100 Doe Ln · Hemlock Farms, PA 18337

$54,900

2 bd · 1.0 ba · 756 sqft · Land · 36 Days on market

Built 2002 5,227 sqft lot $73/sqft · 7% below area Est $59k · 7% under $233/mo HOA · 12% of rent ↓ 22% 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 +30.0/30.0
• ARV discount +10.8/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

BEAUTIFUL 2002 CHARIOT EAGLE PARK MODEL. IN MINT CONDITION ON GORGEOUS, LARGE CORNER LOT. COMMUNITY DUES INCLUDE WATER & ELECTRIC, & ACCESS TO ALL AMMENITIES INCLUDING LAKE ACCESS. ALL INTERIOR & EXTERIOR FURNITURE INCLUDED IN SALEFeaturing newly installed septic and flooring throughout, a new electric fireplace, 50 AMP electric service, sliding glass doors leading to a new screened-in front porch with canopy and bump out deck for grilling; an open kitchen, living, & dining area w/ propane or electric cooking & plenty of cabinet storage, vinyl accordion doors in the living room can convert living room into another bedroom w/ its new pullout couch/bed, beautiful outdoor landscaping and lighting, 2 separate driveways/parking areas affording ample parking for multiple cars. shed storage, gravel round perimeter of property with wooden walkways.

Key facts

• Landscaped grounds
• Cabinet space
• Open layout

Tags

• CORNER LOT
• LANDSCAPED GROUNDS
• SCREENED PORCH
• OPEN LAYOUT
• ELECTRIC FIREPLACE
• CABINET SPACE

Property features AI

Finance

• HOA & community: Annual HOA fee covering common area maintenance, electricity, road maintenance and water; Community amenities include common grounds, lake access and water/lake privileges

Exterior

• Parking: Gravel driveway; Driveway parking
• Utilities: Community water; Septic system; Electric service (less than 60 amp); Cable available
• Home design: Manufactured home; Single-story; Estimated year built
• Construction: Frame construction with vinyl siding; Pillar/post/pier foundation; Building winterized; Replacement sliding windows; Roof type unknown
• Exterior features: Extensive hardscape; Exterior lighting; Deck(s) with screened area; Shed; Corner lot with landscaping; Water view (overlooks Lake Adventure)

Interior

• Kitchen: Electric oven/range; Gas oven/range; Stove; Refrigerator
• Bedrooms: 2 bedrooms on main level
• Flooring: Drywall walls and ceilings
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Electric baseboard heat; Window air conditioning units; Electric hot water
• Interior features: Open floor plan; Combination dining/living area; Combination kitchen/dining area; Attic access; Window treatments; Sliding glass door; Furnished
• Laundry & utility: Washer/dryer hookups

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath land listed at $55k.

Deal economics

• At list price, monthly cash flow is $860 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $53k (3.0% below list) — sets the bar for market timing.
• Cap rate 25.1% 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.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 290 active listings in the ZIP; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y 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.

Recommended offer $53,253 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 3.40% ✓
• Cap rate: 25.09%
• Cash-on-cash: 67.15%
• DSCR: 3.99
• GRM: 2.5

CMA / ARV

• ARV (median comp): $59,214
• List price: $54,900
• Delta: -7.29%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 66.6%
• Equity multiple: 4.00×
• Total profit: $46,059
• Equity at exit: $8,186

10-year hold

• IRR: 70.9%
• Equity multiple: 8.24×
• Total profit: $111,347
• Equity at exit: $4,747

Cash invested: $15,372 (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 18337

• Home prices YoY: -22.0%
• Active inventory: 290
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $1,864 medium
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$233
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $860

Break-even live

Break-even rent $775

Max offer price $54,900

Occupancy floor 49%

Sensitivity live

Price	-10% $898	-5% $879	+0% $860	+5% $841	+10% $822
Rent	-10% $713	-5% $787	+0% $860	+5% $934	+10% $1,007
Rate	-1.0pp $888	-0.5pp $874	base $860	+0.5pp $846	+1.0pp $831

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $233 · $2,796/yr
• Likely covers: waterelectriclandscaping

Listing history 33 events

1. 2026-06-18
   days on market $54,900 Active 36 DOM
2. 2026-06-17
   days on market $54,900 Active 35 DOM
3. 2026-06-16
   days on market $54,900 Active 34 DOM
4. 2026-06-15
   days on market $54,900 Active 33 DOM
5. 2026-06-13
   days on market $54,900 Active 31 DOM
6. 2026-06-13
   days on market $54,900 Active 30 DOM
7. 2026-06-09
   days on market $54,900 Active 27 DOM
8. 2026-06-08
   days on market $54,900 Active 26 DOM
9. 2026-06-07
   days on market $54,900 Active 25 DOM
10. 2026-06-04
    days on market $54,900 Active 22 DOM
11. 2026-06-03
    days on market $54,900 Active 21 DOM
12. 2026-06-02
    days on market $54,900 Active 20 DOM
13. 2026-06-01
    days on market $54,900 Active 19 DOM
14. 2026-05-31
    days on market $54,900 Active 18 DOM
15. 2026-05-13
    listed $54,900 Active 1997-char remark
16. 2025-08-07
    price $65,000
17. 2025-04-01
    listed $70,000 Active
18. 2024-12-06
    soldstatus $62,500 Closed

    Show marketing remark (880 chars)

    BEAUTIFUL 2002 CHARIOT EAGLE PARK MODEL. IN MINT CONDITION ON GORGEOUS, LARGE CORNER LOT. COMMUNITY DUES INCLUDE WATER & ELECTRIC, & ACCESS TO ALL AMMENITIES INCLUDING LAKE ACCESS. ALL INTERIOR & EXTERIOR FURNITURE INCLUDED IN SALEFeaturing newly installed septic and flooring throughout, a new electric fireplace, 50 AMP electric service, sliding glass doors leading to a new screened-in front porch with canopy and bump out deck for grilling; an open kitchen, living, & dining area w/ propane or electric cooking & plenty of cabinet storage, vinyl accordion doors in the living room can convert living room into another bedroom w/ its new pullout couch/bed, beautiful outdoor landscaping and lighting, 2 separate driveways/parking areas affording ample parking for multiple cars. shed storage, gravel round perimeter of property with wooden walkways.

19. 2024-11-19
    status Pending

    Show marketing remark (880 chars)

    BEAUTIFUL 2002 CHARIOT EAGLE PARK MODEL. IN MINT CONDITION ON GORGEOUS, LARGE CORNER LOT. COMMUNITY DUES INCLUDE WATER & ELECTRIC, & ACCESS TO ALL AMMENITIES INCLUDING LAKE ACCESS. ALL INTERIOR & EXTERIOR FURNITURE INCLUDED IN SALEFeaturing newly installed septic and flooring throughout, a new electric fireplace, 50 AMP electric service, sliding glass doors leading to a new screened-in front porch with canopy and bump out deck for grilling; an open kitchen, living, & dining area w/ propane or electric cooking & plenty of cabinet storage, vinyl accordion doors in the living room can convert living room into another bedroom w/ its new pullout couch/bed, beautiful outdoor landscaping and lighting, 2 separate driveways/parking areas affording ample parking for multiple cars. shed storage, gravel round perimeter of property with wooden walkways.

20. 2024-11-07
    price $64,999

    Show marketing remark (880 chars)

    BEAUTIFUL 2002 CHARIOT EAGLE PARK MODEL. IN MINT CONDITION ON GORGEOUS, LARGE CORNER LOT. COMMUNITY DUES INCLUDE WATER & ELECTRIC, & ACCESS TO ALL AMMENITIES INCLUDING LAKE ACCESS. ALL INTERIOR & EXTERIOR FURNITURE INCLUDED IN SALEFeaturing newly installed septic and flooring throughout, a new electric fireplace, 50 AMP electric service, sliding glass doors leading to a new screened-in front porch with canopy and bump out deck for grilling; an open kitchen, living, & dining area w/ propane or electric cooking & plenty of cabinet storage, vinyl accordion doors in the living room can convert living room into another bedroom w/ its new pullout couch/bed, beautiful outdoor landscaping and lighting, 2 separate driveways/parking areas affording ample parking for multiple cars. shed storage, gravel round perimeter of property with wooden walkways.

21. 2024-10-28
    price $65,000

    Show marketing remark (880 chars)

    BEAUTIFUL 2002 CHARIOT EAGLE PARK MODEL. IN MINT CONDITION ON GORGEOUS, LARGE CORNER LOT. COMMUNITY DUES INCLUDE WATER & ELECTRIC, & ACCESS TO ALL AMMENITIES INCLUDING LAKE ACCESS. ALL INTERIOR & EXTERIOR FURNITURE INCLUDED IN SALEFeaturing newly installed septic and flooring throughout, a new electric fireplace, 50 AMP electric service, sliding glass doors leading to a new screened-in front porch with canopy and bump out deck for grilling; an open kitchen, living, & dining area w/ propane or electric cooking & plenty of cabinet storage, vinyl accordion doors in the living room can convert living room into another bedroom w/ its new pullout couch/bed, beautiful outdoor landscaping and lighting, 2 separate driveways/parking areas affording ample parking for multiple cars. shed storage, gravel round perimeter of property with wooden walkways.

22. 2024-10-07
    price $69,000

    Show marketing remark (880 chars)

    BEAUTIFUL 2002 CHARIOT EAGLE PARK MODEL. IN MINT CONDITION ON GORGEOUS, LARGE CORNER LOT. COMMUNITY DUES INCLUDE WATER & ELECTRIC, & ACCESS TO ALL AMMENITIES INCLUDING LAKE ACCESS. ALL INTERIOR & EXTERIOR FURNITURE INCLUDED IN SALEFeaturing newly installed septic and flooring throughout, a new electric fireplace, 50 AMP electric service, sliding glass doors leading to a new screened-in front porch with canopy and bump out deck for grilling; an open kitchen, living, & dining area w/ propane or electric cooking & plenty of cabinet storage, vinyl accordion doors in the living room can convert living room into another bedroom w/ its new pullout couch/bed, beautiful outdoor landscaping and lighting, 2 separate driveways/parking areas affording ample parking for multiple cars. shed storage, gravel round perimeter of property with wooden walkways.

23. 2024-09-25
    listed $79,000 Active

    Show marketing remark (880 chars)

    BEAUTIFUL 2002 CHARIOT EAGLE PARK MODEL. IN MINT CONDITION ON GORGEOUS, LARGE CORNER LOT. COMMUNITY DUES INCLUDE WATER & ELECTRIC, & ACCESS TO ALL AMMENITIES INCLUDING LAKE ACCESS. ALL INTERIOR & EXTERIOR FURNITURE INCLUDED IN SALEFeaturing newly installed septic and flooring throughout, a new electric fireplace, 50 AMP electric service, sliding glass doors leading to a new screened-in front porch with canopy and bump out deck for grilling; an open kitchen, living, & dining area w/ propane or electric cooking & plenty of cabinet storage, vinyl accordion doors in the living room can convert living room into another bedroom w/ its new pullout couch/bed, beautiful outdoor landscaping and lighting, 2 separate driveways/parking areas affording ample parking for multiple cars. shed storage, gravel round perimeter of property with wooden walkways.

24. 2024-07-09
    soldstatus $55,000 Closed
25. 2024-06-28
    status Pending
26. 2024-06-21
    price $55,000
27. 2024-05-15
    status Active
28. 2024-05-10
    status Pending
29. 2024-03-16
    status Active
30. 2024-03-15
    status Pending
31. 2024-02-15
    listed $59,900 Active
32. 2023-10-06
    price $64,963
33. 2023-08-18
    listed $69,963 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 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: $22,368
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − HOA: −$2,796
• − Depreciation: −$1,597
• Taxable income: $10,223
• Est. tax owed @ 24.0%: −$2,453
• After-tax cash flow: $7,868/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 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

• County: Pike County · 15,799 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,799
• Household income: $93,149
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 275.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Iranian 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -54.81%
• Current HPI: 194.0604
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

-21.5% since first listed

19 events — show timeline

• 2026-05-13 Listed $54,900 BRIGHT MLS
• 2025-08-07 Price Changed $65,000 PWMLS
• 2025-04-01 Listed $70,000 PWMLS
• 2024-12-06 Sold (MLS) $62,500 PWMLS
• 2024-11-19 Pending — PWMLS
• 2024-11-07 Price Changed $64,999 PWMLS
• 2024-10-28 Price Changed $65,000 PWMLS
• 2024-10-07 Price Changed $69,000 PWMLS
• 2024-09-25 Listed $79,000 PWMLS
• 2024-07-09 Sold (MLS) $55,000 PWMLS
• 2024-06-28 Pending — PWMLS
• 2024-06-21 Price Changed $55,000 PWMLS
• 2024-05-15 Relisted — PWMLS
• 2024-05-10 Pending — PWMLS
• 2024-03-16 Relisted — PWMLS
• 2024-03-15 Pending — PWMLS
• 2024-02-15 Listed $59,900 PWMLS
• 2023-10-06 Price Changed $64,963 PWMLS
• 2023-08-18 Listed $69,963 PWMLS