802 Sunrise Ct Unit 802 Sunrise Ct · Hemlock Farms, PA 18428

$449,900

3 bd · 2.0 ba · 1,670 sqft · SingleFamily · 86 Days on market

Built 1983 Good condition 2.13 ac lot $269/sqft · 46% above area Est $307k · 46% over $250/mo HOA · 6% of rent

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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 +11.9/30.0
• Appreciation +10.0/10.0
• Schools +4.2/10.0
• 1% rule +4.1/10.0
• Condition / age +4.0/5.0
• DSCR +3.5/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Welcome 802 Sunrise Court located inside the amenity-rich community of Hemlock Farms-- where privacy, comfort, and everyday living come together effortlessly. Tucked away on over 2+ acres in a quiet cul-de-sac, this inviting & beautifully maintained ranch offers a lifestyle that feels both peaceful and connected. Mornings begin with sunlight pouring through the windows, coffee in hand, & the quiet sounds of nature all around you. Evenings? They're made for cozying up by the floor-to-ceiling fireplace or hosting friends in a space that was designed to bring people together. The open-concept layout creates an easy flow between the living room and kitchen -- perfect for both relaxed nights at home and effortless entertaining. The stunning floor-to-ceiling fireplace anchors the living space, complemented by hardwood floors & an abundance of natural light streaming through oversized windows. The kitchen, complete with granite countertops & stainless-steel appliances, offers generous prep space & storage, making it as functional as it is beautiful. The heated sunroom provides a cozy, light-filled space you'll enjoy year-round. Whether it's a quiet morning retreat or your favorite spot to unwind, this room brings the outdoors in no matter the seasonThoughtful updates add to the comfort & appeal, including central heat and AC, along with updated lighting in the living room, kitchen & bathrooms that brings a fresh, modern touch to the space. The plumbing in the crawlspace has been updated to add simplicity if you choose to winterize the home. The primary suite feels like your own private retreat, featuring a charming bay window, dual closets, & an ensuite bath. A spacious 2nd bedroom & 3rd bedroom offer flexibility for guests, an office or whatever your lifestyle needs. Step outside to the back deck and you'll quickly understand the magic behind the name ''The Tree House'' with beautiful mountain views. Welcome to your private oasis in the beautiful Pocono Mountains.

Key facts

• Over 2 acres
• Granite countertops
• Quiet cul de sac

Tags

• OVER 2 ACRES
• QUIET CUL DE SAC
• FLOOR TO CEILING FIREPLACE
• OPEN CONCEPT LAYOUT
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $450k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-116 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $433k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $411k (8.7% below list).
• Recommended offer: $411k (8.7% 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: 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; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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 $48k of equity ($3k loan paydown + $45k 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 ~$77k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($423k) is reasonable based on typical stale-listing flexibility.

Recommended offer $410,547 (8.7% 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 86 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.91% ✗
• Cap rate: 5.98%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 9.1

CMA / ARV

• ARV (median comp): $307,112
• List price: $449,900
• Delta: 46.49%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
109 Canterbrook Dr	0.21mi	3/2.0	1,536 (-8%)	11mo	$275,000	$179	68
130 Canterbrook Dr	0.43mi	3/2.5	1,550 (-7%)	1mo	$260,000	$168	65
130 Canterbrook Dr #130	0.43mi	3/2.5	1,550 (-7%)	1mo	$260,000	$168	65
121 Canterbrook Dr	0.21mi	3/1.5	1,892 (+13%)	2mo	$285,000	$151	65
803 Lariat Ct	0.43mi	4/2.0 (+1)	1,588 (-5%)	8mo	$190,000	$120	60
111 Horseshoe Ln	0.42mi	2/2.0 (-1)	1,500 (-10%)	1mo	$178,500	$119	58
128 Horseshoe Ln	0.51mi	3/2.0	1,485 (-11%)	1mo	$190,000	$128	57
123 Goldrush Dr	0.51mi	3/2.0	1,778 (+6%)	10mo	$370,000	$208	57
145 Gaskin Dr	0.55mi	3/2.0	1,720 (+3%)	15mo	$290,000	$169	57
106 Fetlock Dr	0.68mi	3/3.0	1,700 (+2%)	7mo	$255,000	$150	55
803 Fetlock Ct	0.72mi	3/2.0	1,837 (+10%)	7mo	$290,000	$158	44
103 Fairway Ln	0.73mi	4/2.0 (+1)	1,548 (-7%)	14mo	$249,000	$161	37

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: 23.5%
• Equity multiple: 2.89×
• Total profit: $237,865
• Equity at exit: $405,306

10-year hold

• IRR: 20.9%
• Equity multiple: 6.61×
• Total profit: $706,705
• Equity at exit: $874,057

Cash invested: $125,972 (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 18428

• Home prices YoY: 9.2%
• Active inventory: 375
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $4,105 medium
• Mortgage (P&I): −$2,359
• Tax est. 1.5%: −$562 /mo · $6,748/yr
• Insurance: −$187
• HOA: −$250
• Vacancy / Maint / Mgmt: −$862
• Net cashflow: $-116

Break-even live

Break-even rent $4,252

Max offer price $433,138

Occupancy floor 98%

Sensitivity live

Price	-10% $195	-5% $40	+0% $-116	+5% $-271	+10% $-427
Rent	-10% $-440	-5% $-278	+0% $-116	+5% $46	+10% $208
Rate	-1.0pp $111	-0.5pp $-1	base $-116	+0.5pp $-232	+1.0pp $-351

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: $112,475
• Closing costs: $13,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	3d	1	0.67mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	0d	1	1.34mi
113 Portage Ln Milford, PA	3.0	2.0	1400	$4,000	$2.86	0d	1	1.36mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 16 events

1. 2026-06-21
   days on market $449,900 Active 86 DOM
2. 2026-06-18
   days on market $449,900 Active 83 DOM
3. 2026-06-17
   days on market $449,900 Active 82 DOM
4. 2026-06-16
   days on market $449,900 Active 81 DOM
5. 2026-06-15
   days on market $449,900 Active 80 DOM
6. 2026-06-13
   days on market $449,900 Active 78 DOM
7. 2026-06-13
   days on market $449,900 Active 77 DOM
8. 2026-06-09
   days on market $449,900 Active 74 DOM
9. 2026-06-08
   days on market $449,900 Active 73 DOM
10. 2026-06-07
    days on market $449,900 Active 72 DOM
11. 2026-06-04
    days on market $449,900 Active 69 DOM
12. 2026-06-03
    days on market $449,900 Active 68 DOM
13. 2026-06-02
    days on market $449,900 Active 67 DOM
14. 2026-06-01
    days on market $449,900 Active 66 DOM
15. 2026-05-31
    days on market $449,900 Active 65 DOM
16. 2026-03-27
    listed $449,900 Active 2044-char remark

    Show marketing remark (2044 chars)

    Welcome 802 Sunrise Court located inside the amenity-rich community of Hemlock Farms-- where privacy, comfort, and everyday living come together effortlessly. Tucked away on over 2+ acres in a quiet cul-de-sac, this inviting & beautifully maintained ranch offers a lifestyle that feels both peaceful and connected. Mornings begin with sunlight pouring through the windows, coffee in hand, & the quiet sounds of nature all around you. Evenings? They're made for cozying up by the floor-to-ceiling fireplace or hosting friends in a space that was designed to bring people together. The open-concept layout creates an easy flow between the living room and kitchen -- perfect for both relaxed nights at home and effortless entertaining. The stunning floor-to-ceiling fireplace anchors the living space, complemented by hardwood floors & an abundance of natural light streaming through oversized windows. The kitchen, complete with granite countertops & stainless-steel appliances, offers generous prep space & storage, making it as functional as it is beautiful. The heated sunroom provides a cozy, light-filled space you'll enjoy year-round. Whether it's a quiet morning retreat or your favorite spot to unwind, this room brings the outdoors in no matter the seasonThoughtful updates add to the comfort & appeal, including central heat and AC, along with updated lighting in the living room, kitchen & bathrooms that brings a fresh, modern touch to the space. The plumbing in the crawlspace has been updated to add simplicity if you choose to winterize the home. The primary suite feels like your own private retreat, featuring a charming bay window, dual closets, & an ensuite bath. A spacious 2nd bedroom & 3rd bedroom offer flexibility for guests, an office or whatever your lifestyle needs. Step outside to the back deck and you'll quickly understand the magic behind the name ''The Tree House'' with beautiful mountain views. Welcome to your private oasis in the beautiful Pocono Mountains.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $49,266
• − Mortgage interest: −$25,201
• − Property taxes: −$6,748
• − Insurance: −$2,250
• − Repairs & maintenance: −$3,941
• − Management: −$3,941
• − HOA: −$3,000
• − Depreciation: −$13,088
• Taxable loss: −$8,904
• Est. tax savings @ 24.0%: +$2,137
• After-tax cash flow: $747/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.

Condition & rehab AI · 30 photos

Good 80/100 Cosmetic rehab

This home is in good condition with a good condition score of 80. It has a good exterior, interior walls, and flooring. The kitchen and bathrooms are in good condition. The home is move-in ready with minor maintenance needed.

Value-add opportunities

• Resale Paint the exterior walls — Enhances curb appeal and can increase property value
• Resale Clean the fireplace — Maintains the aesthetic and functionality of the fireplace

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint the exterior walls — Enhances curb appeal and can increase property value ↑
• Resale Clean the fireplace — Maintains the aesthetic and functionality of the fireplace ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

1 event — show timeline

• 2026-03-27 Listed $449,900 PWMLS