124 Water View Dr · Hemlock Farms, PA 18428

$599,000

3 bd · 2.0 ba · 1,520 sqft · SingleFamily public records · 18 Days on market

Built 2008 1.07 ac lot $71/mo HOA · 2% of rent

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Why this score? — see what drove the D 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.7/10.0

Listing remarks MLS

Nestled on just over an acre in the sought-after Tink Wig Community, this charming ranch-style log cabin offers the perfect blend of rustic character, privacy, and community living. Featuring 3 bedrooms, 2 full bathrooms, and an additional half bath in the basement, off from family room. Also built in bar and a theater room. This unique home is filled with custom details and warm, inviting spaces throughout. The heart of the home is the stunning stone fireplace, creating the perfect cozy gathering space. Enjoy the beauty of nature year-round from the large covered front porch, ideal for relaxing or entertaining while taking in the peaceful wooded setting. The property feels secluded and private, yet remains conveniently close to all of the community amenities. Additional features include a detached two-car garage, spacious basement area, and numerous custom touches that make this home truly one of a kind. Residents of Tink Wig Community enjoy access to outstanding four-season amenities including a lake with non-motor boating and fishing, outdoor pool, clubhouse, playground, picnic area, basketball courts, and boat ramp. Whether you're searching for a full-time residence, vacation retreat, or mountain getaway, investment as a short-term rental this exceptional log cabin delivers comfort, charm, and the best of community living.

Key facts

• Stone fireplace
• Log cabin
• 1.07 acre lot

Tags

• LOG CABIN
• STONE FIREPLACE
• LARGE COVERED FRONT PORCH
• DETACHED TWO-CAR GARAGE
• SPACIOUS BASEMENT AREA
• FOUR-SEASON AMENITIES

Property features AI

Finance

• Other: Living area divided between above-grade and below-grade finished space
• HOA & community: Homeowners association with an annual fee of $854; Subdivision: Tink Wig; Community amenities include fishing, pool, playground, and lake

Exterior

• Parking: Detached garage (2 spaces)
• Utilities: Well water; Private sewer; Electric service 200+ amp; Electricity available
• Home design: Single family residence; Residential property; Log construction
• Construction: Built in 2008; Shingle roof; Foundation: see remarks
• Exterior features: Fire pit; Rain gutters; Storage

Interior

• Kitchen: Dishwasher; Range hood; Wine cooler; Self-cleaning oven; Refrigerator; Microwave; Instant hot water; Ice maker; Free-standing electric range; Electric oven
• Bedrooms: 3 bedrooms (primary bedroom included)
• Flooring: Carpet; Laminate
• Bathrooms: 3 bathrooms (2 full, 1 half)
• Heating & cooling: Baseboard heating; Ceiling fan(s)
• Interior features: Bar; Has fireplace (wood-burning stove in great room)
• Laundry & utility: Washer; Dryer; Tankless water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $599k.

Deal economics

• At list price, monthly cash flow is $-699 ($-8k/yr) — negative.
• To cash-flow at today's rent, offer at most $475k (20.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $400k (33.2% below list).
• Recommended offer: $400k (33.2% below list) — sets the bar for 1% rule.
• Cap rate 4.9% 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; 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 $64k of equity ($4k loan paydown + $60k 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 ~$103k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($590k) is reasonable based on typical stale-listing flexibility.
• 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.
• Current owner paid $209k; list at $599k implies a 187% 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 $399,934 (33.2% 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: 0.67% ✗
• Cap rate: 4.89%
• Cash-on-cash: -5.00%
• DSCR: 0.78
• GRM: 12.5

CMA / ARV

• ARV (on-the-fly): $244,720
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 Rowel Ct	0.40mi	3/2.0	1,536 (+1%)	18mo	$189,900	$124	65
109 Canterbrook Dr	0.55mi	3/2.0	1,536 (+1%)	11mo	$275,000	$179	64
103 Fairway Ln	0.37mi	4/2.0 (+1)	1,548 (+2%)	14mo	$249,000	$161	63
803 Lariat Ct	0.38mi	4/2.0 (+1)	1,588 (+4%)	8mo	$190,000	$120	62
128 Horseshoe Ln	0.71mi	3/2.0	1,485 (-2%)	1mo	$190,000	$128	62
111 Horseshoe Ln	0.69mi	2/2.0 (-1)	1,500 (-1%)	1mo	$178,500	$119	60
800 Osprey Ct	0.70mi	3/2.0	1,568 (+3%)	9mo	$310,000	$198	55
405 Canoebrook Dr	0.70mi	3/2.0	1,456 (-4%)	8mo	$267,500	$184	54
120 Burning Tree Dr	0.60mi	3/2.0	1,360 (-10%)	11mo	$250,000	$184	46
809 Lasso Ct N	0.64mi	3/1.5	1,368 (-10%)	13mo	$279,000	$204	41
106 Fetlock Dr	0.66mi	3/3.0	1,700 (+12%)	7mo	$255,000	$150	39
113 Horseshoe Ln	0.71mi	3/2.0	1,700 (+12%)	20mo	$239,000	$141	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: 20.7%
• Equity multiple: 2.68×
• Total profit: $281,580
• Equity at exit: $539,627

10-year hold

• IRR: 18.8%
• Equity multiple: 6.15×
• Total profit: $864,010
• Equity at exit: $1,163,725

Cash invested: $167,720 (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: 375
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $3,999 medium
• Mortgage (P&I): −$3,141
• Tax from tax record: −$397 /mo · $4,764/yr
• Insurance: −$250
• HOA: −$71
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $-699

Break-even live

Break-even rent $4,885

Max offer price $475,466

Occupancy floor —

Sensitivity live

Price	-10% $-360	-5% $-530	+0% $-699	+5% $-869	+10% $-1,038
Rent	-10% $-1,015	-5% $-857	+0% $-699	+5% $-541	+10% $-383
Rate	-1.0pp $-398	-0.5pp $-547	base $-699	+0.5pp $-855	+1.0pp $-1,012

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: $149,750
• Closing costs: $17,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	3d	1	0.62mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	0d	1	0.63mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	0d	1	0.90mi

HOA detail

• Monthly dues: $71 · $852/yr
• Likely covers: pool

Listing history 10 events

1. 2026-06-08
   statusdays on market $599,000 Pending 18 DOM
2. 2026-06-07
   days on market $599,000 Active 17 DOM
3. 2026-06-04
   days on market $599,000 Active 14 DOM
4. 2026-06-03
   days on market $599,000 Active 13 DOM
5. 2026-06-02
   days on market $599,000 Active 12 DOM
6. 2026-06-01
   days on market $599,000 Active 11 DOM
7. 2026-05-31
   days on market $599,000 Active 10 DOM
8. 2026-05-19
   listed $599,000 Active 1348-char remark

   Show marketing remark (1348 chars)

   Nestled on just over an acre in the sought-after Tink Wig Community, this charming ranch-style log cabin offers the perfect blend of rustic character, privacy, and community living. Featuring 3 bedrooms, 2 full bathrooms, and an additional half bath in the basement, off from family room. Also built in bar and a theater room. This unique home is filled with custom details and warm, inviting spaces throughout. The heart of the home is the stunning stone fireplace, creating the perfect cozy gathering space. Enjoy the beauty of nature year-round from the large covered front porch, ideal for relaxing or entertaining while taking in the peaceful wooded setting. The property feels secluded and private, yet remains conveniently close to all of the community amenities. Additional features include a detached two-car garage, spacious basement area, and numerous custom touches that make this home truly one of a kind. Residents of Tink Wig Community enjoy access to outstanding four-season amenities including a lake with non-motor boating and fishing, outdoor pool, clubhouse, playground, picnic area, basketball courts, and boat ramp. Whether you're searching for a full-time residence, vacation retreat, or mountain getaway, investment as a short-term rental this exceptional log cabin delivers comfort, charm, and the best of community living.

9. 2026-05-19
   listed $599,000 Active

   Show marketing remark (1348 chars)

   Nestled on just over an acre in the sought-after Tink Wig Community, this charming ranch-style log cabin offers the perfect blend of rustic character, privacy, and community living. Featuring 3 bedrooms, 2 full bathrooms, and an additional half bath in the basement, off from family room. Also built in bar and a theater room. This unique home is filled with custom details and warm, inviting spaces throughout. The heart of the home is the stunning stone fireplace, creating the perfect cozy gathering space. Enjoy the beauty of nature year-round from the large covered front porch, ideal for relaxing or entertaining while taking in the peaceful wooded setting. The property feels secluded and private, yet remains conveniently close to all of the community amenities. Additional features include a detached two-car garage, spacious basement area, and numerous custom touches that make this home truly one of a kind. Residents of Tink Wig Community enjoy access to outstanding four-season amenities including a lake with non-motor boating and fishing, outdoor pool, clubhouse, playground, picnic area, basketball courts, and boat ramp. Whether you're searching for a full-time residence, vacation retreat, or mountain getaway, investment as a short-term rental this exceptional log cabin delivers comfort, charm, and the best of community living.

10. 2012-06-25
    soldstatus $209,000

ⓘ 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: $4,764 · $397/mo
• Projected year-2 tax: $7,114 · $593/mo
• Expected delta: +$2,350/yr (+$196/mo · 49.3%)

ⓘ 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 ≥93°F today · 15 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $47,992
• − Mortgage interest: −$33,553
• − Property taxes: −$4,764
• − Insurance: −$2,995
• − Repairs & maintenance: −$3,839
• − Management: −$3,839
• − HOA: −$852
• − Depreciation: −$17,425
• Taxable loss: −$19,276
• Est. tax savings @ 24.0%: +$4,626
• After-tax cash flow: $-3,765/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

+186.6% since first listed

3 events — show timeline

• 2026-05-19 Listed $599,000 GSBR as distributed by MLS GRID
• 2026-05-19 Listed $599,000 PWMLS
• 2012-06-25 Sold (Public Records) $209,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $4,764 · +2.8% YoY. Source: county tax records.