213 Hillside Dr · Hemlock Farms, PA 18428

$315,000

3 bd · 2.0 ba · 1,644 sqft · SingleFamily public records · 11 Days on market

Built 1986 $243/mo HOA

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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 +26.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.1/10.0
• 1% rule +7.7/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0

Listing remarks MLS

''Close Enough Yet Far Enough'' from NY, NJ, CT, or PHILLY Hemlock Farms Gated Community is ''The Perfect Place to Be '' 3 Bedrooms, 2 Bathrooms, Dining/Living Room Combo w/ Fireplace , Kitchen w/ laundry closet, Family Room, Large deck for entertaining or just relaxing in the sun. Amenities: 1 Indoor Pool, 2 Outdoor Pools, Fitness Center, Hot Tub, Sauna, Steam Room, Pickleball, Tennis Courts, Bocce, Playground, Dog Park, 24 Hour Security Service, Fire Dept. , Clubs, Beaches/Lakes, & much more. PLUS Lords Valley Country Club is also contained within the boundaries of Hemlock Farms, making its golf, tennis, pool and dining convenient to members. LVCC is a private not-for-profit club. Memberships are available subject to LVCC Board approval

Key facts

• Gated community
• Bonus room
• Stone fireplace

Tags

• GATED COMMUNITY
• STONE FIREPLACE
• EXPANSIVE DECK
• BONUS ROOM

Property features AI

Finance

• Other: Subdivision: Hemlock Farms; Lot size approximately 0.51 acres (dimensions 111 x 202); Directions available within listing
• HOA & community: Homeowners association (annual fee); Association amenities include basketball court, tennis courts, recreation facilities, indoor pool, fitness center, playground, clubhouse, party/meeting rooms, recreation room, dog park, beach rights, golf course, trash service, security, and snow removal; Annual association fee

Exterior

• Parking: 5 total parking spaces; 5 open parking spaces; Unpaved/gravel parking with direct access
• Security: 24-hour security; Security gate; Security lights; Gated community with guard
• Utilities: 200+ amp electric service; Electricity connected; Water connected; Septic system (mound septic)
• Home design: Single-family house; One level (entry level 1); Residential zoning
• Construction: Built on block foundation; Asphalt roof
• Exterior features: Deck; Shed(s); Rectangular lot; Frontage approximately 107'; Private maintained paved road; Access to Hemlock Lake

Interior

• Kitchen: Range; Free‑standing range; Electric range; Electric oven; Range hood; Dishwasher; Refrigerator
• Bedrooms: Total rooms: 6
• Flooring: Carpet; Wood; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Fireplace heating; Ceiling fans; Wall unit cooling
• Interior features: High ceilings; Open floorplan; Insulated windows; Living room wood-burning stove fireplace (1)
• Laundry & utility: Laundry closet on main level; Washer included

🏢 Co-op / cooperative unit. The $315,000 price buys shares in the cooperative corporation, not the real estate itself — so it isn't comparable to a fee-simple sale price, and the cashflow / cap-rate / 1%-rule cards below (which assume you own the property and can rent it out) don't apply here. Expect board approval and a monthly maintenance fee on top of the price.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $315k.

Deal economics

• At list price, monthly cash flow is $837 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Cap rate 9.5% 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; 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 $34k of equity ($2k loan paydown + $32k 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 $88k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 5y ago; this cycle's ask has dropped $20k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $214k; 47% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $315,000

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: 1.27% ✓
• Cap rate: 9.48%
• Cash-on-cash: 11.39%
• DSCR: 1.51
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $276,192
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 Fairway Ln	0.15mi	4/2.0 (+1)	1,548 (-6%)	14mo	$249,000	$161	67
128 Horseshoe Ln	0.47mi	3/2.0	1,485 (-10%)	1mo	$190,000	$128	61
109 Canterbrook Dr	0.42mi	3/2.0	1,536 (-7%)	11mo	$275,000	$179	60
803 Lariat Ct	0.48mi	4/2.0 (+1)	1,588 (-3%)	8mo	$190,000	$120	60
130 Canterbrook Dr	0.63mi	3/2.5	1,550 (-6%)	1mo	$260,000	$168	58
130 Canterbrook Dr #130	0.63mi	3/2.5	1,550 (-6%)	1mo	$260,000	$168	58
111 Horseshoe Ln	0.47mi	2/2.0 (-1)	1,500 (-9%)	1mo	$178,500	$119	58
202 Waterview Dr	0.11mi	3/2.5	1,882 (+14%)	18mo	$360,000	$191	54
145 Gaskin Dr	0.60mi	3/2.0	1,720 (+5%)	15mo	$290,000	$169	52
804 Rowel Ct	0.52mi	3/2.0	1,536 (-7%)	18mo	$189,900	$124	50
115 Jackson Dr	0.69mi	4/2.0 (+1)	1,496 (-9%)	6mo	$355,000	$237	43
114 Heron Bay Rd	0.74mi	3/2.0	1,816 (+10%)	19mo	$320,000	$176	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: 32.6%
• Equity multiple: 3.55×
• Total profit: $225,015
• Equity at exit: $283,777

10-year hold

• IRR: 28.2%
• Equity multiple: 8.04×
• Total profit: $620,994
• Equity at exit: $611,976

Cash invested: $88,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $3,989 medium
• Mortgage (P&I): −$1,652
• Tax from tax record: −$288 /mo · $3,453/yr
• Insurance: −$131
• HOA: −$243
• Vacancy / Maint / Mgmt: −$838
• Net cashflow: $837

Break-even live

Break-even rent $2,929

Max offer price $315,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,015	-5% $926	+0% $837	+5% $748	+10% $659
Rent	-10% $522	-5% $680	+0% $837	+5% $995	+10% $1,152
Rate	-1.0pp $996	-0.5pp $917	base $837	+0.5pp $755	+1.0pp $672

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	0.76mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	0.78mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	0.80mi

HOA detail

• Monthly dues: $243 · $2,916/yr
• Likely covers: poolgymsecurity

Listing history 10 events

1. 2026-06-18
   status $315,000 Pending 11 DOM
2. 2026-06-18
   days on market $315,000 Active 11 DOM
3. 2026-06-17
   days on market $315,000 Active 10 DOM
4. 2026-06-16
   days on market $315,000 Active 9 DOM
5. 2026-06-15
   days on market $315,000 Active 8 DOM
6. 2026-06-13
   days on market $315,000 Active 6 DOM
7. 2026-06-13
   days on market $315,000 Active 5 DOM
8. 2026-06-09
   days on market $315,000 Active 2 DOM
9. 2026-06-08
   remarks 699-char remark
10. 2026-06-08
    listed $315,000 Active 1 DOM

ⓘ 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: $3,453 · $288/mo
• Projected year-2 tax: $4,215 · $351/mo
• Expected delta: +$762/yr (+$64/mo · 22.1%)

ⓘ 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: $47,862
• − Mortgage interest: −$17,645
• − Property taxes: −$3,453
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,829
• − Management: −$3,829
• − HOA: −$2,916
• − Depreciation: −$9,164
• Taxable income: $5,452
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $8,736/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

+2547.1% since first listed

10 events — show timeline

• 2026-06-07 Price Changed $315,000 PWMLS
• 2026-06-07 Listed $335,000 PWMLS
• 2024-04-27 Rental Removed $2,350 Avail
• 2024-04-07 Listed for Rent $2,350 Avail
• 2021-06-28 Sold (Public Records) $214,000 Public Records
• 2021-06-07 Sold (MLS) $214,000 PWMLS
• 2021-06-07 Sold (MLS) — PWMLS
• 2021-04-02 Listed $209,000 PWMLS
• 2021-04-02 Listed $209,000 PWMLS
• 1986-10-06 Sold (Public Records) $11,900 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,453 · +3.0% YoY. Source: county tax records.