130 Canterbrook Dr #130 · Hemlock Farms, PA 18428

$279,000

3 bd · 2.5 ba · 1,550 sqft · SingleFamily · 35 Days on market

Built 1984 Average condition 0.57 ac lot Est $260k · 7% over $250/mo HOA · 6% of rent ↓ 7% since listing

---

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 +29.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.5/10.0
• ARV discount +4.3/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

TWO PROPERTIES!!!! ONE AMAZING PRICE!!!!!!!Old World Craftsmanship Meets Poconos Serenity:A True German Kit Log Home Experience the rare blend of European precision and rustic American charm with this authentic German-engineered kit log home. Nestled on a sprawling, totally wooded private lot in the heart of Northeast Pennsylvania, this residence offers 3 bed and 3 baths, amazing covered deck overlooking forest and offers structural integrity and aesthetic warmth that is truly one-of-a-kind. BONUS LOT!!! Log home being sold with adjacent vacant lot for one low price making this a phenomenal investment getaway opportunity. Built on the vacant lot or add to log home lot to expand your priv

Key facts

• 0.57 acre lot
• Community pool
• Built 1984

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $279k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $279k).
• Recommended offer: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.6% 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: 374 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 0d 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 $30k of equity ($2k loan paydown + $28k 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 $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 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: 1.45% ✓
• Cap rate: 10.63%
• Cash-on-cash: 15.49%
• DSCR: 1.69
• GRM: 5.8

CMA / ARV

• ARV (on-the-fly): $260,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
130 Canterbrook Dr	0.00mi	3/2.5	1,550 (0%)	1mo	$260,000	$168	99
130 Canterbrook Dr #130	0.00mi	3/2.5	1,550 (0%)	1mo	$260,000	$168	99
128 Horseshoe Ln	0.20mi	3/2.0	1,485 (-4%)	1mo	$190,000	$128	81
111 Horseshoe Ln	0.16mi	2/2.0 (-1)	1,500 (-3%)	1mo	$178,500	$119	80
109 Canterbrook Dr	0.35mi	3/2.0	1,536 (-1%)	11mo	$275,000	$179	71
145 Gaskin Dr	0.16mi	3/2.0	1,720 (+11%)	15mo	$290,000	$169	60
113 Horseshoe Ln	0.15mi	3/2.0	1,700 (+10%)	20mo	$239,000	$141	58
809 Lasso Ct N	0.22mi	3/1.5	1,368 (-12%)	12mo	$279,000	$204	56
210 Canterbrook Dr	0.23mi	3/2.0	1,680 (+8%)	22mo	$275,000	$164	55
120 Burning Tree Dr	0.40mi	3/2.0	1,360 (-12%)	10mo	$250,000	$184	50
103 Fairway Ln	0.67mi	4/2.0 (+1)	1,548 (-0%)	14mo	$249,000	$161	50
115 Jackson Dr	0.74mi	4/2.0 (+1)	1,496 (-4%)	6mo	$355,000	$237	48

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: $216,406
• Equity at exit: $251,345

10-year hold

• IRR: 30.8%
• Equity multiple: 8.52×
• Total profit: $587,189
• Equity at exit: $542,036

Cash invested: $78,120 (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: 374
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $4,034 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$250
• Vacancy / Maint / Mgmt: −$847
• Net cashflow: $1,009

Break-even live

Break-even rent $2,757

Max offer price $279,000

Occupancy floor 70%

Sensitivity live

Price	-10% $1,201	-5% $1,105	+0% $1,009	+5% $912	+10% $816
Rent	-10% $690	-5% $849	+0% $1,009	+5% $1,168	+10% $1,327
Rate	-1.0pp $1,149	-0.5pp $1,080	base $1,009	+0.5pp $936	+1.0pp $863

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	1.04mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	0d	1	1.19mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	0d	1	1.36mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 3 events

1. 2026-04-17
   status Pending
2. 2026-04-10
   price $279,000
3. 2026-03-10
   listed $299,999 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 5/10 Major
• 🌡 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: $48,406
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,873
• − Management: −$3,873
• − HOA: −$3,000
• − Depreciation: −$8,116
• Taxable income: $8,337
• Est. tax owed @ 24.0%: −$2,001
• After-tax cash flow: $10,103/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.

Condition & rehab AI · 13 photos

Average 55/100 Cosmetic rehab

This log cabin home offers a unique blend of European craftsmanship and rustic charm, but it requires some cosmetic repairs and maintenance to enhance its resale and rental value.

Repairs flagged

• Minor Kitchen countertops — Visible wear and tear, but not severe enough to require immediate replacement.
• Minor Bathroom fixtures — Visible wear and tear, but not severe enough to require immediate replacement.
• Minor Exterior siding — Visible wear and tear, but not severe enough to require immediate replacement.
• Minor Exterior paint — Visible wear and tear, but not severe enough to require immediate replacement.
• Minor Carpeting — Visible wear and tear, but not severe enough to require immediate replacement.
• Minor Interior paint — Visible wear and tear, but not severe enough to require immediate replacement.
• Minor Window frames — Visible wear and tear, but not severe enough to require immediate replacement.

Value-add opportunities

• Both Painting and minor repairs to exterior and interior — Improves curb appeal and interior condition, making the property more attractive to buyers and renters.
• Both New flooring in kitchen and bathrooms — Enhances the look and feel of the property, making it more appealing to buyers and renters.
• Both HVAC system maintenance or replacement — Ensures the HVAC system is functioning properly, improving comfort and energy efficiency.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen countertops · Visible wear and tear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Bathroom fixtures · Visible wear and tear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Exterior siding · Visible wear and tear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Exterior paint · Visible wear and tear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Carpeting · Visible wear and tear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Interior paint · Visible wear and tear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Window frames · Visible wear and tear, but not severe enough to require immediate replacement.	Minor	$500–3,000
Total estimated repair cost · 7 items		$3,500–21,000

Value-add ROI direction

• Both Painting and minor repairs to exterior and interior — Improves curb appeal and interior condition, making the property more attractive to buyers and renters. ↑
• Both New flooring in kitchen and bathrooms — Enhances the look and feel of the property, making it more appealing to buyers and renters. ↑
• Both HVAC system maintenance or replacement — Ensures the HVAC system is functioning properly, improving comfort and energy efficiency. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-7.0% since first listed

3 events — show timeline

• 2026-04-17 Pending — PWMLS
• 2026-04-10 Price Changed $279,000 PWMLS
• 2026-03-10 Listed $299,999 PWMLS