155 Cranberry Dr · Holiday Pocono, PA 18610

$435,000

4 bd · 2.5 ba · 1,898 sqft · SingleFamily public records · 24 Days on market

Built 2004 0.55 ac lot Est $355k · 23% over $50/mo HOA · 1% of rent ↓ 54% since listing

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Why this score? — see what drove the F 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 +9.6/30.0
• Appreciation +5.2/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• 1% rule +2.8/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks

Large contemporary home in Greenwood Acres! This 4-bedroom, 3-bath property offers flexibility in one of the area’s least restrictive communities. Features include a private well and septic, open yard with natural privacy, storage shed, spacious family room, large kitchen with dining area, primary suite, walk-up attic, rear deck, and garage. Conveniently located near popular vacation destinations, with short-term rental potential.

Key facts

• Private well
• Natural privacy
• Septic

Tags

• PRIVATE WELL
• SEPTIC
• OPEN YARD
• NATURAL PRIVACY
• STORAGE SHED
• SPACIOUS FAMILY ROOM

Property features AI

Finance

• HOA & community: Annual association fee of $600

Exterior

• Parking: 2-car garage; Driveway; Off-street parking; Parking garage
• Utilities: Well water; Septic tank
• Home design: 2 stories; Vinyl siding; Asphalt/fiberglass roof; Slab foundation
• Construction: Built with vinyl siding; Asphalt/fiberglass roof; Slab foundation
• Exterior features: R-1 zoning

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric water heater
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air; Ceiling fans; Electric baseboard heating
• Interior features: Dining area; Separate/formal dining room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-292 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $383k (11.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (21.8% below list).
• Recommended offer: $340k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 5.5% vs local median 1.1% in Holiday Pocono — 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 58/100 on livability (#1,558 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+; Watch: health & safety D, schools F, amenities F.
• Pocono Mountain SD (rural): math 37% / reading 55% proficiency, ranked #245 of 539 in PA (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 90 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($3k loan paydown + $2k appreciation (0.5% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($428k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 11y 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 $173k; list at $435k implies a 151% gain — meaningful room to come down on a strong offer.

Recommended offer $340,000 (21.8% 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. 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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?
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: 0.78% ✗
• Cap rate: 5.49%
• Cash-on-cash: -2.88%
• DSCR: 0.87
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $354,926
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
122 Cranberry Dr	0.17mi	3/2.5 (-1)	1,856 (-2%)	3mo	$340,000	$183	81
5266 Beechwood Rd	0.30mi	4/3.0	1,882 (-1%)	10mo	$370,000	$197	75
130 Cranberry Dr	0.14mi	3/2.5 (-1)	1,804 (-5%)	12mo	$370,000	$205	70
142 Driftwood Dr	0.29mi	3/2.0 (-1)	1,982 (+4%)	4mo	$370,000	$187	69
132 Woodbury Dr	0.14mi	4/2.5	2,100 (+11%)	10mo	$378,000	$180	68
132 Woodbury Dr	0.14mi	3/2.5 (-1)	2,100 (+11%)	10mo	$378,000	$180	63
129 Birchwood Rd	0.22mi	3/2.5 (-1)	2,100 (+11%)	10mo	$349,000	$166	59
124 Elm Dr	0.28mi	3/2.0 (-1)	1,676 (-12%)	8mo	$385,000	$230	54
170 George Dr	0.23mi	3/3.0 (-1)	1,672 (-12%)	12mo	$405,000	$242	53
140 Anna Rd	0.59mi	3/2.0 (-1)	1,973 (+4%)	8mo	$279,000	$141	52
121 Lidio Rd	0.33mi	5/3.0 (+1)	2,072 (+9%)	17mo	$489,500	$236	48
1243 Old Farm Rd	0.65mi	3/2.5 (-1)	1,952 (+3%)	20mo	$318,000	$163	43

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

0.47% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.7%
• Equity multiple: 0.82×
• Total profit: $-21,629
• Equity at exit: $136,585

10-year hold

• IRR: 1.8%
• Equity multiple: 1.21×
• Total profit: $25,561
• Equity at exit: $172,623

Cash invested: $121,800 (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 18610

• Home prices YoY: 0.3%
• Active inventory: 90
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $3,400 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$466 /mo · $5,586/yr
• Insurance: −$181
• HOA: −$50
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-292

Break-even live

Break-even rent $3,770

Max offer price $383,422

Occupancy floor —

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Driftwood Dr Blakeslee, PA	5.0	2.5	2603	$3,400	$1.31	44d	1	0.25mi

HOA detail

• Monthly dues: $50 · $600/yr

Listing history 28 events

1. 2026-06-19
   days on market $435,000 Active 24 DOM
2. 2026-06-18
   days on market $435,000 Active 23 DOM
3. 2026-06-17
   days on market $435,000 Active 22 DOM
4. 2026-06-16
   days on market $435,000 Active 21 DOM
5. 2026-06-15
   days on market $435,000 Active 20 DOM
6. 2026-06-14
   days on market $435,000 Active 18 DOM
7. 2026-06-13
   days on market $435,000 Active 17 DOM
8. 2026-06-10
   days on market $435,000 Active 15 DOM
9. 2026-06-09
   days on market $435,000 Active 14 DOM
10. 2026-06-08
    days on market $435,000 Active 13 DOM
11. 2026-06-07
    pricedays on market $435,000 Active 12 DOM
12. 2026-06-02
    days on market $440,000 Active 7 DOM
13. 2026-06-01
    days on market $440,000 Active 6 DOM
14. 2026-05-31
    days on market $440,000 Active 5 DOM
15. 2026-05-30
    days on market $440,000 Active 4 DOM
16. 2026-05-22
    listed $440,000 Active
17. 2025-09-30
    historical $2,400
18. 2025-09-20
    price $2,400
19. 2025-09-10
    listed $2,500
20. 2020-06-05
    soldstatus $173,000
21. 2020-01-11
    listed $200,000
22. 2019-08-15
    listed $200,000
23. 2019-01-24
    listed $200,000
24. 2017-11-17
    listed $220,000
25. 2015-11-30
    soldstatus $120,000
26. 2015-11-23
    soldstatus $120,000
27. 2015-06-30
    listed $135,000
28. 2003-12-23
    soldstatus $955,301

ⓘ 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: $5,586 · $466/mo
• Projected year-2 tax: $6,230 · $519/mo
• Expected delta: +$643/yr (+$54/mo · 11.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥89°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $40,800
• − Mortgage interest: −$24,367
• − Property taxes: −$5,586
• − Insurance: −$2,175
• − Repairs & maintenance: −$3,264
• − Management: −$3,264
• − HOA: −$600
• − Depreciation: −$12,655
• Taxable loss: −$11,111
• Est. tax savings @ 24.0%: +$2,667
• After-tax cash flow: $-837/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: Pocono Mountain SD
• NCES district ID: 4219500
• Math proficiency: 37% ▼ -5.00%
• Reading proficiency: 55% ▲ 1.00%
• Median HH income: $55,317
• Composite: 39.91/100
• National rank: #3856
• State rank: #245 of 539 in PA

Livability — Holiday Pocono

• Score: 58/100
• State rank: #1558
• US rank: #20681

Category grades

Amenities F Commute F Cost of living A+ Crime C+ Employment F Housing B- Health & safety D User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,373

Population outlook (Monroe County) Hauer SSP2

• Today (2025): 164,099 people
• By 2030: 161,412 · -1.6%
• By 2040: 154,616 · -5.8%
• By 2050: 146,710 · -10.6%
• By 2075: 140,830 · -14.2%
• By 2100: 138,472 · -15.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 46% Hispanic / Latino 17% Black 15% Two or more races 10% Asian 7%
• Hispanic origin (detail): Puerto Rican 13%
• Common ancestry: Romanian 6% Subsaharan African 2% Iranian 1%
• Foreign-born: 9% · Canada
• Languages at home: 85% English-only · Spanish 9% Tagalog/Filipino 3% Russian/Polish/Slavic 2%

Political lean MEDSL · Monroe

• 2024 margin: Toss-up / Even · D 49.1% · R 49.9%
• 2008→2024 swing: -17.1pp toward R · 2008: 16.3pp · 2024: -0.8pp
• All cycles: 2024: R+0.8 2020: D+6.4 2016: D+0.3 2012: D+14.0 2008: D+16.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 0.47%
• Current HPI: 181.9087
• 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

-53.9% since first listed

13 events — show timeline

• 2026-05-22 Listed $440,000 GLVRMLS
• 2025-09-30 Rental Removed $2,400 PMAR
• 2025-09-20 Price Changed $2,400 PMAR
• 2025-09-10 Listed for Rent $2,500 PMAR
• 2020-06-05 Sold (MLS) $173,000 PMAR
• 2020-01-11 Listed $200,000 PMAR
• 2019-08-15 Listed $200,000 PMAR
• 2019-01-24 Listed $200,000 PMAR
• 2017-11-17 Listed $220,000 PMAR
• 2015-11-30 Sold (Public Records) $120,000 Public Records
• 2015-11-23 Sold (MLS) $120,000 PMAR
• 2015-06-30 Listed $135,000 PMAR
• 2003-12-23 Sold (Public Records) $955,301 Public Records

Property tax history

-0.2%/yr

Latest (2026): $5,586 · +3.3% YoY. Source: county tax records.