121 Mountain View Dr · Hemlock Farms, PA 18428

$249,000

4 bd · 2.5 ba · 1,936 sqft · SingleFamily · 10 Days on market

Built 1970 0.60 ac lot Est $347k · 28% under $250/mo HOA · 7% of rent ↓ 17% since listing

---

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 +26.8/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.2/10.0
• 1% rule +8.5/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Great LocationAcross the street from pond, this country chalet offers 4 bedrooms 2 1/2 baths with main level master bedroom suite. Living/dining / kitchen combo, hardwood floors, great room with large stone fireplace, sunroom , office and more. 2 driveways, open deck and close to fitness center, heated pools, tennis, pickle ball, etc.

Key facts

• Heated pools
• Open deck
• Tennis

Tags

• COUNTRY CHALET
• LARGE STONE FIREPLACE
• OPEN DECK
• HEATED POOLS
• TENNIS
• PICKLE BALL

Property features AI

Finance

• Other: Subdivision: Hemlock Farms; Directions provided for 121 Mountain View Drive, Hemlock Farms, Hawley PA 18428
• HOA & community: Part of a homeowners association; Annual HOA fee of $2,995 (additional one-time fee noted); HOA amenities include clubhouse, indoor pool, pool, tennis courts, basketball court, trails, playground, fitness center, spa/hot tub, sauna, beach access, dog park, security, trash service, gated community

Exterior

• Parking: Driveway
• Security: 24-hour security; Gated community
• Utilities: 200+ amp electric service; Septic tank
• Home design: Single-family house; Two levels; Residential property; Entry level not specified; Facing direction not specified
• Construction: Vinyl siding; Shingle roof; Block foundation; Built date not specified
• Exterior features: Deck; Views; Wooded lot; Community lake access; Private paved road with private maintenance; Shed(s)

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher not listed
• Flooring: Carpet; Vinyl; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Baseboard heating (electric); Ceiling fans for cooling
• Interior features: Bar; Cathedral ceilings; Fireplace with stone surround in the family room
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $685 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $249k).
• Cap rate 9.6% vs local median 6.9% 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 5d 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 $27k of equity ($2k loan paydown + $25k 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 $70k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

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

Recommended offer $249,000

Questions for the listing agent

1. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.35% ✓
• Cap rate: 9.59%
• Cash-on-cash: 11.78%
• DSCR: 1.52
• GRM: 6.2

CMA / ARV

• ARV (on-the-fly): $346,544
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
137 Lookout Dr	0.12mi	3/2.0 (-1)	1,896 (-2%)	16mo	$315,000	$166	70
111 Bluestone Dr	0.47mi	3/2.0 (-1)	2,016 (+4%)	9mo	$380,000	$188	56
219 Mountain View Dr	0.67mi	3/2.0 (-1)	2,012 (+4%)	6mo	$455,000	$226	50
802 Rimrock Ct Unit 802 Rimrock Lane, Hawley, PA 18428	0.73mi	4/2.5	1,728 (-11%)	1mo	$345,000	$200	47
106 Basswood Dr	0.58mi	3/2.0 (-1)	1,800 (-7%)	10mo	$270,000	$150	46
105 Longridge Dr	0.68mi	3/2.0 (-1)	1,692 (-13%)	3mo	$340,000	$201	38
121 Blueridge Ln	0.57mi	4/2.5	2,200 (+14%)	17mo	$380,000	$173	37
137 Remuda Dr	0.68mi	3/2.5 (-1)	1,664 (-14%)	5mo	$280,000	$168	36
140 Long Ridge Dr	0.69mi	3/2.0 (-1)	2,153 (+11%)	11mo	$405,000	$188	33
122 Remuda Dr	0.57mi	3/2.0 (-1)	1,700 (-12%)	17mo	$250,000	$147	32
124 Long Ridge Dr	0.59mi	3/2.0 (-1)	1,664 (-14%)	16mo	$298,500	$179	29
800 Dogwood Ct W	0.75mi	3/2.0 (-1)	1,656 (-14%)	11mo	$295,000	$178	25

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: 33.0%
• Equity multiple: 3.57×
• Total profit: $179,420
• Equity at exit: $224,319

10-year hold

• IRR: 28.5%
• Equity multiple: 8.09×
• Total profit: $494,479
• Equity at exit: $483,752

Cash invested: $69,720 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,361 medium
• Mortgage (P&I): −$1,306
• Tax est. 1.5%: −$311 /mo · $3,735/yr
• Insurance: −$104
• HOA: −$250
• Vacancy / Maint / Mgmt: −$706
• Net cashflow: $685

Break-even live

Break-even rent $2,495

Max offer price $249,000

Occupancy floor 75%

Sensitivity live

Price	-10% $857	-5% $771	+0% $685	+5% $599	+10% $513
Rent	-10% $419	-5% $552	+0% $685	+5% $817	+10% $950
Rate	-1.0pp $810	-0.5pp $748	base $685	+0.5pp $620	+1.0pp $554

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	45d	1	0.56mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	5d	1	0.88mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	1.50mi

HOA detail

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

Listing history 8 events

1. 2026-06-21
   days on market $249,000 Active 10 DOM
2. 2026-06-18
   days on market $249,000 Active 7 DOM
3. 2026-06-17
   days on market $249,000 Active 6 DOM
4. 2026-06-16
   days on market $249,000 Active 5 DOM
5. 2026-06-15
   days on market $249,000 Active 4 DOM
6. 2026-06-13
   days on market $249,000 Active 2 DOM
7. 2026-06-13
   remarks 336-char remark
8. 2026-06-13
   listed $249,000 Active 1 DOM

ⓘ 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 5/10 Major FEMA zone X (unshaded) · 47% 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: $40,335
• − Mortgage interest: −$13,948
• − Property taxes: −$3,735
• − Insurance: −$1,245
• − Repairs & maintenance: −$3,227
• − Management: −$3,227
• − HOA: −$3,000
• − Depreciation: −$7,244
• Taxable income: $4,710
• Est. tax owed @ 24.0%: −$1,130
• After-tax cash flow: $7,085/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

-16.7% since first listed

2 events — show timeline

• 2026-06-11 Listed $249,000 PWMLS
• 2025-05-27 Listed $299,000 PWMLS