111 Widgeon Ln · Hemlock Farms, PA 18428

$319,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily public records · 40 Days on market

Built 1975 0.51 ac lot $277/sqft · 23% above area Est $260k · 23% over $250/mo HOA · 7% 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 +24.9/30.0
• Appreciation +10.0/10.0
• DSCR +8.1/10.0
• 1% rule +6.6/10.0
• 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

Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system

Key facts

• Spacious back deck
• Screened in porch
• Newer septic system

Tags

• RENOVATED KITCHEN
• SCREENED IN PORCH
• SPACIOUS BACK DECK
• HUGE BACKYARD
• COZY FIRE PIT
• NEWER SEPTIC SYSTEM

Property features AI

Finance

• Other: Located in the Hemlock Farms subdivision
• HOA & community: Part of a homeowners association; Annual association fee; One-time association fee; Monthly equivalent association fee approximately $249.58; Community amenities include clubhouse, pool, indoor pool, tennis courts, basketball court, sport court, playground, jogging path, trails, fitness center, game room, billiard room, spa/hot tub, beach access/rights, dog park, park, lake, and fishing; Gated community

Exterior

• Security: Gated community
• Utilities: Septic tank
• Home design: Single family residence; Residential property; Updated/remodeled condition; Two levels
• Construction: House structure
• Exterior features: Shingle roof; Views; Wooded lot; Community lake; Shed(s)

Interior

• Kitchen: Built-in electric oven; Cooktop; Dishwasher; Electric water heater
• Bedrooms: 2 total rooms (includes bedrooms and living spaces)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Electric heating; Ceiling fan(s); Has cooling
• Interior features: Natural woodwork; Living room fireplace
• Laundry & utility: Washer and dryer included

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $319k.

Deal economics

• At list price, monthly cash flow is $683 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $319k).
• Recommended offer: $309k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 6.9% 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.
• 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 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 $34k of equity ($2k loan paydown + $32k 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 $89k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$55k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($309k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $225k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $309,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — 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. 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: 1.16% ✓
• Cap rate: 8.86%
• Cash-on-cash: 9.18%
• DSCR: 1.41
• GRM: 7.2

CMA / ARV

• ARV (median comp): $259,791
• List price: $319,000
• Delta: 22.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Longspur Ln	0.08mi	3/1.5	1,080 (-6%)	18mo	$295,000	$273	70
806 Rimrock Ct	0.53mi	3/2.0	1,142 (-1%)	4mo	$300,000	$263	69
103 Saddlebrook Ln	0.28mi	2/1.5 (-1)	1,222 (+6%)	8mo	$210,000	$172	65
603 Forest Dr	0.37mi	3/1.5	1,276 (+11%)	12mo	$269,000	$211	55
107 Ridgeway Dr	0.56mi	3/2.0	1,083 (-6%)	11mo	$257,500	$238	53
404 Forest Dr	0.69mi	3/1.0	1,085 (-6%)	6mo	$270,000	$249	51
101 Widgeon Ln	0.21mi	3/2.0	1,304 (+13%)	24mo	$252,500	$194	46
114 Hillside Dr	0.64mi	4/2.0 (+1)	1,112 (-4%)	16mo	$186,000	$167	44
138 Long Ridge Dr	0.69mi	2/1.0 (-1)	1,152 (0%)	21mo	$240,000	$208	43
807 Rimrock Ct	0.60mi	2/1.5 (-1)	1,080 (-6%)	17mo	$225,000	$208	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: 31.0%
• Equity multiple: 3.43×
• Total profit: $217,333
• Equity at exit: $287,380

10-year hold

• IRR: 26.8%
• Equity multiple: 7.78×
• Total profit: $605,949
• Equity at exit: $619,747

Cash invested: $89,320 (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: 7.2×

Monthly cashflow live

• Estimated rent: $3,706 medium
• Mortgage (P&I): −$1,673
• Tax from tax record: −$189 /mo · $2,264/yr
• Insurance: −$133
• HOA: −$250
• Vacancy / Maint / Mgmt: −$778
• Net cashflow: $683

Break-even live

Break-even rent $2,841

Max offer price $319,000

Occupancy floor 77%

Sensitivity live

Price	-10% $864	-5% $774	+0% $683	+5% $593	+10% $503
Rent	-10% $390	-5% $537	+0% $683	+5% $830	+10% $976
Rate	-1.0pp $844	-0.5pp $764	base $683	+0.5pp $601	+1.0pp $517

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: $79,750
• Closing costs: $9,570
• 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	$4,600	$3.83	0d	1	0.95mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	0d	1	1.08mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	0d	1	1.50mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 27 events

1. 2026-06-21
   days on market $319,000 Active 40 DOM
2. 2026-06-18
   days on market $319,000 Active 37 DOM
3. 2026-06-17
   days on market $319,000 Active 36 DOM
4. 2026-06-16
   days on market $319,000 Active 35 DOM
5. 2026-06-15
   days on market $319,000 Active 34 DOM
6. 2026-06-13
   days on market $319,000 Active 32 DOM
7. 2026-06-13
   days on market $319,000 Active 31 DOM
8. 2026-06-09
   days on market $319,000 Active 28 DOM
9. 2026-06-08
   days on market $319,000 Active 27 DOM
10. 2026-06-07
    days on market $319,000 Active 26 DOM
11. 2026-06-04
    days on market $319,000 Active 23 DOM
12. 2026-06-03
    days on market $319,000 Active 22 DOM
13. 2026-06-02
    days on market $319,000 Active 21 DOM
14. 2026-06-01
    days on market $319,000 Active 20 DOM
15. 2026-05-31
    days on market $319,000 Active 19 DOM
16. 2026-05-12
    listed $319,000 Active 748-char remark
17. 2023-04-11
    soldstatus $225,000
18. 2023-04-05
    soldstatus $225,000 Closed 453-char remark

    Show marketing remark (554 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system, Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

19. 2023-04-05
    soldstatus $225,000

    Show marketing remark (554 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system, Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

20. 2023-03-10
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system

21. 2023-02-25
    price $225,000 453-char remark

    Show marketing remark (453 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system

22. 2023-02-25
    status Active 453-char remark

    Show marketing remark (453 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system

23. 2023-01-11
    status Pending 453-char remark

    Show marketing remark (453 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system

24. 2022-10-24
    price $195,000 453-char remark

    Show marketing remark (453 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system

25. 2022-06-29
    listed $210,000 Active 453-char remark

    Show marketing remark (554 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system, Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

26. 2022-06-29
    listed $225,000

    Show marketing remark (554 chars)

    Location! Location! Location! Closer than a hop, skip and jump to Little Camp Beach. Views of Make A Wish Pond. Amazing location perched on a flat, private lot. Oversized enclosed porch. Hardwood floors and stone propane fireplace. Roof is 2 years young. Perfect home to make your lifelong memories. * * New septic system being installed, that's tank and field. * * Please be careful walking around backyard, being dug up and excavated for new system, Beds Description: 2+Bed1st, Baths: 1 Bath Level 1, Baths: 1/2 Bath Lev 2, Eating Area: Dining Area

27. 2007-10-02
    soldstatus $173,000

ⓘ 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: $2,264 · $189/mo
• Projected year-2 tax: $3,652 · $304/mo
• Expected delta: +$1,388/yr (+$116/mo · 61.3%)

ⓘ 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 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: $44,472
• − Mortgage interest: −$17,869
• − Property taxes: −$2,264
• − Insurance: −$1,595
• − Repairs & maintenance: −$3,558
• − Management: −$3,558
• − HOA: −$3,000
• − Depreciation: −$9,280
• Taxable income: $3,348
• Est. tax owed @ 24.0%: −$804
• After-tax cash flow: $7,396/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

+84.4% since first listed

12 events — show timeline

• 2026-05-12 Listed $319,000 PWMLS
• 2023-04-11 Sold (Public Records) $225,000 Public Records
• 2023-04-05 Sold (MLS) $225,000 PWMLS
• 2023-04-05 Sold (MLS) $225,000 PWMLS
• 2023-03-10 Pending — PWMLS
• 2023-02-25 Price Changed $225,000 PWMLS
• 2023-02-25 Relisted — PWMLS
• 2023-01-11 Pending — PWMLS
• 2022-10-24 Price Changed $195,000 PWMLS
• 2022-06-29 Listed $225,000 PWMLS
• 2022-06-29 Listed $210,000 PWMLS
• 2007-10-02 Sold (Public Records) $173,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,264 · +3.0% YoY. Source: county tax records.