None · Hemlock Farms, PA 18428

$375,000

2 bd · 1.5 ba · 1,774 sqft · SingleFamily public records · 83 Days on market

Built 1989 0.79 ac lot $211/sqft · at area comps Est $371k · at est. $250/mo HOA · 6% of rent

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Why this score? — see what drove the C+ 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 +19.4/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• DSCR +6.1/10.0
• 1% rule +5.5/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Experience the gold standard of mountain living in the prestigious Hemlock Farms Community Association. This meticulously maintained, cozy home perfectly blends modern comfort with a serene woodland setting, offering a ''1st Class'' opportunity for full-time residents or weekend seekers alike. Step inside to discover an inviting open floor plan designed for effortless entertaining and daily living. The heart of the home flows seamlessly, creating a bright and airy atmosphere that maximizes every square inch. Boasting exceptionally large bedrooms, this home provides a rare level of comfort and personal space. Enjoy peace of mind with a newer roof and a fully updated bathroom featuring contemporary finishes and a spa-like feel. The detached garage offers ample room for a vehicle, a workshop, or all your four-season outdoor gear. Living in Hemlock Farms is about more than just a house; it's about an unparalleled resort-style lifestyle. This premier high-end community features:Stay active year-round with the massive indoor pool complex, plus two additional sprawling outdoor pool areas for summer fun. Spend your afternoons at the community park or exploring the various hiking and social amenities. Enjoy the ultimate peace of mind with a private community fire department and 24/7 on-site paramedics located right within the gates. Whether you are looking for a sophisticated retreat or a cozy permanent residence, this property delivers quality and value in one of the region's most sought-after gated communities.

Key facts

• Open floor plan
• Newer roof
• Indoor pool complex

Tags

• OPEN FLOOR PLAN
• NEWER ROOF
• FULLY UPDATED BATHROOM
• DETACHED GARAGE
• INDOOR POOL COMPLEX
• OUTDOOR POOL AREAS

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $375k.

Deal economics

• At list price, monthly cash flow is $416 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $375k).
• Recommended offer: $352k (6.0% below list) — sets the bar for market timing.

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: 375 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 $40k of equity ($3k loan paydown + $38k 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 $105k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$64k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($352k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 13y 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 $148k; list at $375k implies a 154% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $352,500 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 days. Have you received any prior offers? Is the seller open to a 6% 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: 1.05% ✓
• Cap rate: 7.62%
• Cash-on-cash: 4.76%
• DSCR: 1.21
• GRM: 8.0

CMA / ARV

• ARV (median comp): $370,885
• List price: $375,000
• Delta: 1.11%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Saddlebrook Spur Spur	0.25mi	3/2.0 (+1)	1,728 (-3%)	4mo	$550,500	$319	73
121 Saddlebrook Ln	0.16mi	3/2.0 (+1)	1,648 (-7%)	8mo	$315,000	$191	67
128 Saddlebrook Ln	0.11mi	3/2.0 (+1)	1,539 (-13%)	5mo	$385,000	$250	61
113 Whipple Tree Ln	0.16mi	3/2.0 (+1)	1,892 (+7%)	16mo	$309,000	$163	60
215 Canoebrook Dr	0.14mi	3/2.0 (+1)	1,928 (+9%)	17mo	$489,000	$254	57
119 Ridgeway Dr	0.70mi	3/2.5 (+1)	1,662 (-6%)	1mo	$549,000	$330	47
809 Widgeon Ct	0.55mi	3/3.0 (+1)	1,911 (+8%)	6mo	$730,000	$382	45
107 Long Spur Ln	0.43mi	3/2.5 (+1)	2,010 (+13%)	6mo	$430,000	$214	44
120 Ridgeway Dr	0.75mi	3/2.0 (+1)	1,641 (-8%)	10mo	$280,000	$171	37
800 Osprey Ct	0.72mi	3/2.0 (+1)	1,568 (-12%)	9mo	$310,000	$198	33

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: 27.7%
• Equity multiple: 3.20×
• Total profit: $230,859
• Equity at exit: $337,830

10-year hold

• IRR: 24.2%
• Equity multiple: 7.28×
• Total profit: $659,231
• Equity at exit: $728,543

Cash invested: $105,000 (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: 375
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $3,927 medium
• Mortgage (P&I): −$1,967
• Tax from tax record: −$314 /mo · $3,763/yr
• Insurance: −$156
• HOA: −$250
• Vacancy / Maint / Mgmt: −$825
• Net cashflow: $416

Break-even live

Break-even rent $3,400

Max offer price $375,000

Occupancy floor 84%

Sensitivity live

Price	-10% $628	-5% $522	+0% $416	+5% $310	+10% $204
Rent	-10% $106	-5% $261	+0% $416	+5% $571	+10% $726
Rate	-1.0pp $605	-0.5pp $512	base $416	+0.5pp $319	+1.0pp $220

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: $93,750
• Closing costs: $11,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	0d	1	0.82mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	1.10mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	0d	1	1.46mi

HOA detail

• Monthly dues: $250 · $3,000/yr
• Likely covers: poolsecurity

Listing history 19 events

1. 2026-06-21
   days on market $375,000 Active 83 DOM
2. 2026-06-18
   days on market $375,000 Active 80 DOM
3. 2026-06-17
   days on market $375,000 Active 79 DOM
4. 2026-06-16
   days on market $375,000 Active 78 DOM
5. 2026-06-15
   days on market $375,000 Active 77 DOM
6. 2026-06-13
   days on market $375,000 Active 75 DOM
7. 2026-06-13
   days on market $375,000 Active 74 DOM
8. 2026-06-09
   days on market $375,000 Active 71 DOM
9. 2026-06-08
   days on market $375,000 Active 70 DOM
10. 2026-06-07
    days on market $375,000 Active 69 DOM
11. 2026-06-04
    days on market $375,000 Active 66 DOM
12. 2026-06-03
    days on market $375,000 Active 65 DOM
13. 2026-06-02
    days on market $375,000 Active 64 DOM
14. 2026-06-01
    days on market $375,000 Active 63 DOM
15. 2026-05-31
    days on market $375,000 Active 62 DOM
16. 2026-03-30
    listed $375,000 Active 1529-char remark

    Show marketing remark (1529 chars)

    Experience the gold standard of mountain living in the prestigious Hemlock Farms Community Association. This meticulously maintained, cozy home perfectly blends modern comfort with a serene woodland setting, offering a ''1st Class'' opportunity for full-time residents or weekend seekers alike. Step inside to discover an inviting open floor plan designed for effortless entertaining and daily living. The heart of the home flows seamlessly, creating a bright and airy atmosphere that maximizes every square inch. Boasting exceptionally large bedrooms, this home provides a rare level of comfort and personal space. Enjoy peace of mind with a newer roof and a fully updated bathroom featuring contemporary finishes and a spa-like feel. The detached garage offers ample room for a vehicle, a workshop, or all your four-season outdoor gear. Living in Hemlock Farms is about more than just a house; it's about an unparalleled resort-style lifestyle. This premier high-end community features:Stay active year-round with the massive indoor pool complex, plus two additional sprawling outdoor pool areas for summer fun. Spend your afternoons at the community park or exploring the various hiking and social amenities. Enjoy the ultimate peace of mind with a private community fire department and 24/7 on-site paramedics located right within the gates. Whether you are looking for a sophisticated retreat or a cozy permanent residence, this property delivers quality and value in one of the region's most sought-after gated communities.

17. 2014-01-25
    soldstatus $147,500 309-char remark

    Show marketing remark (309 chars)

    Immaculate CharmerHere is the house you can call home. relax in the beautiful sunroom overlooking the private wooded yard. Spacious living room with fireplace. 1st floor bedroom with 2 large bedrooms upstairs and a detached oversized garage makes this a perfect home. , Beds Description: Y, Baths: Y, Baths: Y

18. 2013-05-09
    listed $159,000 309-char remark

    Show marketing remark (309 chars)

    Immaculate CharmerHere is the house you can call home. relax in the beautiful sunroom overlooking the private wooded yard. Spacious living room with fireplace. 1st floor bedroom with 2 large bedrooms upstairs and a detached oversized garage makes this a perfect home. , Beds Description: Y, Baths: Y, Baths: Y

19. 2002-10-29
    soldstatus $136,000

ⓘ 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: $3,763 · $314/mo
• Projected year-2 tax: $4,844 · $404/mo
• Expected delta: +$1,081/yr (+$90/mo · 28.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% 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 5% 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: $47,128
• − Mortgage interest: −$21,006
• − Property taxes: −$3,763
• − Insurance: −$1,875
• − Repairs & maintenance: −$3,770
• − Management: −$3,770
• − HOA: −$3,000
• − Depreciation: −$10,909
• Taxable loss: −$966
• Est. tax savings @ 24.0%: +$232
• After-tax cash flow: $5,226/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

+175.7% since first listed

4 events — show timeline

• 2026-03-30 Listed $375,000 PWMLS
• 2014-01-25 Sold (MLS) $147,500 PWMLS
• 2013-05-09 Listed $159,000 PWMLS
• 2002-10-29 Sold (Public Records) $136,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,763 · +3.0% YoY. Source: county tax records.