107 Village Ln · Hemlock Farms, PA 18428

$310,000

3 bd · 2.0 ba · 1,612 sqft · SingleFamily public records · 87 Days on market

Built 1969 0.50 ac lot $192/sqft · 8% below area Est $317k · at est. $250/mo HOA · 7% 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 +26.3/30.0
• Appreciation +10.0/10.0
• DSCR +9.0/10.0
• ARV discount +8.5/15.0
• 1% rule +7.3/10.0
• 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

Move into this beautiful renovated country home in the desirable community of Hemlock Farms. Blending a central location and peaceful seclusion, directly accross the from a greenbelt area that leads to a trail that is beautifully maintained by the Hemlock Farms Conservancy. 3 Bedrooms, 2 bathrooms, Familyroom and open layout with white kitchen featuring stainless steel appliances and granite counters. Hardwood floors add warmth. Enjoy the outdoors with a fabulous screened porch or large deck.

Key facts

• Central location
• Greenbelt area
• White kitchen

Tags

• RENOVATED COUNTRY HOME
• CENTRAL LOCATION
• GREENBELT AREA
• WHITE KITCHEN
• STAINLESS STEEL APPLIANCES
• GRANITE COUNTERS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $310k.

Deal economics

• At list price, monthly cash flow is $805 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $310k).
• Recommended offer: $291k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.4% 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; 6 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 $33k of equity ($2k loan paydown + $31k 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 $87k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 87 days — a 6% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 6 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 $265k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $291,400 (6.0% below list)

Questions for the listing agent

1. It's been on market 87 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
7. 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.
8. 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: 1.23% ✓
• Cap rate: 9.41%
• Cash-on-cash: 11.13%
• DSCR: 1.50
• GRM: 6.8

CMA / ARV

• ARV (median comp): $316,846
• List price: $310,000
• Delta: -2.16%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Ridgeway Dr	0.17mi	3/2.5	1,662 (+3%)	1mo	$549,000	$330	84
118 Ledgeway Ln	0.08mi	3/2.5	1,716 (+6%)	8mo	$399,999	$233	77
105 Longridge Dr	0.47mi	3/2.0	1,692 (+5%)	3mo	$340,000	$201	68
802 Rimrock Ct Unit 802 Rimrock Lane, Hawley, PA 18428	0.35mi	4/2.5 (+1)	1,728 (+7%)	1mo	$345,000	$200	64
101 Ridgeway Dr	0.31mi	3/2.0	1,420 (-12%)	6mo	$292,500	$206	61
801 Saddlebrook Spur Spur	0.54mi	3/2.0	1,728 (+7%)	4mo	$550,500	$319	59
121 Saddlebrook Ln	0.67mi	3/2.0	1,648 (+2%)	8mo	$315,000	$191	58
109 Bluestone Dr	0.60mi	3/2.0	1,500 (-7%)	3mo	$255,000	$170	58
128 Saddlebrook Ln	0.69mi	3/2.0	1,539 (-4%)	5mo	$385,000	$250	56
809 Boulder Ct	0.74mi	3/2.0	1,536 (-5%)	3mo	$620,000	$404	55
106 Fetlock Dr	0.56mi	3/3.0	1,700 (+6%)	7mo	$255,000	$150	55
803 Fetlock Ct	0.56mi	3/2.0	1,837 (+14%)	7mo	$290,000	$158	44

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: 32.4%
• Equity multiple: 3.54×
• Total profit: $220,214
• Equity at exit: $279,273

10-year hold

• IRR: 28.0%
• Equity multiple: 8.01×
• Total profit: $608,370
• Equity at exit: $602,262

Cash invested: $86,800 (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: 6.8×

Monthly cashflow live

• Estimated rent: $3,820 high
• Mortgage (P&I): −$1,626
• Tax from tax record: −$208 /mo · $2,496/yr
• Insurance: −$129
• HOA: −$250
• Vacancy / Maint / Mgmt: −$802
• Net cashflow: $805

Break-even live

Break-even rent $2,801

Max offer price $310,000

Occupancy floor 74%

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: $77,500
• Closing costs: $9,300
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Pommel Dr Hawley, PA	3.0	2.0	1691	$4,400	$2.60	1d	1	0.60mi
106 Corral Ln Hawley, PA	3.0	2.0	2150	$4,000	$1.86	3d	1	0.84mi
811 Hickory Ct Hawley, PA	3.0	2.0	1100	$2,500	$2.27	1d	1	1.00mi
313 Forest Dr Blooming Grove, PA	3.0	2.0	1200	$5,000	$4.17	1d	1	1.00mi
131 Surrey Dr Hawley, PA	4.0	2.0	1952	$2,650	$1.36	43d	1	1.11mi
402 Canoe Brook Dr Hawley, PA	3.0	2.0	2055	$3,500	$1.70	1d	1	1.31mi

HOA detail

• Monthly dues: $250 · $3,000/yr

Listing history 24 events

1. 2026-06-03
   statusdays on market $310,000 Pending 87 DOM
2. 2026-06-02
   days on market $310,000 Active 86 DOM
3. 2026-06-01
   days on market $310,000 Active 85 DOM
4. 2026-05-31
   days on market $310,000 Active 84 DOM
5. 2026-05-14
   price $310,000 498-char remark

   Show marketing remark (498 chars)

   Move into this beautiful renovated country home in the desirable community of Hemlock Farms. Blending a central location and peaceful seclusion, directly accross the from a greenbelt area that leads to a trail that is beautifully maintained by the Hemlock Farms Conservancy. 3 Bedrooms, 2 bathrooms, Familyroom and open layout with white kitchen featuring stainless steel appliances and granite counters. Hardwood floors add warmth. Enjoy the outdoors with a fabulous screened porch or large deck.

6. 2026-02-27
   listed $318,000 Active 498-char remark

   Show marketing remark (498 chars)

   Move into this beautiful renovated country home in the desirable community of Hemlock Farms. Blending a central location and peaceful seclusion, directly accross the from a greenbelt area that leads to a trail that is beautifully maintained by the Hemlock Farms Conservancy. 3 Bedrooms, 2 bathrooms, Familyroom and open layout with white kitchen featuring stainless steel appliances and granite counters. Hardwood floors add warmth. Enjoy the outdoors with a fabulous screened porch or large deck.

7. 2026-01-01
   historical
8. 2025-11-14
   price $349,000
9. 2025-11-14
   price $349,000
10. 2025-10-29
    listed $369,000 Active
11. 2025-10-27
    price $369,000
12. 2025-10-17
    price $374,999
13. 2025-10-04
    price $379,000
14. 2025-08-29
    listed $387,000 Active
15. 2021-08-26
    soldstatus $265,000
16. 2021-08-23
    soldstatus $265,000
17. 2021-08-23
    soldstatus
18. 2021-06-13
    listed $265,000
19. 2021-06-13
    listed $265,000
20. 2020-08-20
    soldstatus $164,900
21. 2019-03-15
    soldstatus $67,000
22. 2019-03-12
    soldstatus $67,000
23. 2018-08-24
    listed $85,900
24. 1988-09-29
    soldstatus $115,000

ⓘ 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: $2,496 · $208/mo
• Projected year-2 tax: $3,697 · $308/mo
• Expected delta: +$1,201/yr (+$100/mo · 48.1%)

ⓘ 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: $45,843
• − Mortgage interest: −$17,365
• − Property taxes: −$2,496
• − Insurance: −$1,550
• − Repairs & maintenance: −$3,667
• − Management: −$3,667
• − HOA: −$3,000
• − Depreciation: −$9,018
• Taxable income: $5,079
• Est. tax owed @ 24.0%: −$1,219
• After-tax cash flow: $8,443/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

+169.6% since first listed

20 events — show timeline

• 2026-05-14 Price Changed $310,000 PWMLS
• 2026-02-27 Listed $318,000 PWMLS
• 2026-01-01 Listing Removed — GLVRMLS
• 2025-11-14 Price Changed $349,000 GLVRMLS
• 2025-11-14 Price Changed $349,000 PWMLS
• 2025-10-29 Listed $369,000 GLVRMLS
• 2025-10-27 Price Changed $369,000 PWMLS
• 2025-10-17 Price Changed $374,999 PWMLS
• 2025-10-04 Price Changed $379,000 PWMLS
• 2025-08-29 Listed $387,000 PWMLS
• 2021-08-26 Sold (Public Records) $265,000 Public Records
• 2021-08-23 Sold (MLS) — PWMLS
• 2021-08-23 Sold (MLS) $265,000 PWMLS
• 2021-06-13 Listed $265,000 PWMLS
• 2021-06-13 Listed $265,000 PWMLS
• 2020-08-20 Sold (Public Records) $164,900 Public Records
• 2019-03-15 Sold (Public Records) $67,000 Public Records
• 2019-03-12 Sold (MLS) $67,000 PWMLS
• 2018-08-24 Listed $85,900 PWMLS
• 1988-09-29 Sold (Public Records) $115,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,496 · +3.0% YoY. Source: county tax records.