128 Gaskin Dr · Hemlock Farms, PA 18428

$525,000

2 bd · 2.0 ba · 2,108 sqft · SingleFamily public records · 84 Days on market

Built 1972 1.07 ac lot $249/sqft · 69% above area $250/mo HOA · 6% of rent

---

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).

• Cash flow +12.2/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Schools +4.2/10.0
• DSCR +3.6/10.0
• Livability +3.4/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Step into effortless living in this beautifully appointed 4 Sleeping areas, 3 full-bath home where style, comfort, and convenience come together seamlessly in the beautiful Hemlock Farms. Every space has been thoughtfully designed, offering generous, room for both everyday living and elegant entertaining. What truly sets this home apart? It's being offered fully furnished with high-quality, valuable pieces and designer lighting throughout - creating a turnkey opportunity like no other. Simply bring your toothbrush and start living!Beyond the main residence, a spacious detached 2 car garage with an expansive loft area opens the door to endless possibilities - imagine a private home office, creative studio, gym, or guest suite. From the moment you walk in, you'll feel the ease of a home that's completely move-in ready, where every detail has already been curated for you. No decorating, no stress-just unpack and enjoy!

Key facts

• 1.07 acre lot
• 2 garage spots
• Community pool

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $525k.

Deal economics

• At list price, monthly cash flow is $-107 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $506k (3.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $434k (17.4% below list).
• Recommended offer: $434k (17.4% below list) — sets the bar for 1% rule.

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; 4 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 $56k of equity ($4k loan paydown + $52k 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 ~$90k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($494k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 20y 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 $308k; list at $525k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $433,689 (17.4% 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 84 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.05%
• Cash-on-cash: -0.88%
• DSCR: 0.96
• GRM: 10.1

CMA / ARV

• ARV (median comp): $311,342
• List price: $525,000
• Delta: 68.62%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
811 Paddock Ct	0.29mi	3/2.5 (+1)	2,216 (+5%)	4mo	$375,000	$169	67
121 Canterbrook Dr	0.35mi	3/1.5 (+1)	1,892 (-10%)	1mo	$285,000	$151	58
107 Franklin Dr	0.45mi	3/2.5 (+1)	1,993 (-6%)	8mo	$320,000	$161	56
517 Maple Ridge Dr	0.57mi	3/2.5 (+1)	2,016 (-4%)	8mo	$575,000	$285	52
802 Paddock Ct	0.32mi	3/2.5 (+1)	2,348 (+11%)	14mo	$455,000	$194	47
102 Canterbrook Dr	0.49mi	3/2.0 (+1)	2,296 (+9%)	16mo	$375,000	$163	44
806 Warbler Ct	0.71mi	3/2.0 (+1)	1,996 (-5%)	15mo	$267,900	$134	41
110 Washington Dr	0.70mi	3/2.5 (+1)	1,944 (-8%)	9mo	$350,000	$180	40
107 Canterbrook Dr	0.41mi	3/2.0 (+1)	1,860 (-12%)	20mo	$329,000	$177	39
202 Waterview Dr	0.59mi	3/2.5 (+1)	1,882 (-11%)	18mo	$360,000	$191	33
206 Country Club Dr	0.72mi	3/2.5 (+1)	2,396 (+14%)	24mo	$415,000	$173	17

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: 23.7%
• Equity multiple: 2.90×
• Total profit: $279,095
• Equity at exit: $472,962

10-year hold

• IRR: 21.0%
• Equity multiple: 6.63×
• Total profit: $827,284
• Equity at exit: $1,019,960

Cash invested: $147,000 (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: 10.1×

Monthly cashflow live

• Estimated rent: $4,337 medium
• Mortgage (P&I): −$2,753
• Tax from tax record: −$312 /mo · $3,740/yr
• Insurance: −$219
• HOA: −$250
• Vacancy / Maint / Mgmt: −$911
• Net cashflow: $-107

Break-even live

Break-even rent $4,473

Max offer price $506,026

Occupancy floor 97%

Sensitivity live

Price	-10% $190	-5% $41	+0% $-107	+5% $-256	+10% $-405
Rent	-10% $-450	-5% $-279	+0% $-107	+5% $64	+10% $235
Rate	-1.0pp $157	-0.5pp $26	base $-107	+0.5pp $-243	+1.0pp $-382

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: $131,250
• Closing costs: $15,750
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
142 Eisenhower Dr Hawley, PA	3.0	2.0	2764	$5,000	$1.81	0d	1	0.58mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	0d	1	0.97mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	1.06mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	0d	1	1.18mi

HOA detail

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

Listing history 22 events

1. 2026-06-21
   days on market $525,000 Active 84 DOM
2. 2026-06-18
   days on market $525,000 Active 81 DOM
3. 2026-06-17
   days on market $525,000 Active 80 DOM
4. 2026-06-16
   days on market $525,000 Active 79 DOM
5. 2026-06-15
   days on market $525,000 Active 78 DOM
6. 2026-06-13
   days on market $525,000 Active 76 DOM
7. 2026-06-13
   days on market $525,000 Active 75 DOM
8. 2026-06-09
   days on market $525,000 Active 72 DOM
9. 2026-06-08
   days on market $525,000 Active 71 DOM
10. 2026-06-07
    days on market $525,000 Active 70 DOM
11. 2026-06-04
    days on market $525,000 Active 67 DOM
12. 2026-06-03
    days on market $525,000 Active 66 DOM
13. 2026-06-02
    days on market $525,000 Active 65 DOM
14. 2026-06-01
    days on market $525,000 Active 64 DOM
15. 2026-05-31
    days on market $525,000 Active 63 DOM
16. 2026-03-29
    listed $525,000 Active 929-char remark

    Show marketing remark (929 chars)

    Step into effortless living in this beautifully appointed 4 Sleeping areas, 3 full-bath home where style, comfort, and convenience come together seamlessly in the beautiful Hemlock Farms. Every space has been thoughtfully designed, offering generous, room for both everyday living and elegant entertaining. What truly sets this home apart? It's being offered fully furnished with high-quality, valuable pieces and designer lighting throughout - creating a turnkey opportunity like no other. Simply bring your toothbrush and start living!Beyond the main residence, a spacious detached 2 car garage with an expansive loft area opens the door to endless possibilities - imagine a private home office, creative studio, gym, or guest suite. From the moment you walk in, you'll feel the ease of a home that's completely move-in ready, where every detail has already been curated for you. No decorating, no stress-just unpack and enjoy!

17. 2023-11-22
    soldstatus $308,000
18. 2023-11-17
    soldstatus $308,000 Closed
19. 2023-10-28
    historical
20. 2023-03-15
    listed $365,900
21. 2006-05-04
    listed $449,000
22. 1997-10-27
    soldstatus $53,000

ⓘ 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: $3,740 · $312/mo
• Projected year-2 tax: $6,017 · $501/mo
• Expected delta: +$2,278/yr (+$190/mo · 60.9%)

ⓘ 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: $52,043
• − Mortgage interest: −$29,408
• − Property taxes: −$3,740
• − Insurance: −$2,625
• − Repairs & maintenance: −$4,163
• − Management: −$4,163
• − HOA: −$3,000
• − Depreciation: −$15,273
• Taxable loss: −$10,330
• Est. tax savings @ 24.0%: +$2,479
• After-tax cash flow: $1,190/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

+890.6% since first listed

7 events — show timeline

• 2026-03-29 Listed $525,000 PWMLS
• 2023-11-22 Sold (Public Records) $308,000 Public Records
• 2023-11-17 Sold (MLS) $308,000 PWMLS
• 2023-10-28 Delisted — PWMLS
• 2023-03-15 Listed $365,900 PWMLS
• 2006-05-04 Listed $449,000 PMAR
• 1997-10-27 Sold (Public Records) $53,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,740 · +3.0% YoY. Source: county tax records.