114 Orchard Dr · Hemlock Farms, PA 18428

$279,000

3 bd · 1.5 ba · 1,152 sqft · SingleFamily · 116 Days on market

Built 1967 Good condition 1,152 sqft lot $242/sqft · 11% above area Est $252k · 11% 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 +29.3/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• Schools +4.2/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• ARV discount +2.8/15.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome home to this warm and inviting ranch, where easy one-story living meets beautiful golf course views. A paved driveway and spacious yard set the tone for comfort and simplicity from the moment you arrive. Inside, sunlight pours through large windows and sliding glass doors, filling the living spaces with a soft, natural glow all day long. The kitchen, complete with granite countertops, opens easily to the main living area--perfect for slow mornings, shared meals, and cozy evenings at home. Step outside to the rear deck and screened gazebo and take in peaceful sunsets over the course. With 3 bedrooms, 1.5 baths, and a short walk to the orchard and lake, this home offers the perfect blend of warmth, charm, and everyday ease.

Key facts

• Spacious yard
• Large windows
• Sliding glass doors

Tags

• GOLF COURSE VIEWS
• PAVED DRIVEWAY
• SPACIOUS YARD
• LARGE WINDOWS
• SLIDING GLASS DOORS
• GRANITE COUNTERTOPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $279k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $982 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $279k).
• Recommended offer: $254k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 7.1% in Hemlock Farms — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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; 1 comparable units currently listed for rent nearby; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $30k of equity ($2k loan paydown + $28k 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 $78k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 116 days — a 9% lower offer ($254k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 11y 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 $90k; list at $279k implies a 210% gain — meaningful room to come down on a strong offer.

Recommended offer $253,890 (9.0% below list)

Questions for the listing agent

1. It's been on market 116 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.43% ✓
• Cap rate: 10.52%
• Cash-on-cash: 15.08%
• DSCR: 1.67
• GRM: 5.8

CMA / ARV

• ARV (median comp): $252,428
• List price: $279,000
• Delta: 10.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Gaskin Dr	0.53mi	3/2.0	1,100 (-4%)	9mo	$287,500	$261	58
119 Pommel Dr	0.68mi	2/2.0 (-1)	1,224 (+6%)	2mo	$195,000	$159	49
122 Horseshoe Ln	0.47mi	3/2.0	1,315 (+14%)	7mo	$269,000	$205	46
144 Pommel Dr	0.46mi	3/2.0	1,282 (+11%)	14mo	$265,000	$207	46
114 Hillside Dr	0.61mi	4/2.0 (+1)	1,112 (-4%)	16mo	$186,000	$167	46
203 Canterbrook Dr	0.53mi	3/1.0	988 (-14%)	6mo	$191,000	$193	44
140 Hillside Dr	0.32mi	3/1.5	1,000 (-13%)	23mo	$215,000	$215	44
505 Maple Ridge Dr	0.63mi	3/2.0	1,038 (-10%)	11mo	$200,000	$193	43
102 Portage Ln	0.60mi	3/2.0	1,296 (+12%)	14mo	$230,000	$177	38
800 W Spur Ct	0.73mi	3/1.0	1,008 (-12%)	7mo	$239,000	$237	37

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: 35.4%
• Equity multiple: 3.75×
• Total profit: $214,702
• Equity at exit: $251,345

10-year hold

• IRR: 30.5%
• Equity multiple: 8.47×
• Total profit: $583,509
• Equity at exit: $542,036

Cash invested: $78,120 (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: 5.8×

Monthly cashflow live

• Estimated rent: $4,000 medium
• Mortgage (P&I): −$1,463
• Tax est. 1.5%: −$349 /mo · $4,185/yr
• Insurance: −$116
• HOA: −$250
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $982

Break-even live

Break-even rent $2,757

Max offer price $279,000

Occupancy floor 70%

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	0.73mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 24 events

1. 2026-06-18
   days on market $279,000 Active 116 DOM
2. 2026-06-17
   days on market $279,000 Active 115 DOM
3. 2026-06-16
   days on market $279,000 Active 114 DOM
4. 2026-06-15
   days on market $279,000 Active 113 DOM
5. 2026-06-13
   days on market $279,000 Active 111 DOM
6. 2026-06-13
   days on market $279,000 Active 110 DOM
7. 2026-06-09
   days on market $279,000 Active 107 DOM
8. 2026-06-08
   days on market $279,000 Active 106 DOM
9. 2026-06-07
   days on market $279,000 Active 105 DOM
10. 2026-06-04
    days on market $279,000 Active 102 DOM
11. 2026-06-03
    days on market $279,000 Active 101 DOM
12. 2026-06-02
    days on market $279,000 Active 100 DOM
13. 2026-06-01
    days on market $279,000 Active 99 DOM
14. 2026-05-31
    days on market $279,000 Active 98 DOM
15. 2026-05-05
    status Pending 739-char remark

    Show marketing remark (739 chars)

    Welcome home to this warm and inviting ranch, where easy one-story living meets beautiful golf course views. A paved driveway and spacious yard set the tone for comfort and simplicity from the moment you arrive. Inside, sunlight pours through large windows and sliding glass doors, filling the living spaces with a soft, natural glow all day long. The kitchen, complete with granite countertops, opens easily to the main living area--perfect for slow mornings, shared meals, and cozy evenings at home. Step outside to the rear deck and screened gazebo and take in peaceful sunsets over the course. With 3 bedrooms, 1.5 baths, and a short walk to the orchard and lake, this home offers the perfect blend of warmth, charm, and everyday ease.

16. 2026-04-25
    price $274,000 739-char remark

    Show marketing remark (739 chars)

    Welcome home to this warm and inviting ranch, where easy one-story living meets beautiful golf course views. A paved driveway and spacious yard set the tone for comfort and simplicity from the moment you arrive. Inside, sunlight pours through large windows and sliding glass doors, filling the living spaces with a soft, natural glow all day long. The kitchen, complete with granite countertops, opens easily to the main living area--perfect for slow mornings, shared meals, and cozy evenings at home. Step outside to the rear deck and screened gazebo and take in peaceful sunsets over the course. With 3 bedrooms, 1.5 baths, and a short walk to the orchard and lake, this home offers the perfect blend of warmth, charm, and everyday ease.

17. 2026-02-22
    listed $279,000 Active 739-char remark

    Show marketing remark (739 chars)

    Welcome home to this warm and inviting ranch, where easy one-story living meets beautiful golf course views. A paved driveway and spacious yard set the tone for comfort and simplicity from the moment you arrive. Inside, sunlight pours through large windows and sliding glass doors, filling the living spaces with a soft, natural glow all day long. The kitchen, complete with granite countertops, opens easily to the main living area--perfect for slow mornings, shared meals, and cozy evenings at home. Step outside to the rear deck and screened gazebo and take in peaceful sunsets over the course. With 3 bedrooms, 1.5 baths, and a short walk to the orchard and lake, this home offers the perfect blend of warmth, charm, and everyday ease.

18. 2026-02-19
    listed $279,000 Active 739-char remark

    Show marketing remark (739 chars)

    Welcome home to this warm and inviting ranch, where easy one-story living meets beautiful golf course views. A paved driveway and spacious yard set the tone for comfort and simplicity from the moment you arrive. Inside, sunlight pours through large windows and sliding glass doors, filling the living spaces with a soft, natural glow all day long. The kitchen, complete with granite countertops, opens easily to the main living area--perfect for slow mornings, shared meals, and cozy evenings at home. Step outside to the rear deck and screened gazebo and take in peaceful sunsets over the course. With 3 bedrooms, 1.5 baths, and a short walk to the orchard and lake, this home offers the perfect blend of warmth, charm, and everyday ease.

19. 2025-06-25
    status Pending
20. 2025-04-04
    listed $289,000 Active
21. 2017-05-19
    soldstatus $90,000
22. 2017-05-19
    soldstatus $90,000
23. 2016-06-25
    listed $99,700
24. 2015-12-19
    listed $99,800

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 7% 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: $48,000
• − Mortgage interest: −$15,628
• − Property taxes: −$4,185
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$3,000
• − Depreciation: −$8,116
• Taxable income: $7,995
• Est. tax owed @ 24.0%: −$1,919
• After-tax cash flow: $9,864/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This well-maintained ranch home offers a cozy and inviting living space with a good condition score and minimal repairs needed. The property is move-in ready with a good curb appeal and potential for value-adding updates.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal
• Rental Clean gutters — Keeps property in good condition

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal ↑
• Rental Clean gutters — Keeps property in good condition ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+174.5% since first listed

10 events — show timeline

• 2026-05-05 Pending — PWMLS
• 2026-04-25 Price Changed $274,000 PWMLS
• 2026-02-22 Listed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2026-02-19 Listed $279,000 PWMLS
• 2025-06-25 Pending — PWMLS
• 2025-04-04 Listed $289,000 PWMLS
• 2017-05-19 Sold (MLS) $90,000 PMAR
• 2017-05-19 Sold (MLS) $90,000 PWMLS
• 2016-06-25 Listed $99,700 PMAR
• 2015-12-19 Listed $99,800 PWMLS