117 Whipple Tree Ln · Hemlock Farms, PA 18428

$495,000

3 bd · 2.0 ba · 2,526 sqft · SingleFamily public records · 42 Days on market

Built 1996 $196/sqft · 9% above area Est $403k · 23% 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).

• Appreciation +10.0/10.0
• Cash flow +8.6/30.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• 1% rule +2.1/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome to this fully renovated and thoughtfully expanded residence set on a private, wooded lot within the prestigious, gated Hemlock Farms community in Hawley, PA. Blending modern design with a serene natural setting, this exceptional home offers a refined lifestyle in one of the Poconos’ most sought-after communities. The interior showcases light-filled, open-concept living spaces enhanced by updated flooring and a seamless flow ideal for both everyday living and sophisticated entertaining. At the heart of the home is a beautifully designed kitchen featuring high-end appliances, sleek cabinetry, and quality countertops—offering both elevated style and everyday functionality. The home offers spacious bedrooms and elegantly updated bathrooms, including a spa-like primary bath designed for relaxation, featuring upscale finishes and a calming, retreat-like atmosphere. Every aspect of the home has been carefully renovated, delivering a true turnkey experience. Surrounded by mature trees, the property offers a peaceful, private setting, complemented by a newly paved driveway and inviting curb appeal. Whether enjoying quiet mornings or hosting guests, the outdoor setting provides a perfect retreat. As part of the amenity-rich Hemlock Farms community, residents enjoy access to private lakes with beaches, indoor and outdoor pools, a fitness center, clubhouse, tennis courts, and scenic walking and hiking trails, along with 24/7 gated security—offering both recreation and peace of mind. Ideally located near Lake Wallenpaupack, fine dining, boutique shopping, and year-round Pocono attractions, this home presents a rare opportunity to own a luxury full-time residence or weekend retreat in a premier community.

Key facts

• Built 1996
• Listed 42 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $495k.

Deal economics

• At list price, monthly cash flow is $-428 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $419k (15.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $350k (29.3% below list).
• Recommended offer: $350k (29.3% below list) — sets the bar for 1% rule.
• Cap rate 5.3% vs local median 6.9% in Hemlock Farms — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 375 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 $53k of equity ($3k loan paydown + $50k 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.
• By year 2, paydown + projected appreciation supports a ~$85k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($480k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 8y 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 $340k; 46% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

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

Recommended offer $350,000 (29.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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: 0.71% ✗
• Cap rate: 5.26%
• Cash-on-cash: -3.71%
• DSCR: 0.84
• GRM: 11.8

CMA / ARV

• ARV (median comp): $403,168
• List price: $495,000
• Delta: 22.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
804 E Whippletree Ct	0.09mi	3/2.0	2,362 (-6%)	21mo	$460,000	$195	67
217 Canoebrook Dr	0.23mi	3/2.0	2,181 (-14%)	2mo	$359,999	$165	65
125 Broadmoor Dr	0.21mi	3/2.5	2,152 (-15%)	5mo	$335,000	$156	59
105 Canoebrook Dr	0.49mi	3/2.0	2,405 (-5%)	12mo	$385,000	$160	59
104 Heron Bay	0.58mi	3/2.0	2,296 (-9%)	5mo	$185,000	$81	54
111 Fairway Dr	0.49mi	4/3.0 (+1)	2,783 (+10%)	3mo	$375,000	$135	49
112 Falling Brook Way	0.50mi	4/3.0 (+1)	2,400 (-5%)	14mo	$415,000	$173	48
122 Canoebrook Dr	0.33mi	4/2.5 (+1)	2,771 (+10%)	21mo	$340,000	$123	44
803 Widgeon Ct	0.37mi	4/3.0 (+1)	2,152 (-15%)	8mo	$702,500	$326	42

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: 21.6%
• Equity multiple: 2.75×
• Total profit: $242,241
• Equity at exit: $445,935

10-year hold

• IRR: 19.5%
• Equity multiple: 6.30×
• Total profit: $734,625
• Equity at exit: $961,676

Cash invested: $138,600 (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: 375
• Price-to-rent: 11.8×

Monthly cashflow live

• Estimated rent: $3,500 medium
• Mortgage (P&I): −$2,596
• Tax from tax record: −$391 /mo · $4,691/yr
• Insurance: −$206
• HOA: −$0
• Vacancy / Maint / Mgmt: −$735
• Net cashflow: $-428

Break-even live

Break-even rent $4,042

Max offer price $419,386

Occupancy floor —

Sensitivity live

Price	-10% $-148	-5% $-288	+0% $-428	+5% $-568	+10% $-708
Rent	-10% $-705	-5% $-566	+0% $-428	+5% $-290	+10% $-152
Rate	-1.0pp $-179	-0.5pp $-302	base $-428	+0.5pp $-556	+1.0pp $-687

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: $123,750
• Closing costs: $14,850
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	0d	1	0.68mi

Listing history 26 events

1. 2026-06-21
   days on market $495,000 Active 42 DOM
2. 2026-06-18
   days on market $495,000 Active 39 DOM
3. 2026-06-17
   days on market $495,000 Active 38 DOM
4. 2026-06-16
   days on market $495,000 Active 37 DOM
5. 2026-06-15
   days on market $495,000 Active 36 DOM
6. 2026-06-13
   days on market $495,000 Active 34 DOM
7. 2026-06-13
   days on market $495,000 Active 33 DOM
8. 2026-06-09
   days on market $495,000 Active 30 DOM
9. 2026-06-08
   days on market $495,000 Active 29 DOM
10. 2026-06-07
    days on market $495,000 Active 28 DOM
11. 2026-06-04
    days on market $495,000 Active 25 DOM
12. 2026-06-03
    days on market $495,000 Active 24 DOM
13. 2026-06-02
    days on market $495,000 Active 23 DOM
14. 2026-06-01
    days on market $495,000 Active 22 DOM
15. 2026-05-31
    days on market $495,000 Active 21 DOM
16. 2026-05-12
    listed $495,000 Active 1785-char remark

    Show marketing remark (1785 chars)

    Welcome to this fully renovated and thoughtfully expanded residence set on a private, wooded lot within the prestigious, gated Hemlock Farms community in Hawley, PA. Blending modern design with a serene natural setting, this exceptional home offers a refined lifestyle in one of the Poconos’ most sought-after communities. The interior showcases light-filled, open-concept living spaces enhanced by updated flooring and a seamless flow ideal for both everyday living and sophisticated entertaining. At the heart of the home is a beautifully designed kitchen featuring high-end appliances, sleek cabinetry, and quality countertops—offering both elevated style and everyday functionality. The home offers spacious bedrooms and elegantly updated bathrooms, including a spa-like primary bath designed for relaxation, featuring upscale finishes and a calming, retreat-like atmosphere. Every aspect of the home has been carefully renovated, delivering a true turnkey experience. Surrounded by mature trees, the property offers a peaceful, private setting, complemented by a newly paved driveway and inviting curb appeal. Whether enjoying quiet mornings or hosting guests, the outdoor setting provides a perfect retreat. As part of the amenity-rich Hemlock Farms community, residents enjoy access to private lakes with beaches, indoor and outdoor pools, a fitness center, clubhouse, tennis courts, and scenic walking and hiking trails, along with 24/7 gated security—offering both recreation and peace of mind. Ideally located near Lake Wallenpaupack, fine dining, boutique shopping, and year-round Pocono attractions, this home presents a rare opportunity to own a luxury full-time residence or weekend retreat in a premier community.

17. 2026-05-06
    listed $495,000 Active 1746-char remark
18. 2021-11-24
    soldstatus $340,000
19. 2021-11-05
    soldstatus

    Show marketing remark (856 chars)

    ONE-OF-A-KIND L-SHAPED 2 STORY CONTEMPORARY HOME W/ 2 CAR GARAGE ON . 8 ACRES PRIVATELY SET IN BEAUTIFUL HEMLOCK FARMS. This 3 Br 2.5 Bath home features an open floor plan, cathedral ceilings, tile & carpet flooring throughout, 3 different sources of heat including, oil hwbb, a large stone-faced floor-to-ceiling propane fireplace, & multiple wall unit heating & A/C system throughout. The first floor boasts 2 beautiful sets of French doors as you enter through the foyer & 2 oversized sliding glass doors in the Living & Family rooms that lead to back deck, a spacious Master Bedroom & Private Ensuite Bathroom w/ jacuzzi tub & his & her sinks. The formal dining area leads into a charming Kitchen & Laundry room w/ upgraded appls. Stairs in Foyer lead to 2 big Bedrooms & a full bath upstairs.

20. 2021-11-05
    soldstatus $340,000

    Show marketing remark (856 chars)

    ONE-OF-A-KIND L-SHAPED 2 STORY CONTEMPORARY HOME W/ 2 CAR GARAGE ON . 8 ACRES PRIVATELY SET IN BEAUTIFUL HEMLOCK FARMS. This 3 Br 2.5 Bath home features an open floor plan, cathedral ceilings, tile & carpet flooring throughout, 3 different sources of heat including, oil hwbb, a large stone-faced floor-to-ceiling propane fireplace, & multiple wall unit heating & A/C system throughout. The first floor boasts 2 beautiful sets of French doors as you enter through the foyer & 2 oversized sliding glass doors in the Living & Family rooms that lead to back deck, a spacious Master Bedroom & Private Ensuite Bathroom w/ jacuzzi tub & his & her sinks. The formal dining area leads into a charming Kitchen & Laundry room w/ upgraded appls. Stairs in Foyer lead to 2 big Bedrooms & a full bath upstairs.

21. 2021-09-03
    listed $359,900

    Show marketing remark (856 chars)

    ONE-OF-A-KIND L-SHAPED 2 STORY CONTEMPORARY HOME W/ 2 CAR GARAGE ON . 8 ACRES PRIVATELY SET IN BEAUTIFUL HEMLOCK FARMS. This 3 Br 2.5 Bath home features an open floor plan, cathedral ceilings, tile & carpet flooring throughout, 3 different sources of heat including, oil hwbb, a large stone-faced floor-to-ceiling propane fireplace, & multiple wall unit heating & A/C system throughout. The first floor boasts 2 beautiful sets of French doors as you enter through the foyer & 2 oversized sliding glass doors in the Living & Family rooms that lead to back deck, a spacious Master Bedroom & Private Ensuite Bathroom w/ jacuzzi tub & his & her sinks. The formal dining area leads into a charming Kitchen & Laundry room w/ upgraded appls. Stairs in Foyer lead to 2 big Bedrooms & a full bath upstairs.

22. 2021-09-03
    listed $359,900

    Show marketing remark (856 chars)

    ONE-OF-A-KIND L-SHAPED 2 STORY CONTEMPORARY HOME W/ 2 CAR GARAGE ON . 8 ACRES PRIVATELY SET IN BEAUTIFUL HEMLOCK FARMS. This 3 Br 2.5 Bath home features an open floor plan, cathedral ceilings, tile & carpet flooring throughout, 3 different sources of heat including, oil hwbb, a large stone-faced floor-to-ceiling propane fireplace, & multiple wall unit heating & A/C system throughout. The first floor boasts 2 beautiful sets of French doors as you enter through the foyer & 2 oversized sliding glass doors in the Living & Family rooms that lead to back deck, a spacious Master Bedroom & Private Ensuite Bathroom w/ jacuzzi tub & his & her sinks. The formal dining area leads into a charming Kitchen & Laundry room w/ upgraded appls. Stairs in Foyer lead to 2 big Bedrooms & a full bath upstairs.

23. 2018-09-28
    soldstatus $230,000
24. 2018-09-24
    soldstatus $230,000
25. 2018-03-20
    listed $234,900
26. 1991-03-21
    soldstatus $25,000

ⓘ 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: $4,691 · $391/mo
• Projected year-2 tax: $6,256 · $521/mo
• Expected delta: +$1,565/yr (+$130/mo · 33.4%)

ⓘ 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: $42,000
• − Mortgage interest: −$27,728
• − Property taxes: −$4,691
• − Insurance: −$2,475
• − Repairs & maintenance: −$3,360
• − Management: −$3,360
• − Depreciation: −$14,400
• Taxable loss: −$14,014
• Est. tax savings @ 24.0%: +$3,363
• After-tax cash flow: $-1,773/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

+1880.0% since first listed

11 events — show timeline

• 2026-05-12 Listed $495,000 FSBO.com
• 2026-05-06 Listed $495,000 Fizber.com
• 2021-11-24 Sold (Public Records) $340,000 Public Records
• 2021-11-05 Sold (MLS) $340,000 PWMLS
• 2021-11-05 Sold (MLS) — PWMLS
• 2021-09-03 Listed $359,900 PWMLS
• 2021-09-03 Listed $359,900 PWMLS
• 2018-09-28 Sold (Public Records) $230,000 Public Records
• 2018-09-24 Sold (MLS) $230,000 PWMLS
• 2018-03-20 Listed $234,900 PWMLS
• 1991-03-21 Sold (Public Records) $25,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $4,691 · +3.0% YoY. Source: county tax records.