful vacation retreat or a cozy full-time residence for a small family, this stunning A-frame delivers the best of both worlds. Turn Key opportunity! House is being sold furnished ( with a few exclusions) making it easy to move right in and enjoy!

ⓘ 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: $2,741 · $228/mo
• Projected year-2 tax: $4,049 · $337/mo
• Expected delta: +$1,307/yr (+$109/mo · 47.7%)

ⓘ 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 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: $52,472
• − Mortgage interest: −$18,989
• − Property taxes: −$2,741
• − Insurance: −$1,695
• − Repairs & maintenance: −$4,198
• − Management: −$4,198
• − HOA: −$3,000
• − Depreciation: −$9,862
• Taxable income: $7,789
• Est. tax owed @ 24.0%: −$1,869
• After-tax cash flow: $10,814/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

-1.7% since first listed

2 events — show timeline

• 2026-05-13 Price Changed $339,000 PWMLS
• 2026-04-17 Listed $345,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $2,741 · +3.0% YoY. Source: county tax records.