805 Pastern Ct Unit Cul-de-sac · Hemlock Farms, PA 18428

$315,000

4 bd · 2.0 ba · 1,688 sqft · SingleFamily · 91 Days on market

Built 1988 Good condition 1.19 ac lot Est $285k · 10% over $250/mo HOA · 6% of rent

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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 +25.5/30.0
• Appreciation +10.0/10.0
• DSCR +8.5/10.0
• 1% rule +7.7/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0

Listing remarks

Every day feels like a vacation in Hemlock Farms! Located on a quiet cul-de-sac, this modern home sits on a generous 1.19 acre lot and features a split level design with 2 bedrooms and a full bath on each level. The bright and airy open concept main floor hosts the kitchen and living area perfect for entertaining with sliding glass doors leading out to a private back yard!The unfinished basement provides room to increase living space and value!Zoned heating and ceiling fans in every room and a wood burning fireplace in the living room insure your year-round comfort. One of the bedrooms on the lower level has sliding glass doors leading to a private deck making it perfect to double as a home

Key facts

• Private deck
• Private back yard
• Unfinished basement

Tags

• PRIVATE BACK YARD
• UNFINISHED BASEMENT
• ZONED HEATING
• CEILING FANS
• WOOD BURNING FIREPLACE
• PRIVATE DECK

Property features AI

Finance

• Other: Located in Hemlock Farms gated community; Private maintained, paved road and private road frontage
• HOA & community: Homeowners association with amenities; Association amenities include: pool (indoor and outdoor), basketball court, tennis courts, recreation room, security, park, playground, golf course, fitness center, clubhouse; Annual association fee (amount provided)

Exterior

• Parking: Gravel parking
• Security: 24-hour security; Gated community
• Utilities: Public water; Public sewer and holding tank; 200+ amp electric service; Cable available; Water and electricity connected; Sewer connected
• Home design: Single-family house; Residential property
• Construction: Asphalt roof; Block foundation; Block basement with French drain and concrete
• Exterior features: Deck; Shed(s); Property has a view; Located on a cul-de-sac; Wooded lot

Interior

• Kitchen: Range; Free-standing range; Range hood; Dishwasher; Refrigerator; Stainless steel appliances; Stone counters
• Bedrooms: Total of 7 rooms (bedroom counts not specified)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating with zoned controls; Ceiling fans for cooling
• Interior features: Ceiling fans; Stone countertops; Recessed lighting; Open floor plan; Insulated windows; Living room wood-burning fireplace
• Laundry & utility: Washer and dryer included; Laundry in basement; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $315k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $737 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $315k).
• Recommended offer: $287k (9.0% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 7.1% in Hemlock Farms — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $34k of equity ($2k loan paydown + $32k 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 $88k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$54k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($287k) is reasonable based on typical stale-listing flexibility.

Recommended offer $286,650 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% 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: 1.27% ✓
• Cap rate: 9.10%
• Cash-on-cash: 10.03%
• DSCR: 1.45
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $285,272
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Gaskin Dr	0.11mi	3/2.0 (-1)	1,720 (+2%)	15mo	$290,000	$169	75
128 Horseshoe Ln	0.14mi	3/2.0 (-1)	1,485 (-12%)	1mo	$190,000	$128	68
130 Canterbrook Dr #130	0.26mi	3/2.5 (-1)	1,550 (-8%)	1mo	$260,000	$168	67
130 Canterbrook Dr	0.26mi	3/2.5 (-1)	1,550 (-8%)	1mo	$260,000	$168	67
126 Eisenhower Dr	0.34mi	4/2.0	1,940 (+15%)	6mo	$175,000	$90	54
115 Jackson Dr	0.48mi	4/2.0	1,496 (-11%)	6mo	$355,000	$237	54
121 Canterbrook Dr	0.43mi	3/1.5 (-1)	1,892 (+12%)	1mo	$285,000	$151	52
805 Jefferson Ct	0.56mi	4/2.0	1,540 (-9%)	12mo	$295,000	$192	50
103 Fairway Ln	0.55mi	4/2.0	1,548 (-8%)	14mo	$249,000	$161	49
109 Canterbrook Dr	0.49mi	3/2.0 (-1)	1,536 (-9%)	11mo	$275,000	$179	48
107 Canterbrook Dr	0.51mi	3/2.0 (-1)	1,860 (+10%)	20mo	$329,000	$177	38
202 Waterview Dr	0.68mi	3/2.5 (-1)	1,882 (+12%)	18mo	$360,000	$191	27

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: 31.6%
• Equity multiple: 3.48×
• Total profit: $218,715
• Equity at exit: $283,777

10-year hold

• IRR: 27.4%
• Equity multiple: 7.89×
• Total profit: $607,589
• Equity at exit: $611,976

Cash invested: $88,200 (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: 6.6×

Monthly cashflow live

• Estimated rent: $4,005 medium
• Mortgage (P&I): −$1,652
• Tax est. 1.5%: −$394 /mo · $4,725/yr
• Insurance: −$131
• HOA: −$250
• Vacancy / Maint / Mgmt: −$841
• Net cashflow: $737

Break-even live

Break-even rent $3,072

Max offer price $315,000

Occupancy floor 77%

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: $78,750
• Closing costs: $9,450
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	0.95mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	1.13mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	1.20mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 15 events

1. 2026-06-18
   days on market $315,000 Active 91 DOM
2. 2026-06-17
   days on market $315,000 Active 90 DOM
3. 2026-06-16
   days on market $315,000 Active 89 DOM
4. 2026-06-15
   days on market $315,000 Active 88 DOM
5. 2026-06-13
   days on market $315,000 Active 86 DOM
6. 2026-06-13
   days on market $315,000 Active 85 DOM
7. 2026-06-09
   days on market $315,000 Active 82 DOM
8. 2026-06-08
   days on market $315,000 Active 81 DOM
9. 2026-06-07
   days on market $315,000 Active 80 DOM
10. 2026-06-04
    days on market $315,000 Active 77 DOM
11. 2026-06-03
    days on market $315,000 Active 76 DOM
12. 2026-06-02
    days on market $315,000 Active 75 DOM
13. 2026-06-01
    days on market $315,000 Active 74 DOM
14. 2026-05-31
    days on market $315,000 Active 73 DOM
15. 2026-03-18
    listed $335,000 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 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: $48,060
• − Mortgage interest: −$17,645
• − Property taxes: −$4,725
• − Insurance: −$1,575
• − Repairs & maintenance: −$3,845
• − Management: −$3,845
• − HOA: −$3,000
• − Depreciation: −$9,164
• Taxable income: $4,262
• Est. tax owed @ 24.0%: −$1,023
• After-tax cash flow: $7,822/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 · 12 photos

Good 80/100 Cosmetic rehab

This modern, well-maintained single-family home on a quiet cul-de-sac offers a split-level design with 2 bedrooms and a full bath on each level. The open concept main floor is perfect for entertaining, and the unfinished basement provides room to increase living space and value.

Value-add opportunities

• Both landscaping — enhances curb appeal and outdoor living space
• Rental furniture — improves rental readiness and appeal

Renovation cost estimate screening

Value-add ROI direction

• Both landscaping — enhances curb appeal and outdoor living space ↑
• Rental furniture — improves rental readiness and appeal ↑

ⓘ 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

1 event — show timeline

• 2026-03-18 Listed $335,000 PWMLS