804 Wagoner Pl · Blooming Grove, PA 18428

$260,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 286 Days on market

Built 1988 0.62 ac lot $190/sqft · 9% above area Est $340k · 23% under $217/mo HOA · 6% of rent

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Why this score? — see what drove the A 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 +29.6/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.1/10.0
• Schools +4.2/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated seller, Welcome to 804 Wagoner Place, located at the end of a quiet cul-de-sac within the gated Hemlock Farms community, this light-filled two-story home offers 3 bedrooms and 2 full baths. Enjoy soaring ceilings, a bright loft, fresh flooring throughout, and a finished basement for extra living space. The property backs a peaceful greenbelt and is less than a mile from elm Lake. Also conveniently located near amenities. Residents enjoy resort-style amenities including peaceful lakes with beaches, indoor and outdoor pools, tennis courts, fitness center, hiking trails, sports courts, 24 hour security and many more. All in a private amenity filled pocono setting.

Key facts

• Quiet cul-de-sac
• Finished basement
• 0.62 acre lot

Tags

• QUIET CUL-DE-SAC
• GATED HEMLOCK FARMS COMMUNITY
• FINISHED BASEMENT
• BACKS A PEACEFUL GREENBELT
• LESS THAN A MILE FROM ELM LAKE
• RESORT-STYLE AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $940 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $260k).
• Recommended offer: $229k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• 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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 286 days — a 12% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 7y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $228,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 286 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 1.41% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 5.9

CMA / ARV

• ARV (median comp): $339,765
• List price: $260,000
• Delta: -23.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Palomino Ln	0.37mi	4/2.0 (+1)	1,375 (+0%)	0mo	$294,000	$214	76
801 Granite Ct S	0.38mi	3/2.0	1,305 (-5%)	4mo	$283,000	$217	72
138 West End Drive Dr	0.35mi	3/2.0	1,491 (+9%)	5mo	$310,000	$208	64
101 Surrey Dr	0.42mi	3/2.0	1,566 (+14%)	10mo	$243,000	$155	47
809 Boulder Ct	0.66mi	3/2.0	1,536 (+12%)	3mo	$620,000	$404	46
800 Colt Ct	0.57mi	3/3.0	1,556 (+14%)	12mo	$295,000	$190	37
108 Blue Shelf Ln	0.73mi	2/1.5 (-1)	1,200 (-12%)	18mo	$225,000	$188	24

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: 35.8%
• Equity multiple: 3.77×
• Total profit: $201,597
• Equity at exit: $234,229

10-year hold

• IRR: 30.8%
• Equity multiple: 8.51×
• Total profit: $546,924
• Equity at exit: $505,123

Cash invested: $72,800 (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: 5.9×

Monthly cashflow live

• Estimated rent: $3,671 medium
• Mortgage (P&I): −$1,363
• Tax from tax record: −$271 /mo · $3,258/yr
• Insurance: −$108
• HOA: −$217
• Vacancy / Maint / Mgmt: −$771
• Net cashflow: $940

Break-even live

Break-even rent $2,481

Max offer price $260,000

Occupancy floor 69%

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	1.17mi
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$5,000	$4.17	1d	1	1.45mi

HOA detail

• Monthly dues: $217 · $2,604/yr
• Likely covers: poolgymsecurity

Listing history 28 events

1. 2026-06-09
   days on market $260,000 Active 286 DOM
2. 2026-06-08
   days on market $260,000 Active 285 DOM
3. 2026-06-07
   days on market $260,000 Active 284 DOM
4. 2026-06-04
   days on market $260,000 Active 281 DOM
5. 2026-06-03
   days on market $260,000 Active 280 DOM
6. 2026-06-02
   days on market $260,000 Active 279 DOM
7. 2026-06-02
   price $260,000 Active 278 DOM
8. 2026-06-01
   days on market $266,000 Active 278 DOM
9. 2026-05-31
   days on market $266,000 Active 277 DOM
10. 2026-05-03
    price $266,000 679-char remark

    Show marketing remark (679 chars)

    Motivated seller, Welcome to 804 Wagoner Place, located at the end of a quiet cul-de-sac within the gated Hemlock Farms community, this light-filled two-story home offers 3 bedrooms and 2 full baths. Enjoy soaring ceilings, a bright loft, fresh flooring throughout, and a finished basement for extra living space. The property backs a peaceful greenbelt and is less than a mile from elm Lake. Also conveniently located near amenities. Residents enjoy resort-style amenities including peaceful lakes with beaches, indoor and outdoor pools, tennis courts, fitness center, hiking trails, sports courts, 24 hour security and many more. All in a private amenity filled pocono setting.

11. 2026-04-22
    price $267,000 679-char remark

    Show marketing remark (679 chars)

    Motivated seller, Welcome to 804 Wagoner Place, located at the end of a quiet cul-de-sac within the gated Hemlock Farms community, this light-filled two-story home offers 3 bedrooms and 2 full baths. Enjoy soaring ceilings, a bright loft, fresh flooring throughout, and a finished basement for extra living space. The property backs a peaceful greenbelt and is less than a mile from elm Lake. Also conveniently located near amenities. Residents enjoy resort-style amenities including peaceful lakes with beaches, indoor and outdoor pools, tennis courts, fitness center, hiking trails, sports courts, 24 hour security and many more. All in a private amenity filled pocono setting.

12. 2026-01-05
    price $269,000 679-char remark

    Show marketing remark (679 chars)

    Motivated seller, Welcome to 804 Wagoner Place, located at the end of a quiet cul-de-sac within the gated Hemlock Farms community, this light-filled two-story home offers 3 bedrooms and 2 full baths. Enjoy soaring ceilings, a bright loft, fresh flooring throughout, and a finished basement for extra living space. The property backs a peaceful greenbelt and is less than a mile from elm Lake. Also conveniently located near amenities. Residents enjoy resort-style amenities including peaceful lakes with beaches, indoor and outdoor pools, tennis courts, fitness center, hiking trails, sports courts, 24 hour security and many more. All in a private amenity filled pocono setting.

13. 2025-10-03
    price $278,000 679-char remark

    Show marketing remark (679 chars)

    Motivated seller, Welcome to 804 Wagoner Place, located at the end of a quiet cul-de-sac within the gated Hemlock Farms community, this light-filled two-story home offers 3 bedrooms and 2 full baths. Enjoy soaring ceilings, a bright loft, fresh flooring throughout, and a finished basement for extra living space. The property backs a peaceful greenbelt and is less than a mile from elm Lake. Also conveniently located near amenities. Residents enjoy resort-style amenities including peaceful lakes with beaches, indoor and outdoor pools, tennis courts, fitness center, hiking trails, sports courts, 24 hour security and many more. All in a private amenity filled pocono setting.

14. 2025-08-27
    listed $280,000 Active 679-char remark

    Show marketing remark (679 chars)

    Motivated seller, Welcome to 804 Wagoner Place, located at the end of a quiet cul-de-sac within the gated Hemlock Farms community, this light-filled two-story home offers 3 bedrooms and 2 full baths. Enjoy soaring ceilings, a bright loft, fresh flooring throughout, and a finished basement for extra living space. The property backs a peaceful greenbelt and is less than a mile from elm Lake. Also conveniently located near amenities. Residents enjoy resort-style amenities including peaceful lakes with beaches, indoor and outdoor pools, tennis courts, fitness center, hiking trails, sports courts, 24 hour security and many more. All in a private amenity filled pocono setting.

15. 2023-02-10
    soldstatus $243,000 Closed 690-char remark

    Show marketing remark (690 chars)

    It is always private, bright and sunny at 804 Wagoner Pl. This charming 3 bedroom, 2 bath home is the perfect Pocono place for you and your loved ones to enjoy year round. New laminate flooring installed on first and second floor. Spacious and airy, this two story home with finished basement has plenty of room for everyone. The high ceiling in the main living area along with large windows will give you an amazing view of nature, which can also been seen from the loft. The property backs HF greenbelt. Only . 8 miles for Elm Lake. Don't miss out on this one. Located in amenity filled, gated community of Hemlock Farms you will have lots of indoor and outdoor activities to choose from.

16. 2023-02-10
    soldstatus $243,000

    Show marketing remark (690 chars)

    It is always private, bright and sunny at 804 Wagoner Pl. This charming 3 bedroom, 2 bath home is the perfect Pocono place for you and your loved ones to enjoy year round. New laminate flooring installed on first and second floor. Spacious and airy, this two story home with finished basement has plenty of room for everyone. The high ceiling in the main living area along with large windows will give you an amazing view of nature, which can also been seen from the loft. The property backs HF greenbelt. Only . 8 miles for Elm Lake. Don't miss out on this one. Located in amenity filled, gated community of Hemlock Farms you will have lots of indoor and outdoor activities to choose from.

17. 2023-01-09
    status Pending 690-char remark

    Show marketing remark (690 chars)

    It is always private, bright and sunny at 804 Wagoner Pl. This charming 3 bedroom, 2 bath home is the perfect Pocono place for you and your loved ones to enjoy year round. New laminate flooring installed on first and second floor. Spacious and airy, this two story home with finished basement has plenty of room for everyone. The high ceiling in the main living area along with large windows will give you an amazing view of nature, which can also been seen from the loft. The property backs HF greenbelt. Only . 8 miles for Elm Lake. Don't miss out on this one. Located in amenity filled, gated community of Hemlock Farms you will have lots of indoor and outdoor activities to choose from.

18. 2022-11-08
    price $239,000 690-char remark

    Show marketing remark (690 chars)

    It is always private, bright and sunny at 804 Wagoner Pl. This charming 3 bedroom, 2 bath home is the perfect Pocono place for you and your loved ones to enjoy year round. New laminate flooring installed on first and second floor. Spacious and airy, this two story home with finished basement has plenty of room for everyone. The high ceiling in the main living area along with large windows will give you an amazing view of nature, which can also been seen from the loft. The property backs HF greenbelt. Only . 8 miles for Elm Lake. Don't miss out on this one. Located in amenity filled, gated community of Hemlock Farms you will have lots of indoor and outdoor activities to choose from.

19. 2022-09-30
    listed $259,000 Active 690-char remark

    Show marketing remark (690 chars)

    It is always private, bright and sunny at 804 Wagoner Pl. This charming 3 bedroom, 2 bath home is the perfect Pocono place for you and your loved ones to enjoy year round. New laminate flooring installed on first and second floor. Spacious and airy, this two story home with finished basement has plenty of room for everyone. The high ceiling in the main living area along with large windows will give you an amazing view of nature, which can also been seen from the loft. The property backs HF greenbelt. Only . 8 miles for Elm Lake. Don't miss out on this one. Located in amenity filled, gated community of Hemlock Farms you will have lots of indoor and outdoor activities to choose from.

20. 2022-09-30
    listed $239,000

    Show marketing remark (690 chars)

    It is always private, bright and sunny at 804 Wagoner Pl. This charming 3 bedroom, 2 bath home is the perfect Pocono place for you and your loved ones to enjoy year round. New laminate flooring installed on first and second floor. Spacious and airy, this two story home with finished basement has plenty of room for everyone. The high ceiling in the main living area along with large windows will give you an amazing view of nature, which can also been seen from the loft. The property backs HF greenbelt. Only . 8 miles for Elm Lake. Don't miss out on this one. Located in amenity filled, gated community of Hemlock Farms you will have lots of indoor and outdoor activities to choose from.

21. 2021-09-08
    historical
22. 2021-02-08
    listed $199,000
23. 2019-11-22
    soldstatus $105,000
24. 2019-11-22
    soldstatus
25. 2019-11-22
    soldstatus $105,000
26. 2019-04-15
    listed $120,000
27. 2019-04-15
    listed $120,000
28. 1981-06-04
    soldstatus $12,400

ⓘ 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: $3,258 · $271/mo
• Projected year-2 tax: $3,683 · $307/mo
• Expected delta: +$425/yr (+$35/mo · 13.0%)

ⓘ 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 ≥90°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $44,048
• − Mortgage interest: −$14,564
• − Property taxes: −$3,258
• − Insurance: −$1,300
• − Repairs & maintenance: −$3,524
• − Management: −$3,524
• − HOA: −$2,604
• − Depreciation: −$7,564
• Taxable income: $7,711
• Est. tax owed @ 24.0%: −$1,851
• After-tax cash flow: $9,424/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 — Blooming Grove

No livability data for this city. (Only ~50 U.S. cities are tracked.)

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

+2045.2% since first listed

19 events — show timeline

• 2026-05-03 Price Changed $266,000 PWMLS
• 2026-04-22 Price Changed $267,000 PWMLS
• 2026-01-05 Price Changed $269,000 PWMLS
• 2025-10-03 Price Changed $278,000 PWMLS
• 2025-08-27 Listed $280,000 PWMLS
• 2023-02-10 Sold (MLS) $243,000 PWMLS
• 2023-02-10 Sold (MLS) $243,000 PWMLS
• 2023-01-09 Pending — PWMLS
• 2022-11-08 Price Changed $239,000 PWMLS
• 2022-09-30 Listed $239,000 PWMLS
• 2022-09-30 Listed $259,000 PWMLS
• 2021-09-08 Listing Removed — OneKey® MLS as Distributed by MLS Grid
• 2021-02-08 Listed $199,000 OneKey® MLS as Distributed by MLS Grid
• 2019-11-22 Sold (Public Records) $105,000 Public Records
• 2019-11-22 Sold (MLS) — PWMLS
• 2019-11-22 Sold (MLS) $105,000 PWMLS
• 2019-04-15 Listed $120,000 PWMLS
• 2019-04-15 Listed $120,000 PWMLS
• 1981-06-04 Sold (Public Records) $12,400 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,258 · +3.0% YoY. Source: county tax records.