809 Rimrock Ct · Hemlock Farms, PA 18428

$399,000

4 bd · 2.0 ba · 1,728 sqft · SingleFamily public records · 28 Days on market

Built 1985 0.79 ac lot Est $403k · at est. $250/mo HOA · 7% 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 +13.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.9/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

WHAT a beautiful home. It boasts with pride. Hand cut Lime Stone and Granite back splash. 1 1/2 inch granite counter tops. Top of the line cabinets thru out the kitchen. Hardwood floors that shine Bathroom on every level. Great views and walking distance from Fawn Hill Park and outdoor pool. Room for the whole family. Location Location, Location. Must see home located in Hemlock Farms. , Beds Description: 1 BED 2nd, Beds Description: 2+BedL, Beds Description: 1Bed1st, Beds Description: 1 BED 2nd, Baths Y, Baths: 1 Bath Level 3, Baths: 1 Bath Level 1, Baths: 1 Bath Level L, Eating Area: Dining Area, Baths: Modern

Key facts

• Large family room
• Front deck
• Sliding glass doors

Tags

• HEMLOCK FARMS COMMUNITY
• THREE FULL LEVELS
• LARGE FAMILY ROOM
• SLIDING GLASS DOORS
• FRONT DECK
• OPEN-CONCEPT LIVING AREA

Property features AI

Finance

• Other: Subdivision: Hemlock Farms; Community features: lake, golf, fishing
• Financial info: Association fee reported annually
• HOA & community: Homeowners association with annual fee (annually); Association amenities include pool (indoor and community options), clubhouse, fitness center, tennis courts, basketball court, trails, playground, park, picnic area, recreation facilities and rooms (recreation room, game room, billiard room), spa/hot tub, sauna, party/meeting rooms, beach rights, dog park, exercise course, trash service, snow removal, security, gated access

Exterior

• Parking: Driveway
• Security: 24-hour security; Gated community with guard
• Utilities: 200+ amp electric service; Septic tank
• Home design: Single family residence; House with three or more levels; Entry level: 1; Private road frontage (private maintained road); Paved road access
• Construction: Block foundation; Built as a house
• Exterior features: Dog run; Deck; Partial fencing; Shed(s); Community lake view; Wooded lot with many trees; Lot on a cul-de-sac; Level parcel

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Range
• Bedrooms: Total rooms: 3
• Flooring: Carpet; Vinyl; Hardwood
• Bathrooms: 3 full bathrooms
• Heating & cooling: Baseboard heating; Pellet stove; Wood heating; Electric heating; Window unit cooling
• Interior features: Cathedral ceilings; Open floor plan; Kitchen island; Eat-in kitchen; Daylight basement; Basement present; 2 wood-burning fireplaces (living room and basement)
• Laundry & utility: Laundry located in bathroom

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $399k.

Deal economics

• At list price, monthly cash flow is $42 ($509/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $363k (9.0% below list).
• Recommended offer: $363k (9.0% 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; 5 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 $43k of equity ($3k loan paydown + $40k 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 $112k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$69k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($393k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $163k; list at $399k implies a 144% gain — meaningful room to come down on a strong offer.

Recommended offer $363,036 (9.0% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.91% ✗
• Cap rate: 6.42%
• Cash-on-cash: 0.46%
• DSCR: 1.02
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $402,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
802 Rimrock Ct Unit 802 Rimrock Lane, Hawley, PA 18428	0.06mi	4/2.5	1,728 (0%)	1mo	$345,000	$200	95
105 Longridge Dr	0.06mi	3/2.0 (-1)	1,692 (-2%)	3mo	$340,000	$201	86
119 Ridgeway Dr	0.28mi	3/2.5 (-1)	1,662 (-4%)	1mo	$549,000	$330	73
120 Ridgeway Dr	0.30mi	3/2.0 (-1)	1,641 (-5%)	10mo	$280,000	$171	65
118 Ledgeway Ln	0.44mi	3/2.5 (-1)	1,716 (-1%)	8mo	$399,999	$233	64
801 Saddlebrook Spur Spur	0.66mi	3/2.0 (-1)	1,728 (0%)	4mo	$550,500	$319	61
109 Bluestone Dr	0.23mi	3/2.0 (-1)	1,500 (-13%)	3mo	$255,000	$170	59
809 Boulder Ct	0.46mi	3/2.0 (-1)	1,536 (-11%)	3mo	$620,000	$404	53
121 Saddlebrook Ln	0.69mi	3/2.0 (-1)	1,648 (-5%)	8mo	$315,000	$191	48
800 Osprey Ct	0.63mi	3/2.0 (-1)	1,568 (-9%)	9mo	$310,000	$198	43
128 Saddlebrook Ln	0.73mi	3/2.0 (-1)	1,539 (-11%)	5mo	$385,000	$250	38
809 Widgeon Ct	0.71mi	3/3.0 (-1)	1,911 (+11%)	6mo	$730,000	$382	35

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: 24.6%
• Equity multiple: 2.97×
• Total profit: $220,106
• Equity at exit: $359,451

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $646,242
• Equity at exit: $775,169

Cash invested: $111,720 (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: 9.2×

Monthly cashflow live

• Estimated rent: $3,630 high
• Mortgage (P&I): −$2,092
• Tax from tax record: −$317 /mo · $3,803/yr
• Insurance: −$166
• HOA: −$250
• Vacancy / Maint / Mgmt: −$762
• Net cashflow: $42

Break-even live

Break-even rent $3,577

Max offer price $399,000

Occupancy floor 94%

Sensitivity live

Price	-10% $268	-5% $155	+0% $42	+5% $-70	+10% $-183
Rent	-10% $-244	-5% $-101	+0% $42	+5% $186	+10% $329
Rate	-1.0pp $243	-0.5pp $144	base $42	+0.5pp $-61	+1.0pp $-166

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: $99,750
• Closing costs: $11,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	0d	1	0.60mi
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$4,600	$3.83	0d	1	0.66mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	4d	1	0.90mi
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	44d	1	0.96mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	2d	1	1.00mi

HOA detail

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

Listing history 24 events

1. 2026-06-21
   days on market $399,000 Active 28 DOM
2. 2026-06-18
   days on market $399,000 Active 25 DOM
3. 2026-06-17
   days on market $399,000 Active 24 DOM
4. 2026-06-16
   days on market $399,000 Active 23 DOM
5. 2026-06-15
   days on market $399,000 Active 22 DOM
6. 2026-06-13
   days on market $399,000 Active 20 DOM
7. 2026-06-13
   days on market $399,000 Active 19 DOM
8. 2026-06-09
   days on market $399,000 Active 16 DOM
9. 2026-06-08
   days on market $399,000 Active 15 DOM
10. 2026-06-07
    days on market $399,000 Active 14 DOM
11. 2026-06-04
    days on market $399,000 Active 11 DOM
12. 2026-06-03
    days on market $399,000 Active 10 DOM
13. 2026-06-02
    days on market $399,000 Active 9 DOM
14. 2026-06-01
    days on market $399,000 Active 8 DOM
15. 2026-05-31
    days on market $399,000 Active 7 DOM
16. 2026-05-23
    listed $399,000 Active
17. 2025-08-26
    price $409,000
18. 2025-08-07
    price $420,000
19. 2025-07-01
    listed $430,000 Active
20. 2020-01-22
    soldstatus $163,255
21. 2019-11-26
    soldstatus $163,255 622-char remark

    Show marketing remark (622 chars)

    WHAT a beautiful home. It boasts with pride. Hand cut Lime Stone and Granite back splash. 1 1/2 inch granite counter tops. Top of the line cabinets thru out the kitchen. Hardwood floors that shine Bathroom on every level. Great views and walking distance from Fawn Hill Park and outdoor pool. Room for the whole family. Location Location, Location. Must see home located in Hemlock Farms. , Beds Description: 1 BED 2nd, Beds Description: 2+BedL, Beds Description: 1Bed1st, Beds Description: 1 BED 2nd, Baths Y, Baths: 1 Bath Level 3, Baths: 1 Bath Level 1, Baths: 1 Bath Level L, Eating Area: Dining Area, Baths: Modern

22. 2019-11-26
    soldstatus

    Show marketing remark (622 chars)

    WHAT a beautiful home. It boasts with pride. Hand cut Lime Stone and Granite back splash. 1 1/2 inch granite counter tops. Top of the line cabinets thru out the kitchen. Hardwood floors that shine Bathroom on every level. Great views and walking distance from Fawn Hill Park and outdoor pool. Room for the whole family. Location Location, Location. Must see home located in Hemlock Farms. , Beds Description: 1 BED 2nd, Beds Description: 2+BedL, Beds Description: 1Bed1st, Beds Description: 1 BED 2nd, Baths Y, Baths: 1 Bath Level 3, Baths: 1 Bath Level 1, Baths: 1 Bath Level L, Eating Area: Dining Area, Baths: Modern

23. 2019-08-12
    listed $158,500 622-char remark

    Show marketing remark (622 chars)

    WHAT a beautiful home. It boasts with pride. Hand cut Lime Stone and Granite back splash. 1 1/2 inch granite counter tops. Top of the line cabinets thru out the kitchen. Hardwood floors that shine Bathroom on every level. Great views and walking distance from Fawn Hill Park and outdoor pool. Room for the whole family. Location Location, Location. Must see home located in Hemlock Farms. , Beds Description: 1 BED 2nd, Beds Description: 2+BedL, Beds Description: 1Bed1st, Beds Description: 1 BED 2nd, Baths Y, Baths: 1 Bath Level 3, Baths: 1 Bath Level 1, Baths: 1 Bath Level L, Eating Area: Dining Area, Baths: Modern

24. 2019-08-12
    listed $158,500

    Show marketing remark (622 chars)

    WHAT a beautiful home. It boasts with pride. Hand cut Lime Stone and Granite back splash. 1 1/2 inch granite counter tops. Top of the line cabinets thru out the kitchen. Hardwood floors that shine Bathroom on every level. Great views and walking distance from Fawn Hill Park and outdoor pool. Room for the whole family. Location Location, Location. Must see home located in Hemlock Farms. , Beds Description: 1 BED 2nd, Beds Description: 2+BedL, Beds Description: 1Bed1st, Beds Description: 1 BED 2nd, Baths Y, Baths: 1 Bath Level 3, Baths: 1 Bath Level 1, Baths: 1 Bath Level L, Eating Area: Dining Area, Baths: Modern

ⓘ 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: $3,803 · $317/mo
• Projected year-2 tax: $5,053 · $421/mo
• Expected delta: +$1,251/yr (+$104/mo · 32.9%)

ⓘ 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 · 14 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: $43,564
• − Mortgage interest: −$22,350
• − Property taxes: −$3,803
• − Insurance: −$1,995
• − Repairs & maintenance: −$3,485
• − Management: −$3,485
• − HOA: −$3,000
• − Depreciation: −$11,607
• Taxable loss: −$6,161
• Est. tax savings @ 24.0%: +$1,479
• After-tax cash flow: $1,988/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

+151.7% since first listed

9 events — show timeline

• 2026-05-23 Listed $399,000 PWMLS
• 2025-08-26 Price Changed $409,000 PWMLS
• 2025-08-07 Price Changed $420,000 PWMLS
• 2025-07-01 Listed $430,000 PWMLS
• 2020-01-22 Sold (Public Records) $163,255 Public Records
• 2019-11-26 Sold (MLS) — PWMLS
• 2019-11-26 Sold (MLS) $163,255 PWMLS
• 2019-08-12 Listed $158,500 PWMLS
• 2019-08-12 Listed $158,500 PWMLS

Property tax history

+3.0%/yr

Latest (2026): $3,803 · +3.0% YoY. Source: county tax records.