129 Remuda Dr · Hemlock Farms, PA 18428

$389,000

2 bd · 2.5 ba · 1,550 sqft · SingleFamily public records · 278 Days on market

Built 1990 0.82 ac lot $251/sqft · 50% above area Est $351k · 11% 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 +11.4/30.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• 1% rule +3.5/10.0
• Livability +3.4/5.0
• DSCR +3.3/10.0
• ARV discount +2.6/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to the good life in Hemlock Farms! This completely remodeled home is a true gem, designed for both comfort and privacy. Paired with an open-concept main living area, find a beautiful, modern fireplace that creates a cozy centerpiece. Following the custom-crafted kitchen ceiling that leads directly to a peaceful screened porch--perfect for morning coffee or evening relaxation. * Home is virtually staged for visualization * The main floor features the primary bedroom, complete with a personal balcony, and closet so spacious it could easily double as an office or nursery. A convenient half-bath on this level is perfect for guests. Upstairs, a spacious loft provides an ideal flex space, along with a guest bedroom and full bath. The lower level is an entertainer's dream, featuring a charming coffee bar, a family room with a propane stove, a third bedroom, and a third full bath. With an attached garage, this home truly has it all.

Key facts

• Modern fireplace
• Personal balcony
• Spacious closet

Tags

• OPEN-CONCEPT MAIN LIVING AREA
• MODERN FIREPLACE
• CUSTOM-CRAFTED KITCHEN CEILING
• PEACEFUL SCREENED PORCH
• PERSONAL BALCONY
• SPACIOUS CLOSET

What this means for you Summary

Snapshot

• This is a 2-bed/2.5-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $-135 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $365k (6.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $332k (14.7% below list).
• Recommended offer: $332k (14.7% 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: 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; 2 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $42k of equity ($3k loan paydown + $39k 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 ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 278 days — a 12% lower offer ($342k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y 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.
• Current owner paid $225k; list at $389k implies a 73% gain — meaningful room to come down on a strong offer.

Recommended offer $331,683 (14.7% 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 278 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.85% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.48%
• DSCR: 0.93
• GRM: 9.8

CMA / ARV

• ARV (median comp): $350,997
• List price: $389,000
• Delta: 10.83%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Remuda Dr	0.10mi	3/2.5 (+1)	1,664 (+7%)	5mo	$280,000	$168	74
138 West End Drive Dr	0.30mi	3/2.0 (+1)	1,491 (-4%)	5mo	$310,000	$208	68
100 West End Dr	0.03mi	3/2.0 (+1)	1,727 (+11%)	18mo	$265,000	$153	58
122 Remuda Dr	0.18mi	3/2.0 (+1)	1,700 (+10%)	17mo	$250,000	$147	54
104 Black Birch Ln	0.75mi	3/2.0 (+1)	1,322 (-15%)	19mo	$240,000	$182	18

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: 23.2%
• Equity multiple: 2.87×
• Total profit: $203,367
• Equity at exit: $350,442

10-year hold

• IRR: 20.7%
• Equity multiple: 6.56×
• Total profit: $605,814
• Equity at exit: $755,741

Cash invested: $108,920 (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: 9.8×

Monthly cashflow live

• Estimated rent: $3,317 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$303 /mo · $3,636/yr
• Insurance: −$162
• HOA: −$250
• Vacancy / Maint / Mgmt: −$697
• Net cashflow: $-135

Break-even live

Break-even rent $3,487

Max offer price $365,192

Occupancy floor 99%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	3d	1	1.13mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	1.33mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 22 events

1. 2026-06-18
   days on market $389,000 Active 278 DOM
2. 2026-06-17
   days on market $389,000 Active 277 DOM
3. 2026-06-16
   days on market $389,000 Active 276 DOM
4. 2026-06-15
   days on market $389,000 Active 275 DOM
5. 2026-06-13
   days on market $389,000 Active 273 DOM
6. 2026-06-13
   days on market $389,000 Active 272 DOM
7. 2026-06-09
   days on market $389,000 Active 269 DOM
8. 2026-06-08
   days on market $389,000 Active 268 DOM
9. 2026-06-07
   days on market $389,000 Active 267 DOM
10. 2026-06-04
    days on market $389,000 Active 264 DOM
11. 2026-06-03
    days on market $389,000 Active 263 DOM
12. 2026-06-02
    days on market $389,000 Active 262 DOM
13. 2026-06-01
    days on market $389,000 Active 261 DOM
14. 2026-05-31
    days on market $389,000 Active 260 DOM
15. 2026-03-14
    status Active 949-char remark

    Show marketing remark (949 chars)

    Welcome to the good life in Hemlock Farms! This completely remodeled home is a true gem, designed for both comfort and privacy. Paired with an open-concept main living area, find a beautiful, modern fireplace that creates a cozy centerpiece. Following the custom-crafted kitchen ceiling that leads directly to a peaceful screened porch--perfect for morning coffee or evening relaxation. * Home is virtually staged for visualization * The main floor features the primary bedroom, complete with a personal balcony, and closet so spacious it could easily double as an office or nursery. A convenient half-bath on this level is perfect for guests. Upstairs, a spacious loft provides an ideal flex space, along with a guest bedroom and full bath. The lower level is an entertainer's dream, featuring a charming coffee bar, a family room with a propane stove, a third bedroom, and a third full bath. With an attached garage, this home truly has it all.

16. 2026-01-05
    price $389,000 949-char remark

    Show marketing remark (949 chars)

    Welcome to the good life in Hemlock Farms! This completely remodeled home is a true gem, designed for both comfort and privacy. Paired with an open-concept main living area, find a beautiful, modern fireplace that creates a cozy centerpiece. Following the custom-crafted kitchen ceiling that leads directly to a peaceful screened porch--perfect for morning coffee or evening relaxation. * Home is virtually staged for visualization * The main floor features the primary bedroom, complete with a personal balcony, and closet so spacious it could easily double as an office or nursery. A convenient half-bath on this level is perfect for guests. Upstairs, a spacious loft provides an ideal flex space, along with a guest bedroom and full bath. The lower level is an entertainer's dream, featuring a charming coffee bar, a family room with a propane stove, a third bedroom, and a third full bath. With an attached garage, this home truly has it all.

17. 2025-09-13
    listed $399,000 Active 949-char remark

    Show marketing remark (949 chars)

    Welcome to the good life in Hemlock Farms! This completely remodeled home is a true gem, designed for both comfort and privacy. Paired with an open-concept main living area, find a beautiful, modern fireplace that creates a cozy centerpiece. Following the custom-crafted kitchen ceiling that leads directly to a peaceful screened porch--perfect for morning coffee or evening relaxation. * Home is virtually staged for visualization * The main floor features the primary bedroom, complete with a personal balcony, and closet so spacious it could easily double as an office or nursery. A convenient half-bath on this level is perfect for guests. Upstairs, a spacious loft provides an ideal flex space, along with a guest bedroom and full bath. The lower level is an entertainer's dream, featuring a charming coffee bar, a family room with a propane stove, a third bedroom, and a third full bath. With an attached garage, this home truly has it all.

18. 2025-07-17
    price $399,995
19. 2025-03-12
    listed $424,000 Active
20. 2024-06-25
    soldstatus $225,000 Closed
21. 2024-05-24
    historical
22. 2024-05-23
    listed $225,000

ⓘ 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: $3,636 · $303/mo
• Projected year-2 tax: $4,891 · $408/mo
• Expected delta: +$1,255/yr (+$105/mo · 34.5%)

ⓘ 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 ≥90°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: $39,802
• − Mortgage interest: −$21,790
• − Property taxes: −$3,636
• − Insurance: −$1,945
• − Repairs & maintenance: −$3,184
• − Management: −$3,184
• − HOA: −$3,000
• − Depreciation: −$11,316
• Taxable loss: −$8,254
• Est. tax savings @ 24.0%: +$1,981
• After-tax cash flow: $364/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

+72.9% since first listed

8 events — show timeline

• 2026-03-14 Relisted — PWMLS
• 2026-01-05 Price Changed $389,000 PWMLS
• 2025-09-13 Listed $399,000 PWMLS
• 2025-07-17 Price Changed $399,995 PWMLS
• 2025-03-12 Listed $424,000 PWMLS
• 2024-06-25 Sold (MLS) $225,000 PWMLS
• 2024-05-24 Delisted — PWMLS
• 2024-05-23 Listed $225,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $3,636 · +3.0% YoY. Source: county tax records.