130 Canterbrook Dr · Hemlock Farms, PA 18428

$279,000

2 bd · 1.0 ba · 1,096 sqft · SingleFamily public records · 49 Days on market

Built 1984 1,550 sqft lot $255/sqft · 37% above area Est $287k · at est. $250/mo HOA · 6% of rent

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Why this score? — see what drove the A- 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 +30.0/30.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +8.7/15.0
• 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

Privacy! Privacy! Privacy! WOW! A TRUE SWISS/NORDIC STYLE HOME IMPORTED BY FIRST OWNERS. If you've been searching for a quaint country log home that isn't overwhelming in size but still offers everything you need to feel right at home, this charming Swiss-style log home in Hemlock Farms may be exactly what you've been waiting for. Situated on .57 acres, the property also includes an additional lot located to the right of the home if standing in the road hat is currently not adjoined--giving you the flexibility to build on it, sell it in the future, or combine it with the main parcel if you choose. The home is set deep on the lot, providing incredible privacy and peaceful wooded surroundings. Inside you'll find 3 bedrooms including a comfortable master bedroom quite with private bath and a half bath and 2 bunk rooms. A true country eat-in kitchen and an oversized living room featuring French doors that open to a large covered porch/deck overlooking beautiful natural views in every direction. The lower level walk-out offers even more living space with a large family room, working wood stove, and French doors leading to another covered outdoor area. There is also an additional bonus room (could be 4th Bedroom) and finishing this downstairs is a shower and bath, plus a convenient laundry area. Home was built to have a sauna but was converted to storage closet. Charm and privacy are everywhere here. Don't wait--come see this special country retreat today!

Key facts

• Incredible privacy
• Additional lot
• Country log home

Tags

• SWISS NORDIC STYLE HOME
• COUNTRY LOG HOME
• ADDITIONAL LOT
• INCREDIBLE PRIVACY
• PEACEFUL WOODED SURROUNDINGS
• COUNTRY EAT-IN KITCHEN

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/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: $271k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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; 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 49 days — a 3% lower offer ($271k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $91k; list at $279k implies a 207% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $270,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.43% ✓
• Cap rate: 11.16%
• Cash-on-cash: 17.38%
• DSCR: 1.77
• GRM: 5.8

CMA / ARV

• ARV (median comp): $286,971
• List price: $279,000
• Delta: -2.78%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
140 Gaskin Dr	0.13mi	3/2.0 (+1)	1,100 (+0%)	9mo	$287,500	$261	77
203 Canterbrook Dr	0.20mi	3/1.0 (+1)	988 (-10%)	6mo	$191,000	$193	64
505 Maple Ridge Dr	0.56mi	3/2.0 (+1)	1,038 (-5%)	11mo	$200,000	$193	47
144 Gold Rush Dr	0.67mi	3/1.0 (+1)	988 (-10%)	19mo	$185,000	$187	32

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: 37.2%
• Equity multiple: 3.87×
• Total profit: $224,150
• Equity at exit: $251,345

10-year hold

• IRR: 32.0%
• Equity multiple: 8.73×
• Total profit: $603,646
• 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 from tax record: −$199 /mo · $2,388/yr
• Insurance: −$116
• HOA: −$250
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $1,132

Break-even live

Break-even rent $2,567

Max offer price $279,000

Occupancy floor 67%

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	1.19mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 4 events

1. 2026-05-06
   status Pending 1474-char remark

   Show marketing remark (1474 chars)

   Privacy! Privacy! Privacy! WOW! A TRUE SWISS/NORDIC STYLE HOME IMPORTED BY FIRST OWNERS. If you've been searching for a quaint country log home that isn't overwhelming in size but still offers everything you need to feel right at home, this charming Swiss-style log home in Hemlock Farms may be exactly what you've been waiting for. Situated on .57 acres, the property also includes an additional lot located to the right of the home if standing in the road hat is currently not adjoined--giving you the flexibility to build on it, sell it in the future, or combine it with the main parcel if you choose. The home is set deep on the lot, providing incredible privacy and peaceful wooded surroundings. Inside you'll find 3 bedrooms including a comfortable master bedroom quite with private bath and a half bath and 2 bunk rooms. A true country eat-in kitchen and an oversized living room featuring French doors that open to a large covered porch/deck overlooking beautiful natural views in every direction. The lower level walk-out offers even more living space with a large family room, working wood stove, and French doors leading to another covered outdoor area. There is also an additional bonus room (could be 4th Bedroom) and finishing this downstairs is a shower and bath, plus a convenient laundry area. Home was built to have a sauna but was converted to storage closet. Charm and privacy are everywhere here. Don't wait--come see this special country retreat today!

2. 2026-04-15
   price $279,000 1474-char remark

   Show marketing remark (1474 chars)

   Privacy! Privacy! Privacy! WOW! A TRUE SWISS/NORDIC STYLE HOME IMPORTED BY FIRST OWNERS. If you've been searching for a quaint country log home that isn't overwhelming in size but still offers everything you need to feel right at home, this charming Swiss-style log home in Hemlock Farms may be exactly what you've been waiting for. Situated on .57 acres, the property also includes an additional lot located to the right of the home if standing in the road hat is currently not adjoined--giving you the flexibility to build on it, sell it in the future, or combine it with the main parcel if you choose. The home is set deep on the lot, providing incredible privacy and peaceful wooded surroundings. Inside you'll find 3 bedrooms including a comfortable master bedroom quite with private bath and a half bath and 2 bunk rooms. A true country eat-in kitchen and an oversized living room featuring French doors that open to a large covered porch/deck overlooking beautiful natural views in every direction. The lower level walk-out offers even more living space with a large family room, working wood stove, and French doors leading to another covered outdoor area. There is also an additional bonus room (could be 4th Bedroom) and finishing this downstairs is a shower and bath, plus a convenient laundry area. Home was built to have a sauna but was converted to storage closet. Charm and privacy are everywhere here. Don't wait--come see this special country retreat today!

3. 2026-03-10
   listed $299,999 Active 1474-char remark

   Show marketing remark (1474 chars)

   Privacy! Privacy! Privacy! WOW! A TRUE SWISS/NORDIC STYLE HOME IMPORTED BY FIRST OWNERS. If you've been searching for a quaint country log home that isn't overwhelming in size but still offers everything you need to feel right at home, this charming Swiss-style log home in Hemlock Farms may be exactly what you've been waiting for. Situated on .57 acres, the property also includes an additional lot located to the right of the home if standing in the road hat is currently not adjoined--giving you the flexibility to build on it, sell it in the future, or combine it with the main parcel if you choose. The home is set deep on the lot, providing incredible privacy and peaceful wooded surroundings. Inside you'll find 3 bedrooms including a comfortable master bedroom quite with private bath and a half bath and 2 bunk rooms. A true country eat-in kitchen and an oversized living room featuring French doors that open to a large covered porch/deck overlooking beautiful natural views in every direction. The lower level walk-out offers even more living space with a large family room, working wood stove, and French doors leading to another covered outdoor area. There is also an additional bonus room (could be 4th Bedroom) and finishing this downstairs is a shower and bath, plus a convenient laundry area. Home was built to have a sauna but was converted to storage closet. Charm and privacy are everywhere here. Don't wait--come see this special country retreat today!

4. 1990-11-19
   soldstatus $91,000

ⓘ 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: $2,388 · $199/mo
• Projected year-2 tax: $3,398 · $283/mo
• Expected delta: +$1,010/yr (+$84/mo · 42.3%)

ⓘ 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 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: $48,000
• − Mortgage interest: −$15,628
• − Property taxes: −$2,388
• − Insurance: −$1,395
• − Repairs & maintenance: −$3,840
• − Management: −$3,840
• − HOA: −$3,000
• − Depreciation: −$8,116
• Taxable income: $9,793
• Est. tax owed @ 24.0%: −$2,350
• After-tax cash flow: $11,230/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

+206.6% since first listed

4 events — show timeline

• 2026-05-06 Pending — OneKey® MLS as Distributed by MLS Grid
• 2026-04-15 Price Changed $279,000 OneKey® MLS as Distributed by MLS Grid
• 2026-03-10 Listed $299,999 OneKey® MLS as Distributed by MLS Grid
• 1990-11-19 Sold (Public Records) $91,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,388 · +3.0% YoY. Source: county tax records.