115 Buckboard Ln · Hemlock Farms, PA 18428

$355,000

3 bd · 2.0 ba · 2,078 sqft · SingleFamily public records · 227 Days on market

Built 1991 0.49 ac lot $171/sqft · 5% above area Est $337k · 5% over

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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 +13.9/30.0
• Appreciation +10.0/10.0
• ARV discount +5.0/15.0
• DSCR +4.2/10.0
• Schools +4.2/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to Your Family's Dream Retreat at 115 Buckboard Lane, Lords Valley, PA 🌳🏡Escape the city and find serenity at 115 Buckboard Lane in Hemlock Farms. This 5-bedroom, 3-bath home offers over 2,400 sq. ft. of bright, open living with cathedral ceilings, large windows, and a cozy fireplace. The main-level master suite makes everyday living easy, while the spacious lower level is perfect for an in-law suite, playroom, or extra living space. Enjoy the outdoors with a screened-in porch and two large decks--ideal for morning coffee, grilling, or entertaining. Set on nearly half an acre and just a 5-minute walk to Elm Beach, this home blends privacy with access to nature. Living in Hemlock Fa

Key facts

• 0.49 acre lot
• Built 1991
• Listed 226 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $355k.

Deal economics

• At list price, monthly cash flow is $40 ($474/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 $297k (16.3% below list).
• Recommended offer: $297k (16.3% 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: 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.
• Zoned schools: Wallenpaupack South El Sch (math 47% / reading 52%, grade D, #654 of 1,518 statewide, top 47%, 255 students, 72% FRL); Wallenpaupack Area Ms (math 23% / reading 57%, grade F, #257 of 512 statewide, top 52%, 644 students, 59% FRL); Wallenpaupack Area Hs (math 74% / reading 67%, grade B+, #48 of 437 statewide, top 11%, 990 students, 62% FRL) — zoned schools average 64% FRL vs 44% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 378 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 6d 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 $38k of equity ($2k loan paydown + $36k 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 $99k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$61k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 227 days — a 12% lower offer ($312k) is reasonable based on typical stale-listing flexibility.
• 9 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 $156k; list at $355k implies a 128% gain — meaningful room to come down on a strong offer.

Recommended offer $297,218 (16.3% below list)

Questions for the listing agent

1. It's been on market 227 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 0.84% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.48%
• DSCR: 1.02
• GRM: 10.0

CMA / ARV

• ARV (median comp): $336,623
• List price: $355,000
• Delta: 5.46%
• 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
112 Boulder Dr	0.39mi	3/2.0	2,070 (-0%)	19mo	$385,000	$186	66
234 Surrey Dr Unit 234 Surrey Drive	0.42mi	3/2.0	2,321 (+12%)	1mo	$465,000	$200	60
111 Bluestone Dr	0.71mi	3/2.0	2,016 (-3%)	9mo	$380,000	$188	54
224 Remuda Dr	0.34mi	4/3.0 (+1)	2,338 (+12%)	1mo	$410,000	$175	53
139 Bluestone Dr	0.48mi	4/3.0 (+1)	2,250 (+8%)	2mo	$465,000	$207	53
115 Rodeo Ln	0.23mi	3/2.5	1,835 (-12%)	17mo	$325,000	$177	53
101 Stallion Dr	0.71mi	3/2.0	1,984 (-4%)	8mo	$430,000	$217	53
140 Long Ridge Dr	0.71mi	3/2.0	2,153 (+4%)	11mo	$405,000	$188	52
126 Granite Dr	0.29mi	3/2.5	1,820 (-12%)	18mo	$360,000	$198	49
220 Surrey Dr	0.38mi	3/1.5	1,820 (-12%)	14mo	$330,000	$181	48
137 Lookout Dr	0.63mi	3/2.0	1,896 (-9%)	16mo	$315,000	$166	43
133 Lookout Dr	0.67mi	3/3.0	2,344 (+13%)	9mo	$335,000	$143	36

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: $195,816
• Equity at exit: $319,812

10-year hold

• IRR: 21.8%
• Equity multiple: 6.78×
• Total profit: $574,578
• Equity at exit: $689,687

Cash invested: $99,400 (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: 378
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $2,972 medium
• Mortgage (P&I): −$1,862
• Tax from tax record: −$299 /mo · $3,587/yr
• Insurance: −$148
• HOA: −$0
• Vacancy / Maint / Mgmt: −$624
• Net cashflow: $40

Break-even live

Break-even rent $2,922

Max offer price $355,000

Occupancy floor 94%

Sensitivity live

Price	-10% $240	-5% $140	+0% $40	+5% $-61	+10% $-161
Rent	-10% $-195	-5% $-78	+0% $40	+5% $157	+10% $274
Rate	-1.0pp $218	-0.5pp $130	base $40	+0.5pp $-52	+1.0pp $-146

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: $88,750
• Closing costs: $10,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	46d	1	0.10mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	6d	1	0.46mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	3d	1	1.37mi

Listing history 30 events

1. 2026-06-22
   days on market $355,000 Active 227 DOM
2. 2026-06-21
   days on market $355,000 Active 226 DOM
3. 2026-06-18
   days on market $355,000 Active 223 DOM
4. 2026-06-17
   days on market $355,000 Active 222 DOM
5. 2026-06-16
   days on market $355,000 Active 221 DOM
6. 2026-06-15
   days on market $355,000 Active 220 DOM
7. 2026-06-13
   days on market $355,000 Active 218 DOM
8. 2026-06-13
   days on market $355,000 Active 217 DOM
9. 2026-06-09
   days on market $355,000 Active 214 DOM
10. 2026-06-08
    days on market $355,000 Active 213 DOM
11. 2026-06-07
    days on market $355,000 Active 212 DOM
12. 2026-06-04
    days on market $355,000 Active 209 DOM
13. 2026-06-03
    days on market $355,000 Active 208 DOM
14. 2026-06-02
    days on market $355,000 Active 207 DOM
15. 2026-06-01
    days on market $355,000 Active 206 DOM
16. 2026-05-31
    days on market $355,000 Active 205 DOM
17. 2026-04-28
    status Active
18. 2026-02-21
    historical
19. 2026-02-11
    listed $365,000 Active
20. 2026-01-14
    status Active
21. 2025-11-26
    price $365,000
22. 2025-11-25
    price $365,000
23. 2025-09-06
    listed $375,000 Active
24. 2025-09-03
    listed $375,000 Active
25. 2025-07-12
    status Active
26. 2025-03-01
    listed $379,000 Active
27. 2024-04-15
    price $379,000
28. 2024-02-02
    listed $385,000 Active
29. 2022-08-24
    listed $385,000 Active
30. 2001-01-24
    soldstatus $156,000

ⓘ 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: $3,587 · $299/mo
• Projected year-2 tax: $4,598 · $383/mo
• Expected delta: +$1,011/yr (+$84/mo · 28.2%)

ⓘ 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 ≥90°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: $35,666
• − Mortgage interest: −$19,886
• − Property taxes: −$3,587
• − Insurance: −$1,775
• − Repairs & maintenance: −$2,853
• − Management: −$2,853
• − Depreciation: −$10,327
• Taxable loss: −$5,615
• Est. tax savings @ 24.0%: +$1,348
• After-tax cash flow: $1,822/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

+134.0% since first listed

14 events — show timeline

• 2026-04-28 Relisted — GSBR as distributed by MLS GRID
• 2026-02-21 Listing Removed — BRIGHT MLS
• 2026-02-11 Listed $365,000 BRIGHT MLS
• 2026-01-14 Relisted — PWMLS
• 2025-11-26 Price Changed $365,000 PWMLS
• 2025-11-25 Price Changed $365,000 GSBR as distributed by MLS GRID
• 2025-09-06 Listed $375,000 PWMLS
• 2025-09-03 Listed $375,000 GSBR as distributed by MLS GRID
• 2025-07-12 Relisted — PWMLS
• 2025-03-01 Listed $379,000 PWMLS
• 2024-04-15 Price Changed $379,000 PWMLS
• 2024-02-02 Listed $385,000 PWMLS
• 2022-08-24 Listed $385,000 PWMLS
• 2001-01-24 Sold (Public Records) $156,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,587 · +3.0% YoY. Source: county tax records.