104 Summer Hill Rd · Hemlock Farms, PA 18428

$340,000

3 bd · 2.0 ba · 2,064 sqft · SingleFamily public records · 18 Days on market

Built 1965 1.00 ac lot Est $330k · at est. $250/mo HOA · 6% of rent

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Why this score? — see what drove the B- 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 +25.2/30.0
• Appreciation +10.0/10.0
• DSCR +8.3/10.0
• 1% rule +7.0/10.0
• ARV discount +6.2/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

SEASONAL LAKEVIEW WITH STUNNING VIEWS! This home is a rare opportunity for any visionary that can see its potential. Upon entering the three-bedroom/two-bath home, visitors are awed by the stunning two-story brick wall with a gorgeous metal chimney sweeping the eyes upwards. The iron railings and seventies-vibe kitchen only need a fresh coat of paint to take on a whole new Ikea look. The wall of windows in the living room floods the area with bright, airy light. All this property needs is a little updating, and it will be a show-piece home to enjoy for many years to come.

Key facts

• Lake views
• Detached office
• 1 acre lot

Tags

• HEMLOCK FARMS COMMUNITY
• DETACHED OFFICE
• LAKE VIEWS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $340k.

Deal economics

• At list price, monthly cash flow is $763 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $340k).
• Recommended offer: $335k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 7.1% 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: 371 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $36k of equity ($2k loan paydown + $34k 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 $95k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$58k 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 ($335k) is reasonable based on typical stale-listing flexibility.
• 3 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 $245k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $334,900 (1.5% below list)

Questions for the listing agent

1. Built in 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
5. 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.
6. 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: 1.20% ✓
• Cap rate: 8.99%
• Cash-on-cash: 9.62%
• DSCR: 1.43
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $330,240
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Summer Hill Rd	0.00mi	3/2.0	2,064 (0%)	1mo	$330,000	$160	100
807 Lariat Ct	0.32mi	3/2.0	2,030 (-2%)	12mo	$355,000	$175	72
806 Warbler Ct	0.23mi	3/2.0	1,996 (-3%)	15mo	$267,900	$134	72
806 Wren Ct	0.46mi	3/2.5	2,130 (+3%)	4mo	$228,000	$107	68
517 Maple Ridge Dr	0.49mi	3/2.5	2,016 (-2%)	8mo	$575,000	$285	64
104 Heron Bay	0.47mi	3/2.0	2,296 (+11%)	5mo	$185,000	$81	55
125 Broadmoor Dr	0.73mi	3/2.5	2,152 (+4%)	5mo	$335,000	$156	52
809 Widgeon Ct	0.57mi	3/3.0	1,911 (-7%)	6mo	$730,000	$382	52
811 Paddock Ct	0.69mi	3/2.5	2,216 (+7%)	4mo	$375,000	$169	50
121 Canterbrook Dr	0.71mi	3/1.5	1,892 (-8%)	1mo	$285,000	$151	50
803 Widgeon Ct	0.65mi	4/3.0 (+1)	2,152 (+4%)	8mo	$702,500	$326	47
803 Fetlock Ct	0.71mi	3/2.0	1,837 (-11%)	7mo	$290,000	$158	43

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: 31.3%
• Equity multiple: 3.46×
• Total profit: $233,921
• Equity at exit: $306,299

10-year hold

• IRR: 27.1%
• Equity multiple: 7.84×
• Total profit: $650,902
• Equity at exit: $660,545

Cash invested: $95,200 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 371
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $4,093 medium
• Mortgage (P&I): −$1,783
• Tax from tax record: −$296 /mo · $3,550/yr
• Insurance: −$142
• HOA: −$250
• Vacancy / Maint / Mgmt: −$860
• Net cashflow: $763

Break-even live

Break-even rent $3,127

Max offer price $340,000

Occupancy floor 76%

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: $85,000
• Closing costs: $10,200
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	0.56mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	0.66mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	0.97mi
142 Eisenhower Dr Hawley, PA	3.0	2.0	2764	$5,000	$1.81	1d	1	1.30mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 6 events

1. 2026-03-31
   status Pending
2. 2026-03-13
   listed $340,000 Active
3. 2022-03-31
   soldstatus 578-char remark

   Show marketing remark (703 chars)

   SEASONAL LAKEVIEW WITH STUNNING VIEWS! This home is a rare opportunity for any visionary that can see its potential. Upon entering the three-bedroom/two-bath home, visitors are awed by the stunning two-story brick wall with a gorgeous metal chimney sweeping the eyes upwards. The iron railings and seventies-vibe kitchen only need a fresh coat of paint to take on a whole new Ikea look. The wall of windows in the living room floods the area with bright, airy light. All this property needs is a little updating, and it will be a show-piece home to enjoy for many years to come. , Beds Description: 2+BED 2nd, Beds Description: 1Bed1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Old KT

4. 2022-03-31
   soldstatus $245,000 703-char remark

   Show marketing remark (703 chars)

   SEASONAL LAKEVIEW WITH STUNNING VIEWS! This home is a rare opportunity for any visionary that can see its potential. Upon entering the three-bedroom/two-bath home, visitors are awed by the stunning two-story brick wall with a gorgeous metal chimney sweeping the eyes upwards. The iron railings and seventies-vibe kitchen only need a fresh coat of paint to take on a whole new Ikea look. The wall of windows in the living room floods the area with bright, airy light. All this property needs is a little updating, and it will be a show-piece home to enjoy for many years to come. , Beds Description: 2+BED 2nd, Beds Description: 1Bed1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Old KT

5. 2022-02-10
   listed $155,000 578-char remark

   Show marketing remark (703 chars)

   SEASONAL LAKEVIEW WITH STUNNING VIEWS! This home is a rare opportunity for any visionary that can see its potential. Upon entering the three-bedroom/two-bath home, visitors are awed by the stunning two-story brick wall with a gorgeous metal chimney sweeping the eyes upwards. The iron railings and seventies-vibe kitchen only need a fresh coat of paint to take on a whole new Ikea look. The wall of windows in the living room floods the area with bright, airy light. All this property needs is a little updating, and it will be a show-piece home to enjoy for many years to come. , Beds Description: 2+BED 2nd, Beds Description: 1Bed1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Old KT

6. 2022-02-10
   listed $155,000 703-char remark

   Show marketing remark (703 chars)

   SEASONAL LAKEVIEW WITH STUNNING VIEWS! This home is a rare opportunity for any visionary that can see its potential. Upon entering the three-bedroom/two-bath home, visitors are awed by the stunning two-story brick wall with a gorgeous metal chimney sweeping the eyes upwards. The iron railings and seventies-vibe kitchen only need a fresh coat of paint to take on a whole new Ikea look. The wall of windows in the living room floods the area with bright, airy light. All this property needs is a little updating, and it will be a show-piece home to enjoy for many years to come. , Beds Description: 2+BED 2nd, Beds Description: 1Bed1st, Baths: 1 Bath Level 1, Baths: 1 Bath Level 2, Eating Area: Old KT

ⓘ 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: $3,550 · $296/mo
• Projected year-2 tax: $4,461 · $372/mo
• Expected delta: +$911/yr (+$76/mo · 25.7%)

ⓘ 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 4/10 Moderate 8% 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: $49,120
• − Mortgage interest: −$19,045
• − Property taxes: −$3,550
• − Insurance: −$1,700
• − Repairs & maintenance: −$3,930
• − Management: −$3,930
• − HOA: −$3,000
• − Depreciation: −$9,891
• Taxable income: $4,075
• Est. tax owed @ 24.0%: −$978
• After-tax cash flow: $8,181/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

+119.4% since first listed

6 events — show timeline

• 2026-03-31 Pending — PWMLS
• 2026-03-13 Listed $340,000 PWMLS
• 2022-03-31 Sold (MLS) $245,000 PWMLS
• 2022-03-31 Sold (MLS) — PWMLS
• 2022-02-10 Listed $155,000 PWMLS
• 2022-02-10 Listed $155,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $3,550 · +3.0% YoY. Source: county tax records.