802 Clydesdale Ct · Hemlock Farms, PA 18428

$360,000

3 bd · 2.5 ba · 1,728 sqft · SingleFamily public records · 88 Days on market

Built 1978 1.32 ac lot $208/sqft · 43% above area Est $252k · 43% over $250/mo HOA · 8% of rent

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Why this score? — see what drove the D 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 +12.0/30.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• 1% rule +3.8/10.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Where privacy abounds! On a cul-de-sac, flat wooded 1.32 acre lot and an oversized 2 car garage. Home is warm and loved - T & G ceilings, multiple living spaces, sought after open concept, 2 propane fireplaces. A fabulous 12 x 22 oversized 3 season room - perfect for glamping (that's glamorous camping)! 10 year young roof and big bonus - new septic 2022. Large circular driveway, parking for everyone. Waiting for you to make this your new home. * * Hemlock Farms is a year round recreational community with so many included amenities - pools, lakes, beaches, gym, bocce, tennis, pickleball, 24 hour security. * * Be well! Be happy! Be in Hemlock!(r)

Key facts

• Flat wooded lot
• New septic
• Circular driveway

Tags

• FLAT WOODED LOT
• OVERSIZED 3 SEASON ROOM
• NEW SEPTIC
• CIRCULAR DRIVEWAY
• RECREATIONAL COMMUNITY
• INCLUDED AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $360k.

Deal economics

• At list price, monthly cash flow is $-88 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $344k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $317k (11.9% below list).
• Recommended offer: $317k (11.9% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Wallenpaupack South El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 255 students, 72% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 64% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 375 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $38k of equity ($2k loan paydown + $36k 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 ~$62k 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 ($338k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y 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 $316,996 (11.9% 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 12% 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: 0.88% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.05%
• DSCR: 0.95
• GRM: 9.5

CMA / ARV

• ARV (median comp): $251,606
• List price: $360,000
• Delta: 43.08%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Remuda Dr	0.21mi	3/2.5	1,664 (-4%)	5mo	$280,000	$168	80
122 Remuda Dr	0.09mi	3/2.0	1,700 (-2%)	17mo	$250,000	$147	77
100 West End Dr	0.30mi	3/2.0	1,727 (-0%)	18mo	$265,000	$153	69
106 Basswood Dr	0.66mi	3/2.0	1,800 (+4%)	10mo	$270,000	$150	52
220 Surrey Dr	0.55mi	3/1.5	1,820 (+5%)	13mo	$330,000	$181	50
138 West End Drive Dr	0.45mi	3/2.0	1,491 (-14%)	6mo	$310,000	$208	50
126 Granite Dr	0.59mi	3/2.5	1,820 (+5%)	18mo	$360,000	$198	48
137 Lookout Dr	0.44mi	3/2.0	1,896 (+10%)	16mo	$315,000	$166	48
101 Surrey Dr	0.60mi	3/2.0	1,566 (-9%)	11mo	$243,000	$155	46
809 Boulder Ct	0.70mi	3/2.0	1,536 (-11%)	3mo	$620,000	$404	44
115 Rodeo Ln	0.73mi	3/2.5	1,835 (+6%)	17mo	$325,000	$177	41
101 Tupelo Dr	0.72mi	3/2.0	1,536 (-11%)	11mo	$333,000	$217	36

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $190,568
• Equity at exit: $324,317

10-year hold

• IRR: 21.0%
• Equity multiple: 6.61×
• Total profit: $565,826
• Equity at exit: $699,401

Cash invested: $100,800 (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: 375
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $3,170 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$304 /mo · $3,654/yr
• Insurance: −$150
• HOA: −$250
• Vacancy / Maint / Mgmt: −$666
• Net cashflow: $-88

Break-even live

Break-even rent $3,281

Max offer price $344,442

Occupancy floor 98%

Sensitivity live

Price	-10% $116	-5% $14	+0% $-88	+5% $-190	+10% $-292
Rent	-10% $-338	-5% $-213	+0% $-88	+5% $37	+10% $162
Rate	-1.0pp $93	-0.5pp $3	base $-88	+0.5pp $-181	+1.0pp $-276

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: $90,000
• Closing costs: $10,800
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	45d	1	0.46mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	5d	1	0.99mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	0d	1	1.08mi
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$4,600	$3.83	0d	1	1.38mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: poolgymsecurity

Listing history 23 events

1. 2026-06-21
   days on market $360,000 Active 88 DOM
2. 2026-06-18
   days on market $360,000 Active 85 DOM
3. 2026-06-17
   days on market $360,000 Active 84 DOM
4. 2026-06-16
   days on market $360,000 Active 83 DOM
5. 2026-06-15
   days on market $360,000 Active 82 DOM
6. 2026-06-13
   days on market $360,000 Active 80 DOM
7. 2026-06-13
   days on market $360,000 Active 79 DOM
8. 2026-06-09
   days on market $360,000 Active 76 DOM
9. 2026-06-08
   days on market $360,000 Active 75 DOM
10. 2026-06-07
    days on market $360,000 Active 74 DOM
11. 2026-06-04
    days on market $360,000 Active 71 DOM
12. 2026-06-03
    days on market $360,000 Active 70 DOM
13. 2026-06-02
    days on market $360,000 Active 69 DOM
14. 2026-06-01
    days on market $360,000 Active 68 DOM
15. 2026-05-31
    days on market $360,000 Active 67 DOM
16. 2026-05-06
    price $360,000 660-char remark

    Show marketing remark (660 chars)

    Where privacy abounds! On a cul-de-sac, flat wooded 1.32 acre lot and an oversized 2 car garage. Home is warm and loved - T & G ceilings, multiple living spaces, sought after open concept, 2 propane fireplaces. A fabulous 12 x 22 oversized 3 season room - perfect for glamping (that's glamorous camping)! 10 year young roof and big bonus - new septic 2022. Large circular driveway, parking for everyone. Waiting for you to make this your new home. * * Hemlock Farms is a year round recreational community with so many included amenities - pools, lakes, beaches, gym, bocce, tennis, pickleball, 24 hour security. * * Be well! Be happy! Be in Hemlock!(r)

17. 2026-03-25
    listed $375,000 Active 660-char remark

    Show marketing remark (660 chars)

    Where privacy abounds! On a cul-de-sac, flat wooded 1.32 acre lot and an oversized 2 car garage. Home is warm and loved - T & G ceilings, multiple living spaces, sought after open concept, 2 propane fireplaces. A fabulous 12 x 22 oversized 3 season room - perfect for glamping (that's glamorous camping)! 10 year young roof and big bonus - new septic 2022. Large circular driveway, parking for everyone. Waiting for you to make this your new home. * * Hemlock Farms is a year round recreational community with so many included amenities - pools, lakes, beaches, gym, bocce, tennis, pickleball, 24 hour security. * * Be well! Be happy! Be in Hemlock!(r)

18. 2022-12-21
    soldstatus $345,000
19. 2022-12-19
    soldstatus $345,000 Closed 570-char remark

    Show marketing remark (570 chars)

    Are you ready to start making memories with your family and friends? This home has is overflowing with happy memories from a family that has loved it inside and out for over 30 years. Hands on detail both inside and out keeping everything in tip top condition are obvious from the moment you enter. Room for everyone to come an enjoy the Paradise that Hemlock Farms and the Lake Region of the Poconos has to offer. The seller is willing to negotiate everything (including boat in garage) you just need to bring an overnight bag and your toothbrush. Come an see today!

20. 2022-12-19
    soldstatus $345,000

    Show marketing remark (570 chars)

    Are you ready to start making memories with your family and friends? This home has is overflowing with happy memories from a family that has loved it inside and out for over 30 years. Hands on detail both inside and out keeping everything in tip top condition are obvious from the moment you enter. Room for everyone to come an enjoy the Paradise that Hemlock Farms and the Lake Region of the Poconos has to offer. The seller is willing to negotiate everything (including boat in garage) you just need to bring an overnight bag and your toothbrush. Come an see today!

21. 2022-11-04
    status Pending 570-char remark

    Show marketing remark (570 chars)

    Are you ready to start making memories with your family and friends? This home has is overflowing with happy memories from a family that has loved it inside and out for over 30 years. Hands on detail both inside and out keeping everything in tip top condition are obvious from the moment you enter. Room for everyone to come an enjoy the Paradise that Hemlock Farms and the Lake Region of the Poconos has to offer. The seller is willing to negotiate everything (including boat in garage) you just need to bring an overnight bag and your toothbrush. Come an see today!

22. 2022-07-30
    listed $345,000 Active 570-char remark

    Show marketing remark (570 chars)

    Are you ready to start making memories with your family and friends? This home has is overflowing with happy memories from a family that has loved it inside and out for over 30 years. Hands on detail both inside and out keeping everything in tip top condition are obvious from the moment you enter. Room for everyone to come an enjoy the Paradise that Hemlock Farms and the Lake Region of the Poconos has to offer. The seller is willing to negotiate everything (including boat in garage) you just need to bring an overnight bag and your toothbrush. Come an see today!

23. 2022-07-30
    listed $345,000

    Show marketing remark (570 chars)

    Are you ready to start making memories with your family and friends? This home has is overflowing with happy memories from a family that has loved it inside and out for over 30 years. Hands on detail both inside and out keeping everything in tip top condition are obvious from the moment you enter. Room for everyone to come an enjoy the Paradise that Hemlock Farms and the Lake Region of the Poconos has to offer. The seller is willing to negotiate everything (including boat in garage) you just need to bring an overnight bag and your toothbrush. Come an see today!

ⓘ 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: $3,654 · $304/mo
• Projected year-2 tax: $4,671 · $389/mo
• Expected delta: +$1,017/yr (+$85/mo · 27.8%)

ⓘ 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 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: $38,040
• − Mortgage interest: −$20,166
• − Property taxes: −$3,654
• − Insurance: −$1,800
• − Repairs & maintenance: −$3,043
• − Management: −$3,043
• − HOA: −$3,000
• − Depreciation: −$10,473
• Taxable loss: −$7,139
• Est. tax savings @ 24.0%: +$1,713
• After-tax cash flow: $656/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

+4.3% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $360,000 PWMLS
• 2026-03-25 Listed $375,000 PWMLS
• 2022-12-21 Sold (Public Records) $345,000 Public Records
• 2022-12-19 Sold (MLS) $345,000 PWMLS
• 2022-12-19 Sold (MLS) $345,000 PWMLS
• 2022-11-04 Pending — PWMLS
• 2022-07-30 Listed $345,000 PWMLS
• 2022-07-30 Listed $345,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $3,654 · +3.0% YoY. Source: county tax records.