300 Forest Dr · Hemlock Farms, PA 18428

$372,000

3 bd · 1.5 ba · 1,650 sqft · SingleFamily public records · 66 Days on market

Built 1970 0.74 ac lot $225/sqft · 24% above area Est $299k · 24% over $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 +20.8/30.0
• Appreciation +10.0/10.0
• DSCR +6.6/10.0
• 1% rule +5.6/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

When you arrive to this two story home in Hemlock Farms Community the Pocono feeling starts on the outside with the wrap around deck that has gazebo attached. Inside continues the vibe with shiplap walls and ceilings throughout, hardwood floors, great room with propane fireplace that has a carved wood mantle, split unit for a/c and Pella paned windows and doors letting the sunshine in every room. On the main floor the powder room keeps the decor going and the kitchen is full of surprises with double wall oven, lots of cabinets and tile counter space flowing into the great room. The woodsy feeling continues on the lower level with two large bedrooms with split units for a/c and heat, both with paned windows and doors to walkout to the backyard. This level has one more bedroom, full bath and utility room that walks out to the side yard. Outside there is even a small fenced in area perfect for small children or pets to have fun and a shed that matches the house all on . 74 acres. This gated community has amenities that include clubhouse, indoor pool, fitness center, two outdoor pools, tennis and pickel ball courts, playground, hiking trails and so much more!Wallenpaupack Area School District See you in The Poconos!

Key facts

• Propane fireplace
• Carved wood mantle
• Split unit for a/c

Tags

• WRAP AROUND DECK
• GAZEBO ATTACHED
• GREAT ROOM
• PROPANE FIREPLACE
• CARVED WOOD MANTLE
• SPLIT UNIT FOR A/C

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $372k.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $372k).
• Recommended offer: $350k (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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 + $37k 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 $104k 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 66 days — a 6% lower offer ($350k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $165k; list at $372k implies a 125% 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 $349,680 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1970 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.06% ✓
• Cap rate: 7.94%
• Cash-on-cash: 5.89%
• DSCR: 1.26
• GRM: 7.9

CMA / ARV

• ARV (median comp): $298,851
• List price: $372,000
• Delta: 24.48%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
312 Forest Dr	0.13mi	3/3.0	1,648 (-0%)	18mo	$425,000	$258	73
105 Longridge Dr	0.66mi	3/2.0	1,692 (+2%)	3mo	$340,000	$201	61
101 Tupelo Dr	0.62mi	3/2.0	1,536 (-7%)	11mo	$333,000	$217	48
125 Lone Pine Bay Rd	0.23mi	3/2.0	1,440 (-13%)	22mo	$300,000	$208	48
109 Bluestone Dr	0.70mi	3/2.0	1,500 (-9%)	3mo	$255,000	$170	48
225 Mountain View Dr	0.47mi	3/2.0	1,520 (-8%)	23mo	$347,255	$228	44
805 Forest Pl	0.56mi	4/2.0 (+1)	1,876 (+14%)	3mo	$265,000	$141	42

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: 28.6%
• Equity multiple: 3.26×
• Total profit: $235,261
• Equity at exit: $335,127

10-year hold

• IRR: 24.9%
• Equity multiple: 7.41×
• Total profit: $667,327
• Equity at exit: $722,714

Cash invested: $104,160 (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: 7.9×

Monthly cashflow live

• Estimated rent: $3,933 medium
• Mortgage (P&I): −$1,951
• Tax from tax record: −$239 /mo · $2,872/yr
• Insurance: −$155
• HOA: −$250
• Vacancy / Maint / Mgmt: −$826
• Net cashflow: $512

Break-even live

Break-even rent $3,285

Max offer price $372,000

Occupancy floor 82%

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: $93,000
• Closing costs: $11,160
• 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	$5,000	$4.17	1d	1	0.15mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	0.21mi
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	43d	1	1.37mi

HOA detail

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

Listing history 21 events

1. 2026-06-18
   days on market $372,000 Active 66 DOM
2. 2026-06-17
   days on market $372,000 Active 65 DOM
3. 2026-06-16
   days on market $372,000 Active 64 DOM
4. 2026-06-15
   days on market $372,000 Active 63 DOM
5. 2026-06-13
   days on market $372,000 Active 61 DOM
6. 2026-06-13
   days on market $372,000 Active 60 DOM
7. 2026-06-09
   days on market $372,000 Active 57 DOM
8. 2026-06-08
   days on market $372,000 Active 56 DOM
9. 2026-06-07
   days on market $372,000 Active 55 DOM
10. 2026-06-04
    days on market $372,000 Active 52 DOM
11. 2026-06-03
    days on market $372,000 Active 51 DOM
12. 2026-06-02
    days on market $372,000 Active 50 DOM
13. 2026-06-01
    days on market $372,000 Active 49 DOM
14. 2026-05-31
    days on market $372,000 Active 48 DOM
15. 2026-04-13
    listed $372,000 Active 1231-char remark

    Show marketing remark (1231 chars)

    When you arrive to this two story home in Hemlock Farms Community the Pocono feeling starts on the outside with the wrap around deck that has gazebo attached. Inside continues the vibe with shiplap walls and ceilings throughout, hardwood floors, great room with propane fireplace that has a carved wood mantle, split unit for a/c and Pella paned windows and doors letting the sunshine in every room. On the main floor the powder room keeps the decor going and the kitchen is full of surprises with double wall oven, lots of cabinets and tile counter space flowing into the great room. The woodsy feeling continues on the lower level with two large bedrooms with split units for a/c and heat, both with paned windows and doors to walkout to the backyard. This level has one more bedroom, full bath and utility room that walks out to the side yard. Outside there is even a small fenced in area perfect for small children or pets to have fun and a shed that matches the house all on . 74 acres. This gated community has amenities that include clubhouse, indoor pool, fitness center, two outdoor pools, tennis and pickel ball courts, playground, hiking trails and so much more!Wallenpaupack Area School District See you in The Poconos!

16. 2019-10-23
    soldstatus $165,000
17. 2018-07-31
    soldstatus $151,000
18. 2018-07-30
    soldstatus $151,000 277-char remark

    Show marketing remark (277 chars)

    Inviting 3 bedroom, l. 5 bath view house on a large lot. Custom windows, full front glass, hardwood and T & G throughout. Cathedral ceilings. Multi-level wrap around deck. , Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

19. 2018-03-01
    listed $159,000 277-char remark

    Show marketing remark (277 chars)

    Inviting 3 bedroom, l. 5 bath view house on a large lot. Custom windows, full front glass, hardwood and T & G throughout. Cathedral ceilings. Multi-level wrap around deck. , Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

20. 2015-08-21
    soldstatus $105,000
21. 2015-07-10
    listed $119,000

ⓘ 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: $2,872 · $239/mo
• Projected year-2 tax: $4,375 · $365/mo
• Expected delta: +$1,503/yr (+$125/mo · 52.3%)

ⓘ 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 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: $47,191
• − Mortgage interest: −$20,838
• − Property taxes: −$2,872
• − Insurance: −$1,860
• − Repairs & maintenance: −$3,775
• − Management: −$3,775
• − HOA: −$3,000
• − Depreciation: −$10,822
• Taxable income: $249
• Est. tax owed @ 24.0%: −$60
• After-tax cash flow: $6,080/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

+212.6% since first listed

7 events — show timeline

• 2026-04-13 Listed $372,000 PWMLS
• 2019-10-23 Sold (Public Records) $165,000 Public Records
• 2018-07-31 Sold (Public Records) $151,000 Public Records
• 2018-07-30 Sold (MLS) $151,000 PWMLS
• 2018-03-01 Listed $159,000 PWMLS
• 2015-08-21 Sold (MLS) $105,000 PWMLS
• 2015-07-10 Listed $119,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $2,872 · +3.0% YoY. Source: county tax records.