113 Widgeon Ln · Hemlock Farms, PA 18428

$299,000

3 bd · 2.0 ba · 1,151 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.57 ac lot $260/sqft · 18% above area Est $254k · 18% 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 +27.5/30.0
• Appreciation +10.0/10.0
• DSCR +9.6/10.0
• 1% rule +7.9/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

What a discovery! This charming one-story home features three bedrooms and two full baths, complete with a screened-in porch and a wrap-around deck, all situated in the amenity-rich Hemlock Farms community. It's an ideal retreat for enjoying winter, spring, summer, and fall. Five-minute walk to Little Camp Beach and ten-minutes walk to Elm Beach. The home boasts beautiful hardwood floors throughout, parquet flooring in the office, and tiled surfaces in the kitchen and bathrooms, enhancing the appeal of each room along with tongue and groove high ceilings. Colorful walls brighten the home and abundant windows allow for plenty of natural light to fill the space. Existing ductwork can be used for Central AC. A shed in the backyard provides ample storage, while the screened room features a ceiling fan to create a gentle breeze, making the outdoor area even more enjoyable. The back access includes a ramp for easier entry, and the side leads to the large deck and front of the home. Don't miss out on this convenient ranch home. Everything you need on one level. Wheelchair accessible.

Key facts

• Screened porch
• One floor living
• Primary en suite

Tags

• ONE FLOOR LIVING
• PRIMARY EN SUITE
• SCREENED PORCH
• LARGE WRAP AROUND DECK
• BRICK FACED FIREPLACE
• TONGUE AND GROOVE CEILINGS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $881 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 9.8% 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 2d 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $85k; list at $299k implies a 252% gain — meaningful room to come down on a strong offer.

Recommended offer $299,000

Questions for the listing agent

1. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.29% ✓
• Cap rate: 9.83%
• Cash-on-cash: 12.63%
• DSCR: 1.56
• GRM: 6.4

CMA / ARV

• ARV (median comp): $253,763
• List price: $299,000
• Delta: 17.83%
• 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
806 Rimrock Ct	0.54mi	3/2.0	1,142 (-1%)	4mo	$300,000	$263	70
104 Longspur Ln	0.10mi	3/1.5	1,080 (-6%)	18mo	$295,000	$273	68
103 Saddlebrook Ln	0.27mi	2/1.5 (-1)	1,222 (+6%)	8mo	$210,000	$172	64
107 Ridgeway Dr	0.57mi	3/2.0	1,083 (-6%)	10mo	$257,500	$238	55
603 Forest Dr	0.38mi	3/1.5	1,276 (+11%)	12mo	$269,000	$211	52
404 Forest Dr	0.69mi	3/1.0	1,085 (-6%)	6mo	$270,000	$249	49
101 Widgeon Ln	0.23mi	3/2.0	1,304 (+13%)	24mo	$252,500	$194	47
114 Hillside Dr	0.64mi	4/2.0 (+1)	1,112 (-3%)	16mo	$186,000	$167	46
138 Long Ridge Dr	0.71mi	2/1.0 (-1)	1,152 (+0%)	21mo	$240,000	$208	41
807 Rimrock Ct	0.61mi	2/1.5 (-1)	1,080 (-6%)	17mo	$225,000	$208	40

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: 33.6%
• Equity multiple: 3.62×
• Total profit: $219,088
• Equity at exit: $269,363

10-year hold

• IRR: 29.0%
• Equity multiple: 8.18×
• Total profit: $601,298
• Equity at exit: $580,891

Cash invested: $83,720 (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: 6.4×

Monthly cashflow live

• Estimated rent: $3,871 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$234 /mo · $2,809/yr
• Insurance: −$125
• HOA: −$250
• Vacancy / Maint / Mgmt: −$813
• Net cashflow: $881

Break-even live

Break-even rent $2,755

Max offer price $299,000

Occupancy floor 72%

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$5,000	$4.17	1d	1	0.95mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	1.08mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	1d	1	1.50mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 15 events

1. 2026-06-18
   days on market $299,000 Active 3 DOM
2. 2026-06-17
   days on market $299,000 Active 2 DOM
3. 2026-06-15
   days on marketlisting id $299,000 Active 1 DOM
4. 2026-06-08
   days on market $299,000 Active 363 DOM
5. 2026-06-07
   days on market $299,000 Active 362 DOM
6. 2026-06-04
   days on market $299,000 Active 359 DOM
7. 2026-06-03
   days on market $299,000 Active 358 DOM
8. 2026-06-02
   days on market $299,000 Active 357 DOM
9. 2026-06-01
   days on market $299,000 Active 356 DOM
10. 2026-05-31
    days on market $299,000 Active 355 DOM
11. 2026-03-19
    price $299,000 1093-char remark

    Show marketing remark (1093 chars)

    What a discovery! This charming one-story home features three bedrooms and two full baths, complete with a screened-in porch and a wrap-around deck, all situated in the amenity-rich Hemlock Farms community. It's an ideal retreat for enjoying winter, spring, summer, and fall. Five-minute walk to Little Camp Beach and ten-minutes walk to Elm Beach. The home boasts beautiful hardwood floors throughout, parquet flooring in the office, and tiled surfaces in the kitchen and bathrooms, enhancing the appeal of each room along with tongue and groove high ceilings. Colorful walls brighten the home and abundant windows allow for plenty of natural light to fill the space. Existing ductwork can be used for Central AC. A shed in the backyard provides ample storage, while the screened room features a ceiling fan to create a gentle breeze, making the outdoor area even more enjoyable. The back access includes a ramp for easier entry, and the side leads to the large deck and front of the home. Don't miss out on this convenient ranch home. Everything you need on one level. Wheelchair accessible.

12. 2025-10-22
    price $319,000 1093-char remark

    Show marketing remark (1093 chars)

    What a discovery! This charming one-story home features three bedrooms and two full baths, complete with a screened-in porch and a wrap-around deck, all situated in the amenity-rich Hemlock Farms community. It's an ideal retreat for enjoying winter, spring, summer, and fall. Five-minute walk to Little Camp Beach and ten-minutes walk to Elm Beach. The home boasts beautiful hardwood floors throughout, parquet flooring in the office, and tiled surfaces in the kitchen and bathrooms, enhancing the appeal of each room along with tongue and groove high ceilings. Colorful walls brighten the home and abundant windows allow for plenty of natural light to fill the space. Existing ductwork can be used for Central AC. A shed in the backyard provides ample storage, while the screened room features a ceiling fan to create a gentle breeze, making the outdoor area even more enjoyable. The back access includes a ramp for easier entry, and the side leads to the large deck and front of the home. Don't miss out on this convenient ranch home. Everything you need on one level. Wheelchair accessible.

13. 2025-07-31
    price $324,000 1093-char remark

    Show marketing remark (1093 chars)

    What a discovery! This charming one-story home features three bedrooms and two full baths, complete with a screened-in porch and a wrap-around deck, all situated in the amenity-rich Hemlock Farms community. It's an ideal retreat for enjoying winter, spring, summer, and fall. Five-minute walk to Little Camp Beach and ten-minutes walk to Elm Beach. The home boasts beautiful hardwood floors throughout, parquet flooring in the office, and tiled surfaces in the kitchen and bathrooms, enhancing the appeal of each room along with tongue and groove high ceilings. Colorful walls brighten the home and abundant windows allow for plenty of natural light to fill the space. Existing ductwork can be used for Central AC. A shed in the backyard provides ample storage, while the screened room features a ceiling fan to create a gentle breeze, making the outdoor area even more enjoyable. The back access includes a ramp for easier entry, and the side leads to the large deck and front of the home. Don't miss out on this convenient ranch home. Everything you need on one level. Wheelchair accessible.

14. 2025-06-09
    listed $329,000 Active 1093-char remark

    Show marketing remark (1093 chars)

    What a discovery! This charming one-story home features three bedrooms and two full baths, complete with a screened-in porch and a wrap-around deck, all situated in the amenity-rich Hemlock Farms community. It's an ideal retreat for enjoying winter, spring, summer, and fall. Five-minute walk to Little Camp Beach and ten-minutes walk to Elm Beach. The home boasts beautiful hardwood floors throughout, parquet flooring in the office, and tiled surfaces in the kitchen and bathrooms, enhancing the appeal of each room along with tongue and groove high ceilings. Colorful walls brighten the home and abundant windows allow for plenty of natural light to fill the space. Existing ductwork can be used for Central AC. A shed in the backyard provides ample storage, while the screened room features a ceiling fan to create a gentle breeze, making the outdoor area even more enjoyable. The back access includes a ramp for easier entry, and the side leads to the large deck and front of the home. Don't miss out on this convenient ranch home. Everything you need on one level. Wheelchair accessible.

15. 2002-05-24
    soldstatus $85,000

ⓘ 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: $2,809 · $234/mo
• Projected year-2 tax: $3,767 · $314/mo
• Expected delta: +$958/yr (+$80/mo · 34.1%)

ⓘ 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 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: $46,447
• − Mortgage interest: −$16,749
• − Property taxes: −$2,809
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,716
• − Management: −$3,716
• − HOA: −$3,000
• − Depreciation: −$8,698
• Taxable income: $6,265
• Est. tax owed @ 24.0%: −$1,504
• After-tax cash flow: $9,070/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

+251.8% since first listed

5 events — show timeline

• 2026-03-19 Price Changed $299,000 PWMLS
• 2025-10-22 Price Changed $319,000 PWMLS
• 2025-07-31 Price Changed $324,000 PWMLS
• 2025-06-09 Listed $329,000 PWMLS
• 2002-05-24 Sold (Public Records) $85,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,809 · +3.0% YoY. Source: county tax records.