216 Canterbrook Dr · Hemlock Farms, PA 18328

$365,000

3 bd · 2.5 ba · 1,705 sqft · SingleFamily public records · 274 Days on market

Built 1989 1.19 ac lot Est $286k · 27% over $243/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 +21.2/30.0
• Appreciation +10.0/10.0
• DSCR +6.8/10.0
• 1% rule +6.0/10.0
• 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

New House? No, But with All the FRESH Paint and Appliance Allowance it Feels like New Construction. Want Privacy? House sits on Over an Acre, Backs to Green Belt which Adjoins Green Belt. 4 Bedrooms and 2.5 Baths, Open Floor Plan with Modern Eat-in-Kitchen and Enclosed Sun Room, Master on 1st Floor with Spa Bath Tub, In addition to the beds/bath on the 2nd floor it has an Unbelievable 11' x 13' Cedar Closet. Walk-Out-Lower Level has a 13' x 24' Family Room, 13' x 16' Pool Room Complete with Pool Table, 12' x 14' Workshop and 8' x 10' Storage Room. Oversized Garage for Plenty of Storage. Come Relax on the Spacious Back Deck and Enjoy Quiet Seclusion of Beautiful Trees. Very Well Maintained - Move in Ready, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Baths: 1/2 Bath Lev 1, Beds Description: 2+BED 2nd

Key facts

• Privacy
• Views of woods
• Finished basement

Tags

• 1 ACRES
• PRIVACY
• VIEWS OF WOODS
• 250 ACRES OF GREENBELT
• ENCLOSED PORCH
• FINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $365k).
• Recommended offer: $321k (12.0% 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: 211 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 $39k of equity ($3k loan paydown + $36k 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 $102k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 274 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $25k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $155k; list at $365k implies a 135% gain — meaningful room to come down on a strong offer.

Recommended offer $321,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 274 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.10% ✓
• Cap rate: 8.04%
• Cash-on-cash: 6.23%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $286,440
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
145 Gaskin Dr	0.15mi	3/2.0	1,720 (+1%)	15mo	$290,000	$169	77
130 Canterbrook Dr	0.28mi	3/2.5	1,550 (-9%)	1mo	$260,000	$168	71
130 Canterbrook Dr #130	0.28mi	3/2.5	1,550 (-9%)	1mo	$260,000	$168	71
128 Horseshoe Ln	0.25mi	3/2.0	1,485 (-13%)	1mo	$190,000	$128	64
111 Horseshoe Ln	0.31mi	2/2.0 (-1)	1,500 (-12%)	1mo	$178,500	$119	58
121 Canterbrook Dr	0.50mi	3/1.5	1,892 (+11%)	1mo	$285,000	$151	53
126 Eisenhower Dr	0.30mi	4/2.0 (+1)	1,940 (+14%)	6mo	$175,000	$90	51
109 Canterbrook Dr	0.58mi	3/2.0	1,536 (-10%)	11mo	$275,000	$179	46
115 Jackson Dr	0.52mi	4/2.0 (+1)	1,496 (-12%)	6mo	$355,000	$237	43
805 Jefferson Ct	0.59mi	4/2.0 (+1)	1,540 (-10%)	12mo	$295,000	$192	40
107 Canterbrook Dr	0.60mi	3/2.0	1,860 (+9%)	20mo	$329,000	$177	38
103 Fairway Ln	0.68mi	4/2.0 (+1)	1,548 (-9%)	14mo	$249,000	$161	34

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: 28.8%
• Equity multiple: 3.28×
• Total profit: $232,725
• Equity at exit: $328,821

10-year hold

• IRR: 25.1%
• Equity multiple: 7.45×
• Total profit: $659,000
• Equity at exit: $709,115

Cash invested: $102,200 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 211
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $4,001 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$321 /mo · $3,851/yr
• Insurance: −$152
• HOA: −$243
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $531

Break-even live

Break-even rent $3,329

Max offer price $365,000

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	1.04mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	1.28mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	1.35mi

HOA detail

• Monthly dues: $243 · $2,916/yr
• Likely covers: pool

Listing history 10 events

1. 2026-04-14
   status Pending
2. 2026-01-04
   status Active
3. 2025-12-03
   price $365,000
4. 2025-11-03
   price $375,000
5. 2025-08-17
   price $380,000
6. 2025-07-10
   listed $390,000 Active
7. 2017-06-23
   soldstatus $155,000
8. 2017-06-22
   soldstatus $155,000 841-char remark

   Show marketing remark (841 chars)

   New House? No, But with All the FRESH Paint and Appliance Allowance it Feels like New Construction. Want Privacy? House sits on Over an Acre, Backs to Green Belt which Adjoins Green Belt. 4 Bedrooms and 2.5 Baths, Open Floor Plan with Modern Eat-in-Kitchen and Enclosed Sun Room, Master on 1st Floor with Spa Bath Tub, In addition to the beds/bath on the 2nd floor it has an Unbelievable 11' x 13' Cedar Closet. Walk-Out-Lower Level has a 13' x 24' Family Room, 13' x 16' Pool Room Complete with Pool Table, 12' x 14' Workshop and 8' x 10' Storage Room. Oversized Garage for Plenty of Storage. Come Relax on the Spacious Back Deck and Enjoy Quiet Seclusion of Beautiful Trees. Very Well Maintained - Move in Ready, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Baths: 1/2 Bath Lev 1, Beds Description: 2+BED 2nd

9. 2017-04-06
   listed $167,000 841-char remark

   Show marketing remark (841 chars)

   New House? No, But with All the FRESH Paint and Appliance Allowance it Feels like New Construction. Want Privacy? House sits on Over an Acre, Backs to Green Belt which Adjoins Green Belt. 4 Bedrooms and 2.5 Baths, Open Floor Plan with Modern Eat-in-Kitchen and Enclosed Sun Room, Master on 1st Floor with Spa Bath Tub, In addition to the beds/bath on the 2nd floor it has an Unbelievable 11' x 13' Cedar Closet. Walk-Out-Lower Level has a 13' x 24' Family Room, 13' x 16' Pool Room Complete with Pool Table, 12' x 14' Workshop and 8' x 10' Storage Room. Oversized Garage for Plenty of Storage. Come Relax on the Spacious Back Deck and Enjoy Quiet Seclusion of Beautiful Trees. Very Well Maintained - Move in Ready, Beds Description: Primary1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Baths: 1/2 Bath Lev 1, Beds Description: 2+BED 2nd

10. 1987-11-02
    soldstatus $15,900

ⓘ 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: $3,851 · $321/mo
• Projected year-2 tax: $4,809 · $401/mo
• Expected delta: +$958/yr (+$80/mo · 24.9%)

ⓘ 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: $48,014
• − Mortgage interest: −$20,446
• − Property taxes: −$3,851
• − Insurance: −$1,825
• − Repairs & maintenance: −$3,841
• − Management: −$3,841
• − HOA: −$2,916
• − Depreciation: −$10,618
• Taxable income: $676
• Est. tax owed @ 24.0%: −$162
• After-tax cash flow: $6,208/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): 8,061

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 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

+2195.6% since first listed

10 events — show timeline

• 2026-04-14 Pending — PWMLS
• 2026-01-04 Relisted — PWMLS
• 2025-12-03 Price Changed $365,000 PWMLS
• 2025-11-03 Price Changed $375,000 PWMLS
• 2025-08-17 Price Changed $380,000 PWMLS
• 2025-07-10 Listed $390,000 PWMLS
• 2017-06-23 Sold (Public Records) $155,000 Public Records
• 2017-06-22 Sold (MLS) $155,000 PWMLS
• 2017-04-06 Listed $167,000 PWMLS
• 1987-11-02 Sold (Public Records) $15,900 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,851 · +3.0% YoY. Source: county tax records.