800 Wren Ct · Hemlock Farms, PA 18428

$239,900

4 bd · 2.0 ba · 1,632 sqft · SingleFamily public records · 153 Days on market

Built 1989 0.49 ac lot Est $287k · 16% under $243/mo HOA · 6% of rent ↓ 17% since listing

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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 +30.0/30.0
• ARV discount +14.9/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 800 Wren Court, a charming cul-de-sac home in the heart of Hemlock Farms. This 4-bedroom, 2-bath property offers a solid layout, warm natural light, and the perfect chance to make it your own with a little TLC. As an estate sale, it has been thoughtfully decluttered and professionally cleaned, creating a clean canvas ready for your personal touches. Inside, the main living area features an inviting wood-burning fireplace and sliders that open to a generous deck with peaceful, wooded privacy. With some updating, this home can truly reflect your style -- whether you're looking for a full-time residence or a relaxing weekend escape. Set within one of the Poconos' premier amenity-fil

Key facts

• Generous deck
• Cul-de-sac home
• Hiking trails

Tags

• CUL-DE-SAC HOME
• WOOD-BURNING FIREPLACE
• GENEROUS DECK
• PEACEFUL WOODED PRIVACY
• AMENITY-FILLED COMMUNITIES
• HIKING TRAILS

Property features AI

Finance

• Other: Community features: pool, clubhouse, tennis courts, playground, park, lake, fitness center
• HOA & community: Hemlock Farms homeowners association; Association amenities include pool, indoor pool, clubhouse, fitness center, tennis courts, basketball court, playground, park, trails, lake access, spa/hot tub, sauna, dog park, game room, billiard room, meeting room, recreation room, picnic area, beach rights/access, exercise course, and security; Association provides maintenance of grounds, trash service, and snow removal; Annual association fee (derived monthly approx. $243.17)

Exterior

• Parking: Driveway with gravel surface
• Security: 24-hour security; Gated community with guard
• Utilities: 200+ amp electric service; Cable available; Electricity available; Septic tank
• Home design: Single family house; 2 stories; Residential property in Hemlock Farms
• Construction: Concrete and frame construction; Concrete perimeter foundation; Asphalt shingle roof; Built above grade finished area approximately 1,632
• Exterior features: Private yard; Deck; Shed(s); Corner lot; Wooded lot; Cul-de-sac lot; View of community lake

Interior

• Kitchen: Microwave; Free‑standing refrigerator; Free‑standing gas range
• Bedrooms: Total of 8 rooms (bedrooms included in room count)
• Flooring: Carpet; Tile; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating (electric); Ceiling fan cooling
• Interior features: Ceiling fans; His and hers closets; Insulated windows; Finished basement; Wood-burning fireplace in the living room
• Laundry & utility: Washer; Dryer; Laundry room and basement laundry

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $240k).
• Recommended offer: $211k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 6 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 $26k of equity ($2k loan paydown + $24k 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 $67k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 153 days — a 12% lower offer ($211k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $50k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $211,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 153 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: 1.74% ✓
• Cap rate: 13.55%
• Cash-on-cash: 25.90%
• DSCR: 2.15
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $287,232
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
803 Lariat Ct	0.38mi	4/2.0	1,588 (-3%)	8mo	$190,000	$120	70
800 Osprey Ct	0.25mi	3/2.0 (-1)	1,568 (-4%)	9mo	$310,000	$198	70
106 Fetlock Dr	0.24mi	3/3.0 (-1)	1,700 (+4%)	7mo	$255,000	$150	67
119 Ridgeway Dr	0.60mi	3/2.5 (-1)	1,662 (+2%)	1mo	$549,000	$330	61
120 Ridgeway Dr	0.57mi	3/2.0 (-1)	1,641 (+1%)	10mo	$280,000	$171	60
118 Ledgeway Ln	0.45mi	3/2.5 (-1)	1,716 (+5%)	8mo	$399,999	$233	56
114 Heron Bay Rd	0.11mi	3/2.0 (-1)	1,816 (+11%)	19mo	$320,000	$176	56
804 Rowel Ct	0.33mi	3/2.0 (-1)	1,536 (-6%)	18mo	$189,900	$124	55
803 Fetlock Ct	0.32mi	3/2.0 (-1)	1,837 (+13%)	7mo	$290,000	$158	53
211 Stirrup Ln	0.51mi	3/2.0 (-1)	1,638 (+0%)	22mo	$283,500	$173	52
801 Saddlebrook Spur Spur	0.68mi	3/2.0 (-1)	1,728 (+6%)	4mo	$550,500	$319	50
101 Ridgeway Dr	0.75mi	3/2.0 (-1)	1,420 (-13%)	6mo	$292,500	$206	34

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: 43.8%
• Equity multiple: 4.32×
• Total profit: $223,183
• Equity at exit: $216,121

10-year hold

• IRR: 38.0%
• Equity multiple: 9.71×
• Total profit: $584,962
• Equity at exit: $466,073

Cash invested: $67,172 (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: 4.8×

Monthly cashflow live

• Estimated rent: $4,167 high
• Mortgage (P&I): −$1,258
• Tax from tax record: −$241 /mo · $2,887/yr
• Insurance: −$100
• HOA: −$243
• Vacancy / Maint / Mgmt: −$875
• Net cashflow: $1,450

Break-even live

Break-even rent $2,331

Max offer price $239,900

Occupancy floor 60%

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: $59,975
• Closing costs: $7,197
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	0.21mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	1.02mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	4d	1	1.10mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	1.41mi
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$5,000	$4.17	1d	1	1.43mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	1.48mi

HOA detail

• Monthly dues: $243 · $2,916/yr

Listing history 6 events

1. 2026-04-29
   status Pending
2. 2026-04-25
   price $239,900
3. 2026-01-28
   status Active
4. 2026-01-16
   status Pending
5. 2026-01-14
   price $259,900
6. 2025-11-16
   listed $289,900 Active

ⓘ 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: $2,887 · $241/mo
• Projected year-2 tax: $3,339 · $278/mo
• Expected delta: +$452/yr (+$38/mo · 15.6%)

ⓘ 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: $49,999
• − Mortgage interest: −$13,438
• − Property taxes: −$2,887
• − Insurance: −$1,200
• − Repairs & maintenance: −$4,000
• − Management: −$4,000
• − HOA: −$2,916
• − Depreciation: −$6,979
• Taxable income: $14,580
• Est. tax owed @ 24.0%: −$3,499
• After-tax cash flow: $13,901/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

-17.2% since first listed

6 events — show timeline

• 2026-04-29 Pending — PWMLS
• 2026-04-25 Price Changed $239,900 PWMLS
• 2026-01-28 Relisted — PWMLS
• 2026-01-16 Pending — PWMLS
• 2026-01-14 Price Changed $259,900 PWMLS
• 2025-11-16 Listed $289,900 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $2,887 · +3.0% YoY. Source: county tax records.