114 Gaskin Dr · Hemlock Farms, PA 18428

$294,500

2 bd · 1.0 ba · 944 sqft · SingleFamily public records · 88 Days on market

Built 1978 0.51 ac lot $312/sqft · 49% above area Est $261k · 13% over $250/mo HOA · 13% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +5.4/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.8/15.0
• 1% rule +1.3/10.0
• DSCR +0.0/10.0

Listing remarks MLS

COMPLETELY RENOVATED RANCH AND READY TO MOVE IN FOR SUMMER SEASON. LIVING ROOM WITH FIREPLACE, MODERN KITCHEN, 2 BEDROOMS 2 BATHROOMS, DEN/GUESTROOM, DECK, NICE OUTDOOR AREA. DO NOT MISS IT !!!!! OWNER FINANCING AVAILABLE WITH 30% DOWN. LEASE TO PURCHASE AVAILABLE (RENT $1,900).

Key facts

• Den guestroom
• Outdoor area
• Renovated ranch

Tags

• RENOVATED RANCH
• LIVING ROOM WITH FIREPLACE
• MODERN KITCHEN
• DEN GUESTROOM
• OUTDOOR AREA

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $294k.

Deal economics

• At list price, monthly cash flow is $-640 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $182k (38.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $186k (36.9% below list).
• Recommended offer: $182k (38.4% below list) — sets the bar for cash-flow.
• Cap rate 3.7% vs local median 7.1% in Hemlock Farms — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 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.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($277k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 5y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $105k; list at $294k implies a 180% gain — meaningful room to come down on a strong offer.

Recommended offer $181,526 (38.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 88 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 3.69%
• Cash-on-cash: -9.31%
• DSCR: 0.59
• GRM: 13.2

CMA / ARV

• ARV (median comp): $261,482
• List price: $294,500
• Delta: 12.63%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
203 Canterbrook Dr	0.25mi	3/1.0 (+1)	988 (+5%)	6mo	$191,000	$193	70
505 Maple Ridge Dr	0.53mi	3/2.0 (+1)	1,038 (+10%)	11mo	$200,000	$193	40
140 Hillside Dr	0.52mi	3/1.5 (+1)	1,000 (+6%)	23mo	$215,000	$215	40

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: 17.7%
• Equity multiple: 2.45×
• Total profit: $119,733
• Equity at exit: $265,309

10-year hold

• IRR: 16.7%
• Equity multiple: 5.67×
• Total profit: $384,768
• Equity at exit: $572,149

Cash invested: $82,460 (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: 13.2×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$1,544
• Tax from tax record: −$190 /mo · $2,277/yr
• Insurance: −$123
• HOA: −$250
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $-640

Break-even live

Break-even rent $2,667

Max offer price $181,526

Occupancy floor —

Sensitivity live

Price	-10% $-473	-5% $-556	+0% $-640	+5% $-723	+10% $-806
Rent	-10% $-786	-5% $-713	+0% $-640	+5% $-566	+10% $-493
Rate	-1.0pp $-491	-0.5pp $-565	base $-640	+0.5pp $-716	+1.0pp $-793

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: $73,625
• Closing costs: $8,835
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 27 events

1. 2026-06-18
   days on market $294,500 Active 88 DOM
2. 2026-06-17
   days on market $294,500 Active 87 DOM
3. 2026-06-16
   days on market $294,500 Active 86 DOM
4. 2026-06-15
   days on market $294,500 Active 85 DOM
5. 2026-06-13
   days on market $294,500 Active 83 DOM
6. 2026-06-13
   days on market $294,500 Active 82 DOM
7. 2026-06-09
   days on market $294,500 Active 79 DOM
8. 2026-06-08
   days on market $294,500 Active 78 DOM
9. 2026-06-07
   days on market $294,500 Active 77 DOM
10. 2026-06-04
    days on market $294,500 Active 74 DOM
11. 2026-06-03
    days on market $294,500 Active 73 DOM
12. 2026-06-02
    days on market $294,500 Active 72 DOM
13. 2026-06-01
    days on market $294,500 Active 71 DOM
14. 2026-05-31
    days on market $294,500 Active 70 DOM
15. 2026-04-17
    status Active 280-char remark

    Show marketing remark (280 chars)

    COMPLETELY RENOVATED RANCH AND READY TO MOVE IN FOR SUMMER SEASON. LIVING ROOM WITH FIREPLACE, MODERN KITCHEN, 2 BEDROOMS 2 BATHROOMS, DEN/GUESTROOM, DECK, NICE OUTDOOR AREA. DO NOT MISS IT !!!!! OWNER FINANCING AVAILABLE WITH 30% DOWN. LEASE TO PURCHASE AVAILABLE (RENT $1,900).

16. 2026-04-15
    status Pending 280-char remark

    Show marketing remark (280 chars)

    COMPLETELY RENOVATED RANCH AND READY TO MOVE IN FOR SUMMER SEASON. LIVING ROOM WITH FIREPLACE, MODERN KITCHEN, 2 BEDROOMS 2 BATHROOMS, DEN/GUESTROOM, DECK, NICE OUTDOOR AREA. DO NOT MISS IT !!!!! OWNER FINANCING AVAILABLE WITH 30% DOWN. LEASE TO PURCHASE AVAILABLE (RENT $1,900).

17. 2026-03-20
    listed $299,000 Active 280-char remark

    Show marketing remark (280 chars)

    COMPLETELY RENOVATED RANCH AND READY TO MOVE IN FOR SUMMER SEASON. LIVING ROOM WITH FIREPLACE, MODERN KITCHEN, 2 BEDROOMS 2 BATHROOMS, DEN/GUESTROOM, DECK, NICE OUTDOOR AREA. DO NOT MISS IT !!!!! OWNER FINANCING AVAILABLE WITH 30% DOWN. LEASE TO PURCHASE AVAILABLE (RENT $1,900).

18. 2024-09-05
    price $324,000
19. 2024-08-09
    price $329,000
20. 2024-05-20
    price $339,000
21. 2024-05-06
    listed $340,000 Active
22. 2022-01-19
    soldstatus $105,000
23. 2022-01-14
    soldstatus $105,000
24. 2022-01-14
    soldstatus
25. 2021-10-20
    listed $119,000
26. 2021-10-20
    listed $119,000
27. 2009-05-20
    soldstatus $126,000

ⓘ 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: $2,277 · $190/mo
• Projected year-2 tax: $3,465 · $289/mo
• Expected delta: +$1,188/yr (+$99/mo · 52.2%)

ⓘ 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: $22,288
• − Mortgage interest: −$16,497
• − Property taxes: −$2,277
• − Insurance: −$1,472
• − Repairs & maintenance: −$1,783
• − Management: −$1,783
• − HOA: −$3,000
• − Depreciation: −$8,567
• Taxable loss: −$13,091
• Est. tax savings @ 24.0%: +$3,142
• After-tax cash flow: $-4,532/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

+137.3% since first listed

13 events — show timeline

• 2026-04-17 Relisted — PWMLS
• 2026-04-15 Pending — PWMLS
• 2026-03-20 Listed $299,000 PWMLS
• 2024-09-05 Price Changed $324,000 PWMLS
• 2024-08-09 Price Changed $329,000 PWMLS
• 2024-05-20 Price Changed $339,000 PWMLS
• 2024-05-06 Listed $340,000 PWMLS
• 2022-01-19 Sold (Public Records) $105,000 Public Records
• 2022-01-14 Sold (MLS) — PWMLS
• 2022-01-14 Sold (MLS) $105,000 PWMLS
• 2021-10-20 Listed $119,000 PWMLS
• 2021-10-20 Listed $119,000 PWMLS
• 2009-05-20 Sold (Public Records) $126,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,277 · +3.0% YoY. Source: county tax records.