802 Cedar Ct · Hemlock Farms, PA 18428

$255,000

3 bd · 2.0 ba · 1,224 sqft · SingleFamily public records · 128 Days on market

Built 1975 Fair condition 0.80 ac lot $208/sqft · at area comps Est $344k · 26% under $253/mo HOA · 8% of rent

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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 +26.3/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +8.9/10.0
• 1% rule +7.8/10.0
• Schools +5.3/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Hemlock Farms Chalet: One-level living on over 3/4 of an acre, located on a private cul-de-sac! This could be your dream home! Featuring 3 bedrooms, 1 1/2 baths, this Chalet-style property offers a functional main level with an eat-in kitchen, a spacious living room with a brick gas fireplace and hand-made wooden mantel and trim, hardwood flooring, 2 large bedrooms, and a full bath and laundry area. The second level features a large bedroom and a 1/2 bath.

Key facts

• 0.8 acre lot
• 5 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $661 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $255k).
• Recommended offer: $224k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 5.4% 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: 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: 473 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); solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• At $3,267/mo this rent would consume 52% of the median local household income ($75k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $27k of equity ($2k loan paydown + $26k 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 $71k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 128 days — a 12% lower offer ($224k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $255k implies a 183% gain — meaningful room to come down on a strong offer.

Recommended offer $224,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 128 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1975 — 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. 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: 1.28% ✓
• Cap rate: 9.40%
• Cash-on-cash: 11.11%
• DSCR: 1.49
• GRM: 6.5

CMA / ARV

• ARV (median comp): $343,975
• List price: $255,000
• Delta: -20.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Bluestone Ct N Unit 800 Bluestone Court North	0.46mi	3/2.0	1,202 (-2%)	3mo	$276,000	$230	73
806 Rimrock Ct	0.34mi	3/2.0	1,142 (-7%)	5mo	$300,000	$263	68
111 Blueridge Ln	0.28mi	3/1.0	1,176 (-4%)	10mo	$215,000	$183	68
105 Tupelo Dr	0.67mi	3/2.0	1,215 (-1%)	2mo	$360,000	$296	66
404 Forest Dr	0.13mi	3/1.0	1,085 (-11%)	8mo	$270,000	$249	65
304 Forest Dr	0.38mi	3/1.5	1,344 (+10%)	3mo	$280,000	$208	61
103 Saddlebrook Ln	0.53mi	2/1.5 (-1)	1,222 (-0%)	10mo	$210,000	$172	60
304 Forest Drive Dr	0.38mi	3/1.5	1,344 (+10%)	13mo	$181,000	$135	54
123 Basswood Ln E	0.68mi	3/2.0	1,320 (+8%)	10mo	$512,500	$388	47
107 Ridgeway Dr	0.51mi	3/2.0	1,083 (-12%)	12mo	$257,500	$238	47
807 Rimrock Ct	0.34mi	2/1.5 (-1)	1,080 (-12%)	18mo	$225,000	$208	42
109 Curlew Dr	0.56mi	2/2.0 (-1)	1,332 (+9%)	17mo	$311,000	$233	40

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: 32.4%
• Equity multiple: 3.54×
• Total profit: $181,115
• Equity at exit: $229,724

10-year hold

• IRR: 28.0%
• Equity multiple: 8.01×
• Total profit: $500,547
• Equity at exit: $495,409

Cash invested: $71,400 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 12 active · 3 under contract
• Months of supply: 10.3 mo (10%/mo absorbed)
• Median asking: $287,000 ($218/sqft)
• Median days on market: 62 d
• This list price: 33% of active listings are priced below it
• ARV vs active asking: +28.9% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 18428

• Home prices YoY: 9.2%
• Active inventory: 473
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $3,267 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$224 /mo · $2,686/yr
• Insurance: −$106
• HOA: −$253
• Vacancy / Maint / Mgmt: −$686
• Net cashflow: $661

Break-even live

Break-even rent $2,431

Max offer price $255,000

Occupancy floor 75%

Sensitivity live

Price	-10% $805	-5% $733	+0% $661	+5% $589	+10% $516
Rent	-10% $403	-5% $532	+0% $661	+5% $790	+10% $919
Rate	-1.0pp $789	-0.5pp $726	base $661	+0.5pp $595	+1.0pp $528

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: $63,750
• Closing costs: $7,650
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$4,600	$3.83	0d	1	0.35mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,400	$2.18	0d	1	0.37mi
127 Long Ridge Rd Hawley, PA	2.0	2.0	900	$1,800	$2.00	25d	1	0.64mi

Property features AI

Finance

• Other: Private maintained road with road maintenance agreementLot features include cul-de-sac and interior lotLot size approximately 0.8 acres with varied dimensionsFrontage length 131 feetWaterbody: McConnell Lake
• HOA & community: Homeowners association with annual fee (security included)Association amenities: clubhouse, pool, indoor pool, fitness center, tennis courts, basketball court, racquetball, playground, park, picnic area, dog park, beach access/rights, lake, fishing, restaurant, meeting/party rooms, game/billiard room, management, recreation facilities, gated community, trash service

Exterior

• Parking: 5 total parking spaces5 open parking spacesGravel parking padOff-street parkingPrivate/off-site parking (no garage)
• Security: Community security (included in association amenities)
• Utilities: Cable available and connectedPhone connectedElectricity connectedWater connectedSewer connected (septic tank / mound septic)
• Home design: Single-family houseTwo levelsEntry located at the kitchenProperty is attachedResidential zoning
• Construction: Built with frame constructionAsphalt/shingle roofBlock foundationBlock basement with exterior entry and crawl space; dirt floor
• Exterior features: Private yardGas grillDeck with wraparound designOutbuilding / shed(s)Community poolHas view

Interior

• Kitchen: Electric rangeElectric water heaterMicrowaveDishwasherRefrigeratorExhaust fanPantryEntry into kitchen
• Flooring: HardwoodWoodVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Has heating and coolingCeiling fan(s)Baseboard heatingElectric heatingPropane heatingZoned heatingFireplace(s) (living room) with gas log/propaneExhaust fan
• Interior features: Beamed ceilingsVaulted and cathedral ceilingsHigh ceilingsCeiling fansPantryInsulated windowsContaminant control indoor air qualityDehumidifier
• Laundry & utility: Washer and dryer (including stacked)Washer hookupElectric dryer hookupLaundry closet in hall on main levelWater connected

HOA detail $253/mo · $3,036/yr

• Likely covers: gas

Listing history 50 events

1. 2026-08-08
   days on market $255,000 Active 128 DOM
2. 2026-08-07
   price $255,000 Active 126 DOM
3. 2026-08-06
   days on market $274,000 Active 126 DOM
4. 2026-08-05
   days on market $274,000 Active 125 DOM
5. 2026-08-04
   days on market $274,000 Active 124 DOM
6. 2026-08-03
   days on market $274,000 Active 123 DOM
7. 2026-07-31
   days on market $274,000 Active 120 DOM
8. 2026-07-30
   days on market $274,000 Active 119 DOM
9. 2026-07-30
   days on market $274,000 Active 118 DOM
10. 2026-07-28
    days on market $274,000 Active 117 DOM
11. 2026-07-26
    days on market $274,000 Active 115 DOM
12. 2026-07-24
    days on market $274,000 Active 113 DOM
13. 2026-07-23
    days on market $274,000 Active 112 DOM
14. 2026-07-22
    days on market $274,000 Active 111 DOM
15. 2026-07-21
    days on market $274,000 Active 110 DOM
16. 2026-07-20
    days on market $274,000 Active 109 DOM
17. 2026-07-18
    days on market $274,000 Active 107 DOM
18. 2026-07-18
    days on market $274,000 Active 106 DOM
19. 2026-07-16
    days on market $274,000 Active 105 DOM
20. 2026-07-15
    days on market $274,000 Active 104 DOM
21. 2026-07-14
    days on market $274,000 Active 103 DOM
22. 2026-07-13
    days on market $274,000 Active 102 DOM
23. 2026-07-13
    days on market $274,000 Active 101 DOM
24. 2026-07-11
    days on market $274,000 Active 100 DOM
25. 2026-07-10
    days on market $274,000 Active 99 DOM
26. 2026-07-09
    days on market $274,000 Active 98 DOM
27. 2026-07-07
    days on market $274,000 Active 96 DOM
28. 2026-07-06
    days on market $274,000 Active 95 DOM
29. 2026-07-06
    days on market $274,000 Active 94 DOM
30. 2026-07-05
    days on market $274,000 Active 93 DOM
31. 2026-07-03
    days on market $274,000 Active 92 DOM
32. 2026-07-02
    days on market $274,000 Active 91 DOM
33. 2026-07-01
    days on market $274,000 Active 90 DOM
34. 2026-06-30
    days on market $274,000 Active 89 DOM
35. 2026-06-29
    days on market $274,000 Active 88 DOM
36. 2026-06-28
    days on market $274,000 Active 87 DOM
37. 2026-06-27
    days on market $274,000 Active 86 DOM
38. 2026-06-26
    days on market $274,000 Active 85 DOM
39. 2026-06-24
    days on market $274,000 Active 83 DOM
40. 2026-06-22
    days on market $274,000 Active 81 DOM
41. 2026-06-21
    days on market $274,000 Active 80 DOM
42. 2026-06-18
    days on market $274,000 Active 77 DOM
43. 2026-06-17
    days on market $274,000 Active 76 DOM
44. 2026-06-16
    days on market $274,000 Active 75 DOM
45. 2026-06-15
    days on market $274,000 Active 74 DOM
46. 2026-06-13
    days on market $274,000 Active 72 DOM
47. 2026-06-13
    days on market $274,000 Active 71 DOM
48. 2026-06-09
    days on market $274,000 Active 68 DOM
49. 2026-06-08
    days on market $274,000 Active 67 DOM
50. 2026-06-07
    days on market $274,000 Active 66 DOM

ⓘ 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: $2,686 · $224/mo
• Projected year-2 tax: $3,357 · $280/mo
• Expected delta: +$672/yr (+$56/mo · 25.0%)

ⓘ 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 3/10 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: $39,207
• − Mortgage interest: −$14,284
• − Property taxes: −$2,686
• − Insurance: −$1,275
• − Repairs & maintenance: −$3,137
• − Management: −$3,137
• − HOA: −$3,036
• − Depreciation: −$7,418
• Taxable income: $4,235
• Est. tax owed @ 24.0%: −$1,016
• After-tax cash flow: $6,914/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 · 9 photos

Fair 45/100 Moderate rehab Est. rehab $30,600–$55,080 screening

The property is in fair condition with moderate repairs needed, particularly to the exterior siding and interior paint. Painting and landscaping would significantly enhance its value.

Repairs flagged

• Moderate exterior siding — Weathered appearance
• Minor interior paint — Faded appearance

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping and trimming overgrown vegetation — Improves curb appeal and enhances property value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

D Composite school gradezoned avg 53/100

Zoned Schools

Elementary Wallenpaupack South El Sch D PA #654/1,518 Nat'l #12,785/41,679 Middle Wallenpaupack Area Ms F PA #257/512 Nat'l #6,005/14,009 High Wallenpaupack Area Hs B+ PA #48/437 Nat'l #2,083/17,239

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

C Composite livability gradescore 68/100

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
• County: Pike · 53,548 people
• Population (ZIP): 12,446
• Household income: $75,463
• Rent vs Own: 18.2% rent · 81.8% own
• Severe rent burden: 13% of renters

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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%

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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%

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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

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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

Property features AI

Finance

• Other: Private maintained road with road maintenance agreementLot features include cul-de-sac and interior lotLot size approximately 0.8 acres with varied dimensionsFrontage length 131 feetWaterbody: McConnell Lake
• HOA & community: Homeowners association with annual fee (security included)Association amenities: clubhouse, pool, indoor pool, fitness center, tennis courts, basketball court, racquetball, playground, park, picnic area, dog park, beach access/rights, lake, fishing, restaurant, meeting/party rooms, game/billiard room, management, recreation facilities, gated community, trash service

Exterior

• Parking: 5 total parking spaces5 open parking spacesGravel parking padOff-street parkingPrivate/off-site parking (no garage)
• Security: Community security (included in association amenities)
• Utilities: Cable available and connectedPhone connectedElectricity connectedWater connectedSewer connected (septic tank / mound septic)
• Home design: Single-family houseTwo levelsEntry located at the kitchenProperty is attachedResidential zoning
• Construction: Built with frame constructionAsphalt/shingle roofBlock foundationBlock basement with exterior entry and crawl space; dirt floor
• Exterior features: Private yardGas grillDeck with wraparound designOutbuilding / shed(s)Community poolHas view

Interior

• Kitchen: Electric rangeElectric water heaterMicrowaveDishwasherRefrigeratorExhaust fanPantryEntry into kitchen
• Flooring: HardwoodWoodVinyl
• Bathrooms: 1 full bathroom1 half bathroom
• Heating & cooling: Has heating and coolingCeiling fan(s)Baseboard heatingElectric heatingPropane heatingZoned heatingFireplace(s) (living room) with gas log/propaneExhaust fan
• Interior features: Beamed ceilingsVaulted and cathedral ceilingsHigh ceilingsCeiling fansPantryInsulated windowsContaminant control indoor air qualityDehumidifier
• Laundry & utility: Washer and dryer (including stacked)Washer hookupElectric dryer hookupLaundry closet in hall on main levelWater connected

Price history

+204.4% since first listed

3 events — show timeline

• 2026-05-26 Price Changed $274,000 PWMLS
• 2026-04-02 Listed $289,650 PWMLS
• 2000-05-16 Sold (Public Records) $90,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,686 · +3.0% YoY. Source: county tax records.