804 Fetlock Ct · Hemlock Farms, PA 18428

$350,000

3 bd · 1.5 ba · 1,564 sqft · SingleFamily public records · 11 Days on market

Built 1978 0.65 ac lot $224/sqft · 19% above area Est $320k · 9% over $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 +25.4/30.0
• Appreciation +10.0/10.0
• DSCR +8.4/10.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• ARV discount +3.3/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

A log home retreat in amenity filled Hemlock Farms. Goldilocks would love this home. .. .not too big, not too small- just right! The rock gardens, wooded lot on the end of a cul-de-sac give this charming log home a most private setting. Wonderful features about the home are wood finishes such as re-claimed antique barn wood on walls, hand rubbed oil oak hardwood floors, leather finish granite countertops, solid Pine & Alder doors. Andersen windows, new water heater, new appliances Beautiful woodwork throughout the home * * * several pictures have been virtually stage. Wood work was done by previous owner, local master carpenter * * Hemlock Farms is a year round recreational commun

Key facts

• Wooded lot
• Log home retreat
• Rock gardens

Tags

• LOG HOME RETREAT
• ROCK GARDENS
• WOODED LOT
• CUL-DE-SAC
• PRIVATE SETTING
• WOOD FINISHES

Property features AI

Finance

• Other: Located in the Hemlock Farms subdivision
• HOA & community: Homeowners association with annual fee; Association amenities include pool, indoor pool, tennis courts, basketball/sport courts, racquetball, fitness center, clubhouse, meeting room, recreation facilities and room(s), playground, park, trails, picnic areas, dog park, beach access, spa/hot tub, sauna, game room, billiard room, exercise course, trash service, and security; Association fee billed annually

Exterior

• Parking: Driveway (unpaved)
• Security: 24-hour security
• Utilities: Septic tank
• Home design: Single family residence; Two levels; Updated/remodeled condition
• Construction: Log construction; Asphalt roof; Built with a crawl space foundation; Above-grade finished living area
• Exterior features: Front porch; Patio/porch; Association pool

Interior

• Kitchen: Dishwasher; Range / Oven; Electric oven; Refrigerator; Kitchen island; Granite counters
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating; Fireplace heating; Ceiling fan(s) for cooling
• Interior features: Granite counters; Open floorplan; Kitchen island; Crawl space basement; Family room fireplace
• Laundry & utility: Washer/Dryer included; Laundry located on main level and in bathroom

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $807 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $350k).
• Cap rate 9.1% 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; 6 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 $37k of equity ($2k loan paydown + $35k 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 $98k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 8y 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.

Recommended offer $350,000

Questions for the listing agent

1. Built in 1978 — 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: 1.19% ✓
• Cap rate: 9.06%
• Cash-on-cash: 9.88%
• DSCR: 1.44
• GRM: 7.0

CMA / ARV

• ARV (median comp): $319,934
• List price: $350,000
• Delta: 6.24%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 Osprey Ct	0.42mi	3/2.0	1,568 (+0%)	9mo	$310,000	$198	71
106 Fetlock Dr	0.06mi	3/3.0	1,700 (+9%)	7mo	$255,000	$150	71
803 Lariat Ct	0.42mi	4/2.0 (+1)	1,588 (+2%)	8mo	$190,000	$120	64
804 Rowel Ct	0.37mi	3/2.0	1,536 (-2%)	18mo	$189,900	$124	63
119 Ridgeway Dr	0.69mi	3/2.5	1,662 (+6%)	1mo	$549,000	$330	52
120 Ridgeway Dr	0.64mi	3/2.0	1,641 (+5%)	10mo	$280,000	$171	52
118 Ledgeway Ln	0.48mi	3/2.5	1,716 (+10%)	8mo	$399,999	$233	51
801 Pony Ct	0.70mi	3/2.0	1,662 (+6%)	8mo	$350,000	$211	48
101 Ridgeway Dr	0.75mi	3/2.0	1,420 (-9%)	6mo	$292,500	$206	43
802 Appaloosa Ct	0.71mi	3/2.0	1,738 (+11%)	10mo	$399,000	$230	38
115 Cliff Dr	0.63mi	2/2.0 (-1)	1,728 (+10%)	14mo	$475,000	$275	34
109 Curlew Dr	0.75mi	2/2.0 (-1)	1,332 (-15%)	15mo	$311,000	$233	21

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: 31.5%
• Equity multiple: 3.47×
• Total profit: $242,107
• Equity at exit: $315,308

10-year hold

• IRR: 27.2%
• Equity multiple: 7.86×
• Total profit: $672,753
• Equity at exit: $679,973

Cash invested: $98,000 (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: 371
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $4,160 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$249 /mo · $2,983/yr
• Insurance: −$146
• HOA: −$250
• Vacancy / Maint / Mgmt: −$874
• Net cashflow: $807

Break-even live

Break-even rent $3,139

Max offer price $350,000

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.12mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	3d	1	0.89mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	1.26mi
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	43d	1	1.34mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	1.50mi
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$5,000	$4.17	1d	1	1.50mi

HOA detail

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

Listing history 18 events

1. 2026-06-18
   days on market $350,000 Active 11 DOM
2. 2026-06-17
   days on market $350,000 Active 10 DOM
3. 2026-06-16
   days on market $350,000 Active 9 DOM
4. 2026-06-15
   days on market $350,000 Active 8 DOM
5. 2026-06-13
   days on market $350,000 Active 6 DOM
6. 2026-06-13
   days on market $350,000 Active 5 DOM
7. 2026-06-09
   days on market $350,000 Active 2 DOM
8. 2026-06-08
   pricestatusdays on marketlisting id $350,000 Active 1 DOM
9. 2025-04-17
   price $339,000
10. 2025-03-18
    listed $344,900 Active
11. 2024-10-18
    listed $349,900 Active
12. 2024-01-19
    soldstatus $335,000
13. 2024-01-11
    soldstatus $335,000 Closed
14. 2023-12-12
    status Pending
15. 2023-12-07
    listed $335,000 Active
16. 2018-09-14
    soldstatus $87,000
17. 2018-07-18
    listed $89,900
18. 2002-10-02
    soldstatus $107,500

ⓘ 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: $2,983 · $249/mo
• Projected year-2 tax: $4,256 · $355/mo
• Expected delta: +$1,274/yr (+$106/mo · 42.7%)

ⓘ 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 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: $49,924
• − Mortgage interest: −$19,605
• − Property taxes: −$2,983
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,994
• − Management: −$3,994
• − HOA: −$3,000
• − Depreciation: −$10,182
• Taxable income: $4,416
• Est. tax owed @ 24.0%: −$1,060
• After-tax cash flow: $8,622/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

+225.6% since first listed

11 events — show timeline

• 2026-06-07 Listed $350,000 PWMLS
• 2025-04-17 Price Changed $339,000 PWMLS
• 2025-03-18 Listed $344,900 PWMLS
• 2024-10-18 Listed $349,900 PWMLS
• 2024-01-19 Sold (Public Records) $335,000 Public Records
• 2024-01-11 Sold (MLS) $335,000 PWMLS
• 2023-12-12 Pending — PWMLS
• 2023-12-07 Listed $335,000 PWMLS
• 2018-09-14 Sold (MLS) $87,000 PWMLS
• 2018-07-18 Listed $89,900 PWMLS
• 2002-10-02 Sold (Public Records) $107,500 Public Records

Property tax history

+3.4%/yr

Latest (2026): $2,983 · +3.0% YoY. Source: county tax records.