118 Country Club Dr · Hemlock Farms, PA 18428

$389,000

3 bd · 2.0 ba · 2,416 sqft · SingleFamily public records · 12 Days on market

Built 2003 0.70 ac lot Est $416k · 6% under $250/mo HOA · 5% of rent

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Why this score? — see what drove the B 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 +23.7/30.0
• ARV discount +10.4/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +6.9/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Located in Porter Township. Country home located in prestigious Hemlock Farms. This is 3 bedroom home with extra sleeping areas. 2.5 baths hardwood floors. 2 car garage and shed. Close proximity LVCC. Enjoy the beauty of the Pocono Mountains. Hemlock Farms community offers multiple amenities such as a clubhouse, fitness center, lakes, beaches, indoor and outdoor pools, tennis courts, pickle ball, soccer field, basketball courts, etc. as well as 24/7 security.

Key facts

• Fitness center
• Clubhouse
• Lakes

Tags

• HARDWOOD FLOORS
• HEMLOCK FARMS COMMUNITY
• CLUBHOUSE
• FITNESS CENTER
• LAKES
• BEACHES

Property features AI

Finance

• Other: Private road frontage; Subdivision: Hemlock Farms
• HOA & community: Homeowners association; Annual association fee of $2,995 (about $249.58/month); Fee includes security, trash, and snow removal; Community amenities: clubhouse, indoor pool, pool, tennis courts, basketball court, fitness center, sauna, game room, playground, picnic area, dog park, beach access, lake, park, fishing, gated

Exterior

• Parking: Garage with 2 spaces; Garage door opener
• Security: Gated community
• Utilities: 200+ amp electric service; Septic tank
• Home design: Single-family house; Two levels; Entry on 1st floor; Has view
• Construction: Vinyl siding; Asphalt roof; Crawl space foundation; Built area above grade: 2,416
• Exterior features: Deck; Sliding doors; Shed(s); Corner lot; Near golf course; Community lake; Private maintained road

Interior

• Kitchen: Dishwasher; Microwave; Electric oven; Refrigerator; Electric water heater
• Bedrooms: See room-level details
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Baseboard heating; Ceiling fans for cooling
• Interior features: Ceiling fans; Walk-in closets; Pantry; Chandelier; Fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry room; Dehumidifier

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $389k.

Deal economics

• At list price, monthly cash flow is $743 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $389k).
• Cap rate 8.6% vs local median 7.1% in Hemlock Farms — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — 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 $42k of equity ($3k loan paydown + $39k 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 $109k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$67k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $240k; list at $389k implies a 62% gain — meaningful room to come down on a strong offer.

Recommended offer $389,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.19% ✓
• Cap rate: 8.58%
• Cash-on-cash: 8.18%
• DSCR: 1.36
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $415,552
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Paddock Ct	0.18mi	3/2.5	2,348 (-3%)	14mo	$455,000	$194	73
811 Paddock Ct	0.27mi	3/2.5	2,216 (-8%)	4mo	$375,000	$169	68
143 Washington Dr	0.37mi	3/2.0	2,320 (-4%)	15mo	$305,000	$131	64
220 Washington Dr	0.36mi	3/3.0	2,617 (+8%)	8mo	$450,000	$172	59
206 Country Club Dr	0.44mi	3/2.5	2,396 (-1%)	24mo	$415,000	$173	57
137 Hillcrest Dr	0.73mi	4/2.0 (+1)	2,480 (+3%)	2mo	$360,000	$145	55
119 Washington Dr	0.41mi	4/2.0 (+1)	2,071 (-14%)	21mo	$309,000	$149	34
120 Portage Ln	0.56mi	3/2.5	2,078 (-14%)	22mo	$410,000	$197	30

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: 30.3%
• Equity multiple: 3.38×
• Total profit: $259,360
• Equity at exit: $350,442

10-year hold

• IRR: 26.2%
• Equity multiple: 7.67×
• Total profit: $726,986
• Equity at exit: $755,741

Cash invested: $108,920 (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: 7.0×

Monthly cashflow live

• Estimated rent: $4,620 medium
• Mortgage (P&I): −$2,040
• Tax from tax record: −$455 /mo · $5,465/yr
• Insurance: −$162
• HOA: −$250
• Vacancy / Maint / Mgmt: −$970
• Net cashflow: $743

Break-even live

Break-even rent $3,680

Max offer price $389,000

Occupancy floor 79%

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: $97,250
• Closing costs: $11,670
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Eisenhower Dr Hawley, PA	3.0	2.0	2764	$5,000	$1.81	1d	1	0.34mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	1.11mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	1.40mi

HOA detail

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

Listing history 11 events

1. 2026-06-19
   days on market $389,000 Active 12 DOM
2. 2026-06-18
   days on market $389,000 Active 11 DOM
3. 2026-06-17
   days on market $389,000 Active 10 DOM
4. 2026-06-16
   days on market $389,000 Active 9 DOM
5. 2026-06-15
   days on market $389,000 Active 8 DOM
6. 2026-06-14
   days on market $389,000 Active 6 DOM
7. 2026-06-13
   days on market $389,000 Active 5 DOM
8. 2026-06-10
   days on market $389,000 Active 3 DOM
9. 2026-06-09
   days on market $389,000 Active 2 DOM
10. 2026-06-07
    remarks 463-char remark
11. 2026-06-07
    listed $389,000 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: $5,465 · $455/mo
• Projected year-2 tax: $5,806 · $484/mo
• Expected delta: +$340/yr (+$28/mo · 6.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 7% 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: $55,444
• − Mortgage interest: −$21,790
• − Property taxes: −$5,465
• − Insurance: −$1,945
• − Repairs & maintenance: −$4,436
• − Management: −$4,436
• − HOA: −$3,000
• − Depreciation: −$11,316
• Taxable income: $3,056
• Est. tax owed @ 24.0%: −$734
• After-tax cash flow: $8,178/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 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

+62.1% since first listed

2 events — show timeline

• 2026-06-05 Listed $389,000 PWMLS
• 2004-05-06 Sold (Public Records) $240,000 Public Records

Property tax history

+1.1%/yr

Latest (2026): $5,465 · +2.3% YoY. Source: county tax records.