106 Palomino Ln · Hemlock Farms, PA 18428

$298,900

4 bd · 2.0 ba · 1,356 sqft · SingleFamily public records · 10 Days on market

Built 1975 0.52 ac lot $220/sqft · 22% above area Est $247k · 21% over $243/mo HOA · 7% of rent

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Why this score? — see what drove the C 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 +22.4/30.0
• Appreciation +10.0/10.0
• DSCR +7.2/10.0
• 1% rule +6.5/10.0
• 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

This is an 4 Bed/ 2 Bath RANCH in r HEMLOCK FARMS! features include updated kitchen w/ stainless appliances, new bathroom, HARDWOOD flooring, VAULTED wood ceilings throughout, MINI SPLIT, propane fireplace, newer septic and water main!

Key facts

• Hardwood flooring
• New bathroom
• Stainless appliances

Tags

• UPDATED KITCHEN
• STAINLESS APPLIANCES
• NEW BATHROOM
• HARDWOOD FLOORING
• VAULTED WOOD CEILINGS
• MINI SPLIT

Property features AI

Finance

• Other: Zoning: R1 (residential); Subdivision: Hemlock Farms
• HOA & community: Homeowners association present; Association amenities include gated access, security, clubhouse, playground, indoor pool, outdoor pool, tennis courts, basketball court; Association fee collected annually (derived monthly: $243.17); Association fee includes trash, security, and grounds maintenance

Exterior

• Parking: Open parking for 4 vehicles
• Security: Association offers security and gated access
• Utilities: Septic tank
• Home design: Single-family residence; Residential property
• Construction: House (structure type)
• Exterior features: Deck; Shingle roof; Private maintained road

Interior

• Kitchen: Electric cooktop; Range; Refrigerator; Dishwasher
• Bedrooms: 6 total rooms (includes bedrooms and other rooms)
• Flooring: Hardwood; Laminate; Tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Ductless cooling; Baseboard heating; Ductless heating; Fireplace(s) heating option; Electric heating; Propane heating; Has fireplace (1)
• Interior features: Eat-in kitchen; Unfurnished; Deck (patio/porch)
• Laundry & utility: Washer and dryer; Laundry located in basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $497 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $299k).
• Cap rate 8.3% vs local median 6.9% in Hemlock Farms — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 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 $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 ~3 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 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.

Recommended offer $298,900

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: 1.15% ✓
• Cap rate: 8.29%
• Cash-on-cash: 7.12%
• DSCR: 1.32
• GRM: 7.3

CMA / ARV

• ARV (median comp): $247,459
• List price: $298,900
• Delta: 20.79%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Palomino Ln	0.00mi	4/2.0	1,375 (+1%)	0mo	$294,000	$214	97
801 Granite Ct S	0.57mi	3/2.0 (-1)	1,305 (-4%)	4mo	$283,000	$217	59
138 West End Drive Dr	0.47mi	3/2.0 (-1)	1,491 (+10%)	6mo	$310,000	$208	52
800 Colt Ct	0.23mi	3/3.0 (-1)	1,556 (+15%)	12mo	$295,000	$190	46
226 Maple Ridge Dr	0.67mi	3/2.5 (-1)	1,432 (+6%)	20mo	$343,500	$240	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: 29.5%
• Equity multiple: 3.32×
• Total profit: $194,573
• Equity at exit: $269,273

10-year hold

• IRR: 25.6%
• Equity multiple: 7.55×
• Total profit: $548,375
• Equity at exit: $580,697

Cash invested: $83,692 (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: 7.3×

Monthly cashflow live

• Estimated rent: $3,423 medium
• Mortgage (P&I): −$1,567
• Tax from tax record: −$272 /mo · $3,268/yr
• Insurance: −$125
• HOA: −$243
• Vacancy / Maint / Mgmt: −$719
• Net cashflow: $497

Break-even live

Break-even rent $2,794

Max offer price $298,900

Occupancy floor 80%

Sensitivity live

Price	-10% $666	-5% $581	+0% $497	+5% $412	+10% $328
Rent	-10% $226	-5% $362	+0% $497	+5% $632	+10% $767
Rate	-1.0pp $647	-0.5pp $573	base $497	+0.5pp $419	+1.0pp $341

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: $74,725
• Closing costs: $8,967
• 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	0d	1	1.43mi
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	3d	1	1.49mi

HOA detail

• Monthly dues: $243 · $2,916/yr
• Likely covers: water

Listing history 7 events

1. 2026-05-08
   status Pending 378-char remark
2. 2026-04-28
   listed $298,900 Active 378-char remark
3. 2025-05-23
   listed $305,000 Active
4. 2018-07-02
   soldstatus $147,000
5. 2018-06-28
   soldstatus $147,000
6. 2018-01-26
   listed $153,500
7. 1982-09-10
   soldstatus $55,000

ⓘ 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: $3,268 · $272/mo
• Projected year-2 tax: $3,995 · $333/mo
• Expected delta: +$727/yr (+$61/mo · 22.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥90°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: $41,076
• − Mortgage interest: −$16,743
• − Property taxes: −$3,268
• − Insurance: −$1,494
• − Repairs & maintenance: −$3,286
• − Management: −$3,286
• − HOA: −$2,916
• − Depreciation: −$8,695
• Taxable income: $1,387
• Est. tax owed @ 24.0%: −$333
• After-tax cash flow: $5,629/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

+434.5% since first listed

10 events — show timeline

• 2026-06-11 Sold (MLS) $294,000 PMAR
• 2026-06-10 Sold (MLS) $294,000 PWMLS
• 2026-06-09 Listed $294,000 PWMLS
• 2026-05-08 Pending — PMAR
• 2026-04-28 Listed $298,900 PMAR
• 2025-05-23 Listed $305,000 PMAR
• 2018-07-02 Sold (Public Records) $147,000 Public Records
• 2018-06-28 Sold (MLS) $147,000 PWMLS
• 2018-01-26 Listed $153,500 PWMLS
• 1982-09-10 Sold (Public Records) $55,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $3,268 · +3.0% YoY. Source: county tax records.