808 Woodland Ct · Hemlock Farms, PA 18428

$479,000

3 bd · 2.0 ba · 1,984 sqft · SingleFamily public records · 13 Days on market

Built 2005 0.50 ac lot Est $351k · 36% over $250/mo HOA · 9% of rent

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• Cash flow +4.5/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.5/10.0
• DSCR +0.0/10.0
• ARV discount +0.0/15.0

Listing remarks

Privacy you Can't Replace! This home backs to State game lands! Country contemporary Spacious split level layout with a screened porch and deck overlooking peaceful woods. Vaulted ceilings offer a dramatic front with abundant natural sunlight throughout the home! 2 car garage and large lower-level family room ideal for guests, family, office or private retreat. propane fireplace and heat pump with central air conditioning. This 3 Bedroom 2 baths offers a comfortable, functional layout!Schedule your appointment today! Owner Occupied.

Key facts

• Propane fireplace
• Heat pump
• Screened porch

Tags

• BACKS TO STATE GAME LANDS
• SCREENED PORCH
• DECK OVERLOOKING WOODS
• VAULTED CEILINGS
• PROPANE FIREPLACE
• HEAT PUMP

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Association amenities: clubhouse, indoor pool, outdoor pool, spa/hot tub, sauna, tennis courts, basketball court, trails, fitness center, exercise course, game room, dog park, beach access/rights, lake access, playground, park, golf, fishing, trash service, snow removal, gated community, security included

Exterior

• Parking: 2-car garage with garage door opener (garage faces side); Driveway
• Security: Gated community
• Utilities: 200+ amp electric service; Septic tank
• Home design: Single family house; Three or more levels; Residential property; Located in Hemlock Farms subdivision
• Construction: Shingle roof not specified; Basement present (daylight, partially finished)
• Exterior features: Deck; Porch (rear porch, screened); Community pool; Shed(s); Wooded lot with many trees; Located on a cul-de-sac; Views including community lake

Interior

• Kitchen: Dishwasher; Range; Refrigerator; Granite counters
• Flooring: Carpet; Tile; Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump and electric heating; Central air conditioning
• Interior features: Entrance foyer; Cathedral ceilings; Walk-in closets; Granite counters; Daylight, partially finished basement; Living room propane fireplace
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $479k.

Deal economics

• At list price, monthly cash flow is $-1k ($-15k/yr) — negative.
• To cash-flow at today's rent, offer at most $260k (45.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $265k (44.7% below list).
• Recommended offer: $260k (45.7% below list) — sets the bar for cash-flow.
• Cap rate 3.2% vs local median 6.9% in Hemlock Farms — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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; 1 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 $51k of equity ($3k loan paydown + $48k 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 ~$82k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $50k; list at $479k implies a 858% 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 $259,938 (45.7% 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. 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. 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?
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: 0.55% ✗
• Cap rate: 3.19%
• Cash-on-cash: -11.10%
• DSCR: 0.51
• GRM: 15.1

CMA / ARV

• ARV (on-the-fly): $351,168
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
805 Forest Pl	0.09mi	4/2.0 (+1)	1,876 (-5%)	3mo	$265,000	$141	79
119 Lone Pine Bay Rd	0.27mi	3/2.0	2,018 (+2%)	11mo	$312,000	$155	75
805 Woodland Ct	0.05mi	3/3.0	1,948 (-2%)	19mo	$449,000	$230	75
128 Forest Dr	0.21mi	3/2.0	2,260 (+14%)	17mo	$695,000	$308	52
100 Forest Dr	0.55mi	3/2.0	1,735 (-13%)	4mo	$365,900	$211	50
106 Basswood Dr	0.59mi	3/2.0	1,800 (-9%)	10mo	$270,000	$150	48
810 Dogwood Ct	0.40mi	4/3.0 (+1)	2,100 (+6%)	21mo	$699,000	$333	45
127 Basswood Dr	0.48mi	3/2.0	2,200 (+11%)	20mo	$380,000	$173	43
114 Blackbirch Ln	0.71mi	3/2.0	2,122 (+7%)	18mo	$380,000	$179	40
116 Blackbirch Ln	0.73mi	4/2.0 (+1)	1,734 (-13%)	8mo	$215,000	$124	33
116 Lookout Dr	0.68mi	4/3.0 (+1)	2,276 (+15%)	23mo	$403,000	$177	16

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: 16.5%
• Equity multiple: 2.36×
• Total profit: $181,950
• Equity at exit: $431,521

10-year hold

• IRR: 15.8%
• Equity multiple: 5.46×
• Total profit: $598,031
• Equity at exit: $930,592

Cash invested: $134,120 (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: 15.1×

Monthly cashflow live

• Estimated rent: $2,650 medium
• Mortgage (P&I): −$2,512
• Tax from tax record: −$372 /mo · $4,465/yr
• Insurance: −$200
• HOA: −$250
• Vacancy / Maint / Mgmt: −$556
• Net cashflow: $-1,240

Break-even live

Break-even rent $4,220

Max offer price $259,938

Occupancy floor —

Sensitivity live

Price	-10% $-969	-5% $-1,104	+0% $-1,240	+5% $-1,376	+10% $-1,511
Rent	-10% $-1,449	-5% $-1,345	+0% $-1,240	+5% $-1,135	+10% $-1,031
Rate	-1.0pp $-999	-0.5pp $-1,118	base $-1,240	+0.5pp $-1,364	+1.0pp $-1,490

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: $119,750
• Closing costs: $14,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.40mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 9 events

1. 2026-06-21
   days on market $479,000 Active 13 DOM
2. 2026-06-18
   days on market $479,000 Active 10 DOM
3. 2026-06-17
   days on market $479,000 Active 9 DOM
4. 2026-06-16
   days on market $479,000 Active 8 DOM
5. 2026-06-15
   days on market $479,000 Active 7 DOM
6. 2026-06-13
   days on market $479,000 Active 5 DOM
7. 2026-06-13
   days on market $479,000 Active 4 DOM
8. 2026-06-08
   remarks 538-char remark
9. 2026-06-08
   listed $479,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $4,465 · $372/mo
• Projected year-2 tax: $6,016 · $501/mo
• Expected delta: +$1,552/yr (+$129/mo · 34.8%)

ⓘ 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 5/10 Major
• 🌡 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: $31,800
• − Mortgage interest: −$26,831
• − Property taxes: −$4,465
• − Insurance: −$2,395
• − Repairs & maintenance: −$2,544
• − Management: −$2,544
• − HOA: −$3,000
• − Depreciation: −$13,935
• Taxable loss: −$23,914
• Est. tax savings @ 24.0%: +$5,739
• After-tax cash flow: $-9,141/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

+858.0% since first listed

2 events — show timeline

• 2026-06-07 Listed $479,000 PWMLS
• 2005-01-31 Sold (Public Records) $50,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $4,465 · +3.0% YoY. Source: county tax records.