175 Brewster Rd · Hemlock Farms, PA 18328

$199,900

2 bd · 1.0 ba · 1,222 sqft · SingleFamily public records · 5 Days on market

Built 1975 0.39 ac lot $164/sqft · 35% above area Est $148k · 35% 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 +16.6/30.0
• Appreciation +10.0/10.0
• DSCR +5.1/10.0
• 1% rule +4.3/10.0
• Livability +3.4/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Located near beautiful Peck Pond, this 3 Bedroom 1 bath cabin offers the perfect blend of rustic character and affordable mountain living. Enjoy cozy evenings beside the stunning floor to ceiling corner stone fireplace, open living-kitchen with a dining room and a family room. Ideal as a weekend getaway, vacation retreat or year round home with garage. location offers walking distance to Pecks pond for fishing, kayaking, hiking and enjoying the natural beauty of the area. Recent updated throughout with roof replacement in 2024. updated Bathroom, and propane forced hot air heat provides efficient year round living. Come take a look!

Key facts

• Updated bathroom
• Open living-kitchen
• 0.39 acre lot

Tags

• OPEN LIVING-KITCHEN
• UPDATED BATHROOM
• PROPANE FORCED HOT AIR HEAT
• WALKING DISTANCE TO PECKS POND

Property features AI

Exterior

• Parking: Detached garage with 1 garage space; Concrete driveway and off-street parking; Garage faces front with garage door opener
• Security: Closed-circuit cameras; Smoke detectors
• Utilities: Private well water; Septic tank sewer; Electric service with circuit breakers; Propane for heating/utilities
• Home design: Single-family house; One story; Residential property
• Construction: Frame construction with vinyl siding; Shingle roof; Block foundation; Built/updated with above-grade finished living area
• Exterior features: Fire pit; Level lot; View of Pecks Pond; Paved, publicly maintained county road frontage

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Total of 5 rooms (includes bedrooms and living areas)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Forced air heating; Propane fuel; Fireplace heating (wood); Ceiling fan cooling
• Interior features: Ceiling fans; Two wood-burning fireplaces (family room and living room); Updated/remodeled condition
• Laundry & utility: Washer and dryer; Laundry closet

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $120 ($1k/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 $186k (7.1% below list).
• Recommended offer: $186k (7.1% 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.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 213 active listings in the ZIP; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $21k of equity ($1k loan paydown + $20k 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 $56k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,651 (7.1% below list)

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 0.93% ✗
• Cap rate: 7.01%
• Cash-on-cash: 2.58%
• DSCR: 1.11
• GRM: 9.0

CMA / ARV

• ARV (median comp): $147,838
• List price: $199,900
• Delta: 35.22%
• Verdict: OVERPRICED
• Comps: 5 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
175 Brewster Rd	0.00mi	3/1.0 (+1)	1,222 (0%)	1mo	$207,500	$170	94
139 Pecks Pond Rd	0.48mi	3/1.0 (+1)	1,306 (+7%)	10mo	$145,000	$111	53

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: 26.1%
• Equity multiple: 3.08×
• Total profit: $116,537
• Equity at exit: $180,086

10-year hold

• IRR: 22.9%
• Equity multiple: 7.02×
• Total profit: $337,171
• Equity at exit: $388,362

Cash invested: $55,972 (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 18328

• Home prices YoY: 18.1%
• Active inventory: 213
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,857 medium
• Mortgage (P&I): −$1,048
• Tax from tax record: −$215 /mo · $2,578/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$390
• Net cashflow: $120

Break-even live

Break-even rent $1,704

Max offer price $199,900

Occupancy floor 89%

Sensitivity live

Price	-10% $233	-5% $177	+0% $120	+5% $64	+10% $7
Rent	-10% $-26	-5% $47	+0% $120	+5% $194	+10% $267
Rate	-1.0pp $221	-0.5pp $171	base $120	+0.5pp $68	+1.0pp $16

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 2 events

1. 2026-05-18
   status Pending 639-char remark
2. 2026-05-11
   listed $199,900 Active 639-char remark

ⓘ 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: $2,578 · $215/mo
• Projected year-2 tax: $2,868 · $239/mo
• Expected delta: +$290/yr (+$24/mo · 11.3%)

ⓘ 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 5/10 Major
• 🌡 Heat 2/10 Low 7 d/yr ≥91°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $22,278
• − Mortgage interest: −$11,198
• − Property taxes: −$2,578
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,782
• − Management: −$1,782
• − Depreciation: −$5,815
• Taxable loss: −$1,876
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $1,893/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 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

• Population (ZIP): 8,061

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 10% Two or more races 8%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Scotch-Irish 6% Romanian 6% Iranian 4%
• Foreign-born: 9% · Canada, Jamaica
• Languages at home: 86% English-only · Spanish 6% Russian/Polish/Slavic 5% Other Indo-European 2%

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: ▲ 38.13%
• Current HPI: 248.4494
• 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

+3.8% since first listed

4 events — show timeline

• 2026-06-02 Sold (Public Records) $207,500 Public Records
• 2026-05-29 Sold (MLS) $207,500 PWMLS
• 2026-05-18 Pending — PWMLS
• 2026-05-11 Listed $199,900 PWMLS

Property tax history

+1.1%/yr

Latest (2026): $2,578 · +2.3% YoY. Source: county tax records.