113 Blueridge Ln · Hemlock Farms, PA 18428

$259,000

2 bd · 1.0 ba · 1,080 sqft · SingleFamily public records · 105 Days on market

Built 1968 0.69 ac lot $240/sqft · 24% above area Est $260k · at est. $250/mo HOA · 7% of rent ↓ 8% since listing

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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 +28.6/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +8.5/10.0
• ARV discount +7.7/15.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this unique bi-level residence! This charming two-bedroom, one and a half bath home offers over 1300 sq ft of inviting living space. It is situated on over a half acre leveled lot with a circular driveway and natural surroundings. Upon entering the home, you'll find a split-level design with stairs leading to both the main and lower levels. The main level showcases the kitchen, abundant with cabinets and counter space, perfect for culinary endeavors. Bask in the natural light and take in the serene backyard views while dining in the kitchen, or step out onto the back deck to enjoy meals outdoors with the beauty of nature. The living room, a cozy haven, invites you to unwind by the warmth of a crackling fire, providing an ideal setting to relax with family or entertain guests. On the opposite side of the home, two spacious bedrooms feature beautiful hardwood flooring, offering a peaceful retreat for rest and relaxation. Additionally, beneath the kitchen and living room's laminate flooring lies the original oak flooring, adding a touch of classic charm. A beautifully tiled bathroom, complete with a tub and shower, along with a window for natural lighting, is conveniently situated near the bedrooms. The lower level of the home expands your living possibilities with three versatile rooms, adaptable to suit your lifestyle needs. Whether you envision a home office, exercise room, hobby area, or workshop, these spaces are ready to accommodate your desires. The utility and laundry room on this level comes equipped with an extra uninstalled water heater, complementing the existing water heater connected to the furnace and propane system. Outside, the property offers ample parking space, including a carport for added convenience. A spacious shed provides additional storage options, enhancing the practicality of this delightful home. With numerous bonuses and unique features, this property truly stands out as an exceptional opportunity.

Key facts

• Abundant cabinets
• Bi-level residence
• Back deck

Tags

• BI-LEVEL RESIDENCE
• CIRCULAR DRIVEWAY
• NATURAL SURROUNDINGS
• SPLIT-LEVEL DESIGN
• ABUNDANT CABINETS
• BACK DECK

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $259k.

Deal economics

• At list price, monthly cash flow is $853 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $259k).
• Recommended offer: $236k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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; 2 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 $28k of equity ($2k loan paydown + $26k 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 $73k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$45k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($236k) is reasonable based on typical stale-listing flexibility.

Recommended offer $235,690 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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 1968 — 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: 1.35% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.11%
• DSCR: 1.63
• GRM: 6.2

CMA / ARV

• ARV (median comp): $260,044
• List price: $259,000
• Delta: -0.40%
• 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
807 Rimrock Ct	0.24mi	2/1.5	1,080 (0%)	17mo	$225,000	$208	73
111 Blueridge Ln	0.03mi	3/1.0 (+1)	1,176 (+9%)	9mo	$215,000	$183	72
404 Forest Dr	0.39mi	3/1.0 (+1)	1,085 (+0%)	6mo	$270,000	$249	71
806 Rimrock Ct	0.30mi	3/2.0 (+1)	1,142 (+6%)	4mo	$300,000	$263	64
107 Ridgeway Dr	0.42mi	3/2.0 (+1)	1,083 (+0%)	10mo	$257,500	$238	62
104 Ironwood Ln	0.21mi	3/2.0 (+1)	1,032 (-4%)	14mo	$260,000	$252	62
800 Bluestone Ct N Unit 800 Bluestone Court North	0.20mi	3/2.0 (+1)	1,202 (+11%)	1mo	$276,000	$230	62
138 Long Ridge Dr	0.39mi	2/1.0	1,152 (+7%)	21mo	$240,000	$208	54
108 Blue Shelf Ln	0.36mi	2/1.5	1,200 (+11%)	18mo	$225,000	$188	48
105 Tupelo Dr	0.53mi	3/2.0 (+1)	1,215 (+12%)	0mo	$360,000	$296	45
103 Saddlebrook Ln	0.71mi	2/1.5	1,222 (+13%)	8mo	$210,000	$172	36
147 Willow Dr	0.27mi	3/2.0 (+1)	1,228 (+14%)	24mo	$191,625	$156	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: 34.7%
• Equity multiple: 3.70×
• Total profit: $195,512
• Equity at exit: $233,328

10-year hold

• IRR: 29.9%
• Equity multiple: 8.35×
• Total profit: $533,289
• Equity at exit: $503,180

Cash invested: $72,520 (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: 6.2×

Monthly cashflow live

• Estimated rent: $3,504 medium
• Mortgage (P&I): −$1,358
• Tax from tax record: −$199 /mo · $2,390/yr
• Insurance: −$108
• HOA: −$250
• Vacancy / Maint / Mgmt: −$736
• Net cashflow: $853

Break-even live

Break-even rent $2,424

Max offer price $259,000

Occupancy floor 71%

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: $64,750
• Closing costs: $7,770
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	0.39mi
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$5,000	$4.17	1d	1	0.53mi

HOA detail

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

Listing history 16 events

1. 2026-06-18
   days on market $259,000 Active 105 DOM
2. 2026-06-17
   days on market $259,000 Active 104 DOM
3. 2026-06-16
   days on market $259,000 Active 103 DOM
4. 2026-06-15
   days on market $259,000 Active 102 DOM
5. 2026-06-13
   days on market $259,000 Active 100 DOM
6. 2026-06-13
   days on market $259,000 Active 99 DOM
7. 2026-06-09
   days on market $259,000 Active 96 DOM
8. 2026-06-08
   days on market $259,000 Active 95 DOM
9. 2026-06-07
   days on market $259,000 Active 94 DOM
10. 2026-06-04
    days on market $259,000 Active 91 DOM
11. 2026-06-03
    days on market $259,000 Active 90 DOM
12. 2026-06-02
    days on market $259,000 Active 89 DOM
13. 2026-06-01
    days on market $259,000 Active 88 DOM
14. 2026-05-31
    days on market $259,000 Active 87 DOM
15. 2026-04-30
    price $259,000 1970-char remark

    Show marketing remark (1970 chars)

    Welcome to this unique bi-level residence! This charming two-bedroom, one and a half bath home offers over 1300 sq ft of inviting living space. It is situated on over a half acre leveled lot with a circular driveway and natural surroundings. Upon entering the home, you'll find a split-level design with stairs leading to both the main and lower levels. The main level showcases the kitchen, abundant with cabinets and counter space, perfect for culinary endeavors. Bask in the natural light and take in the serene backyard views while dining in the kitchen, or step out onto the back deck to enjoy meals outdoors with the beauty of nature. The living room, a cozy haven, invites you to unwind by the warmth of a crackling fire, providing an ideal setting to relax with family or entertain guests. On the opposite side of the home, two spacious bedrooms feature beautiful hardwood flooring, offering a peaceful retreat for rest and relaxation. Additionally, beneath the kitchen and living room's laminate flooring lies the original oak flooring, adding a touch of classic charm. A beautifully tiled bathroom, complete with a tub and shower, along with a window for natural lighting, is conveniently situated near the bedrooms. The lower level of the home expands your living possibilities with three versatile rooms, adaptable to suit your lifestyle needs. Whether you envision a home office, exercise room, hobby area, or workshop, these spaces are ready to accommodate your desires. The utility and laundry room on this level comes equipped with an extra uninstalled water heater, complementing the existing water heater connected to the furnace and propane system. Outside, the property offers ample parking space, including a carport for added convenience. A spacious shed provides additional storage options, enhancing the practicality of this delightful home. With numerous bonuses and unique features, this property truly stands out as an exceptional opportunity.

16. 2026-03-05
    listed $280,000 Active 1970-char remark

    Show marketing remark (1970 chars)

    Welcome to this unique bi-level residence! This charming two-bedroom, one and a half bath home offers over 1300 sq ft of inviting living space. It is situated on over a half acre leveled lot with a circular driveway and natural surroundings. Upon entering the home, you'll find a split-level design with stairs leading to both the main and lower levels. The main level showcases the kitchen, abundant with cabinets and counter space, perfect for culinary endeavors. Bask in the natural light and take in the serene backyard views while dining in the kitchen, or step out onto the back deck to enjoy meals outdoors with the beauty of nature. The living room, a cozy haven, invites you to unwind by the warmth of a crackling fire, providing an ideal setting to relax with family or entertain guests. On the opposite side of the home, two spacious bedrooms feature beautiful hardwood flooring, offering a peaceful retreat for rest and relaxation. Additionally, beneath the kitchen and living room's laminate flooring lies the original oak flooring, adding a touch of classic charm. A beautifully tiled bathroom, complete with a tub and shower, along with a window for natural lighting, is conveniently situated near the bedrooms. The lower level of the home expands your living possibilities with three versatile rooms, adaptable to suit your lifestyle needs. Whether you envision a home office, exercise room, hobby area, or workshop, these spaces are ready to accommodate your desires. The utility and laundry room on this level comes equipped with an extra uninstalled water heater, complementing the existing water heater connected to the furnace and propane system. Outside, the property offers ample parking space, including a carport for added convenience. A spacious shed provides additional storage options, enhancing the practicality of this delightful home. With numerous bonuses and unique features, this property truly stands out as an exceptional opportunity.

ⓘ 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: $2,390 · $199/mo
• Projected year-2 tax: $3,241 · $270/mo
• Expected delta: +$851/yr (+$71/mo · 35.6%)

ⓘ 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 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: $42,049
• − Mortgage interest: −$14,508
• − Property taxes: −$2,390
• − Insurance: −$1,295
• − Repairs & maintenance: −$3,364
• − Management: −$3,364
• − HOA: −$3,000
• − Depreciation: −$7,535
• Taxable income: $6,594
• Est. tax owed @ 24.0%: −$1,583
• After-tax cash flow: $8,653/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

-7.5% since first listed

2 events — show timeline

• 2026-04-30 Price Changed $259,000 PWMLS
• 2026-03-05 Listed $280,000 PWMLS

Property tax history

+2.8%/yr

Latest (2026): $2,390 · +3.0% YoY. Source: county tax records.