110 Overlook Ln · Hemlock Farms, PA 18428

$899,000

3 bd · 2.5 ba · 3,877 sqft · SingleFamily public records · 81 Days on market

Built 2005 0.68 ac lot $232/sqft · 35% above area Est $1156k · 22% under $250/mo HOA · 12% of rent ↓ 16% since listing

---

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).

• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Cash flow +0.0/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

New price, same irresistible home! Seller is eager to sell. This is truly the kind of home with space to make your own! At over 6,700 sq ft, this unique home is located near the front of the gated Hemlock Farms community, just a few blocks away from the Steer Barn featuring amenities such as indoor/outdoor pools, hot tub, steam room, fitness center, tennis courts, and more. An inviting covered front porch leads to the home's main foyer, with access to a spacious coat closet, guest half bath, and a piano room, which could easily serve as a formal dining room. The main level further features an open concept living room, dining room, and kitchen. The living room is the perfect lounging and entertaining space, complete with a fireplace and sliding glass doors to a comfortable back deck overlooking the spacious, flat backyard. The expansive eat-in kitchen includes plenty of counter space, a side island, custom cabinets, and an adjacent deep pantry. A mud room grants convenient access between the home and the oversized two-car garage with ample overhead storage, side storage space, and a side entrance door leading to the leveled backyard. The second level features the main bedroom suite including a sitting area and spacious closet/dressing room leading to a luxurious full bathroom complete with separate jacuzzi shower/tub, shower, dual sink vanities, and private toilet room with window. Enjoy three additional bedrooms, complete with one set of beautiful bay windows and two deep set closets, as well as a multi-purpose bonus room. The second level also conveniently features a laundry room, hallway linen closet, and full bathroom including jacuzzi. Head upstairs to the top/third level of this uniquely roomy home to enjoy mountain views and a large, open, finished space currently designed as a family entertainment room complete with a ping pong table, television, game corner, yoga corner, and custom-made window bench.

Key facts

• 0.68 acre lot
• 2 garage spots
• Built 2005

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $899k.

Deal economics

• At list price, monthly cash flow is $-4k ($-51k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (82.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (76.0% below list).
• Recommended offer: $155k (82.8% below list) — sets the bar for cash-flow.
• Cap rate 0.7% 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: 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; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $96k of equity ($6k loan paydown + $90k 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 ~$155k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 81 days — a 6% lower offer ($845k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 2y ago; this cycle's ask has dropped $100k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $154,831 (82.8% 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. It's been on market 81 days. Have you received any prior offers? Is the seller open to a 83% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.24% ✗
• Cap rate: 0.67%
• Cash-on-cash: -20.08%
• DSCR: 0.11
• GRM: 34.8

CMA / ARV

• ARV (median comp): $1,155,767
• List price: $899,000
• Delta: -22.22%
• Verdict: UNDERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
801 Remuda Ct	0.35mi	3/3.0	3,898 (+0%)	13mo	$880,000	$226	70
100 Remuda Dr	0.28mi	4/4.0 (+1)	3,949 (+2%)	16mo	$580,000	$147	60
108 Mountain View Dr	0.54mi	4/3.5 (+1)	3,686 (-5%)	3mo	$645,000	$175	55
116 West End Dr	0.70mi	3/2.5	3,711 (-4%)	7mo	$450,000	$121	54
800 Sunset Ct	0.62mi	4/2.5 (+1)	3,354 (-14%)	22mo	$445,000	$133	26

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: 10.5%
• Equity multiple: 1.88×
• Total profit: $221,167
• Equity at exit: $809,890

10-year hold

• IRR: 11.6%
• Equity multiple: 4.42×
• Total profit: $861,992
• Equity at exit: $1,746,559

Cash invested: $251,720 (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: 374
• Price-to-rent: 34.8×

Monthly cashflow live

• Estimated rent: $2,155 medium
• Mortgage (P&I): −$4,714
• Tax from tax record: −$576 /mo · $6,908/yr
• Insurance: −$375
• HOA: −$250
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-4,213

Break-even live

Break-even rent $7,487

Max offer price $154,831

Occupancy floor —

Sensitivity live

Price	-10% $-3,704	-5% $-3,958	+0% $-4,213	+5% $-4,467	+10% $-4,721
Rent	-10% $-4,383	-5% $-4,298	+0% $-4,213	+5% $-4,127	+10% $-4,042
Rate	-1.0pp $-3,760	-0.5pp $-3,984	base $-4,213	+0.5pp $-4,446	+1.0pp $-4,683

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: $224,750
• Closing costs: $26,970
• Reserves months: —
• Total cash needed: —

HOA detail

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

Listing history 23 events

1. 2026-06-21
   days on market $899,000 Active 81 DOM
2. 2026-06-18
   days on market $899,000 Active 78 DOM
3. 2026-06-17
   days on market $899,000 Active 77 DOM
4. 2026-06-16
   days on market $899,000 Active 76 DOM
5. 2026-06-15
   days on market $899,000 Active 75 DOM
6. 2026-06-13
   days on market $899,000 Active 73 DOM
7. 2026-06-13
   days on market $899,000 Active 72 DOM
8. 2026-06-09
   days on market $899,000 Active 69 DOM
9. 2026-06-08
   days on market $899,000 Active 68 DOM
10. 2026-06-07
    days on market $899,000 Active 67 DOM
11. 2026-06-04
    pricedays on market $899,000 Active 64 DOM
12. 2026-06-03
    days on market $999,000 Active 63 DOM
13. 2026-06-02
    days on market $999,000 Active 62 DOM
14. 2026-06-01
    days on market $999,000 Active 61 DOM
15. 2026-05-31
    days on market $999,000 Active 60 DOM
16. 2026-04-01
    listed $999,000 Active 1941-char remark

    Show marketing remark (1941 chars)

    New price, same irresistible home! Seller is eager to sell. This is truly the kind of home with space to make your own! At over 6,700 sq ft, this unique home is located near the front of the gated Hemlock Farms community, just a few blocks away from the Steer Barn featuring amenities such as indoor/outdoor pools, hot tub, steam room, fitness center, tennis courts, and more. An inviting covered front porch leads to the home's main foyer, with access to a spacious coat closet, guest half bath, and a piano room, which could easily serve as a formal dining room. The main level further features an open concept living room, dining room, and kitchen. The living room is the perfect lounging and entertaining space, complete with a fireplace and sliding glass doors to a comfortable back deck overlooking the spacious, flat backyard. The expansive eat-in kitchen includes plenty of counter space, a side island, custom cabinets, and an adjacent deep pantry. A mud room grants convenient access between the home and the oversized two-car garage with ample overhead storage, side storage space, and a side entrance door leading to the leveled backyard. The second level features the main bedroom suite including a sitting area and spacious closet/dressing room leading to a luxurious full bathroom complete with separate jacuzzi shower/tub, shower, dual sink vanities, and private toilet room with window. Enjoy three additional bedrooms, complete with one set of beautiful bay windows and two deep set closets, as well as a multi-purpose bonus room. The second level also conveniently features a laundry room, hallway linen closet, and full bathroom including jacuzzi. Head upstairs to the top/third level of this uniquely roomy home to enjoy mountain views and a large, open, finished space currently designed as a family entertainment room complete with a ping pong table, television, game corner, yoga corner, and custom-made window bench.

17. 2025-11-10
    historical $3,500
18. 2025-09-25
    price $3,500
19. 2025-08-30
    price $3,750
20. 2025-08-09
    price $3,950
21. 2025-07-19
    listed $4,350
22. 2025-04-04
    listed $1,100,000 Active
23. 2024-03-20
    listed $1,190,000 Active

ⓘ 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: $6,908 · $576/mo
• Projected year-2 tax: $10,556 · $880/mo
• Expected delta: +$3,648/yr (+$304/mo · 52.8%)

ⓘ 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 3/10 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: $25,855
• − Mortgage interest: −$50,358
• − Property taxes: −$6,908
• − Insurance: −$4,495
• − Repairs & maintenance: −$2,068
• − Management: −$2,068
• − HOA: −$3,000
• − Depreciation: −$26,153
• Taxable loss: −$69,195
• Est. tax savings @ 24.0%: +$16,607
• After-tax cash flow: $-33,944/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

-16.1% since first listed

8 events — show timeline

• 2026-04-01 Listed $999,000 PWMLS
• 2025-11-10 Rental Removed $3,500 APPFOLIO
• 2025-09-25 Price Changed $3,500 APPFOLIO
• 2025-08-30 Price Changed $3,750 APPFOLIO
• 2025-08-09 Price Changed $3,950 APPFOLIO
• 2025-07-19 Listed for Rent $4,350 APPFOLIO
• 2025-04-04 Listed $1,100,000 PWMLS
• 2024-03-20 Listed $1,190,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $6,908 · +3.0% YoY. Source: county tax records.