105 Tulip Trl · Mount Pocono, PA 18466

$300,000

3 bd · 2.0 ba · 1,419 sqft · SingleFamily public records · 15 Days on market

Built 1971 0.38 ac lot Est $281k · 7% 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).

• Cash flow +10.2/30.0
• Appreciation +6.2/10.0
• ARV discount +4.5/15.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• 1% rule +2.9/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to this beautifully updated brick ranch home in the heart of Tobyhanna, offering the perfect blend of comfort, style, and resort-style community living. Situated on a desirable corner lot within a private golf course community, this spacious 4-bedroom residence showcases quality upgrades and timeless charm throughout. Step inside to discover a stunning modern kitchen featuring granite countertops, rich cherry wood cabinetry, and a full suite of stainless steel appliances including a refrigerator, glass-top range, microwave, and dishwasher. The inviting living room is highlighted by a gorgeous bay window that fills the space with natural light, along with a cozy brick-faced wood-burn

Key facts

• Brick ranch home
• Bay window
• Modern kitchen

Tags

• BRICK RANCH HOME
• MODERN KITCHEN
• GRANITE COUNTERTOPS
• CHERRY WOOD CABINETRY
• STAINLESS STEEL APPLIANCES
• BAY WINDOW

Property features AI

Finance

• HOA & community: Annual association fee

Exterior

• Parking: Driveway; Parking garage; Detached 2-car garage
• Utilities: Public water; Septic tank sewer; 100 amp electric with circuit breakers; Oil water heater
• Home design: Single-story home
• Construction: Brick construction; Slate roof; Basement foundation; Built area above grade and finished below grade space
• Exterior features: Basement with egress windows, concrete construction and sump pump; Approximately 0.38-acre lot

Interior

• Kitchen: Dishwasher; Electric cooktop; Gas oven; Gas range; Microwave; Refrigerator
• Bedrooms: Three first-floor bedrooms (one 15 x 10, two 10 x 10); Additional bedroom-sized room 15 x 17
• Flooring: Hardwood flooring; Laminate flooring; Resilient flooring
• Bathrooms: Two full bathrooms
• Heating & cooling: Oil heating; Wall unit cooling
• Interior features: Dining area with a separate/formal dining room
• Laundry & utility: Washer hookup; Dryer hookup (electric dryer hookup included); Washer and Electric Dryer listed

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-168 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $270k (9.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (20.7% below list).
• Recommended offer: $238k (20.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, commute 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: 355 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k appreciation (2.4% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 4, 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 15 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $75k; list at $300k implies a 300% gain — meaningful room to come down on a strong offer.

Recommended offer $237,992 (20.7% 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. Built in 1971 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.79% ✗
• Cap rate: 5.62%
• Cash-on-cash: -2.40%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $280,962
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
110 Violet Pl	0.08mi	3/2.0	1,456 (+3%)	6mo	$300,000	$206	87
206 Adams Pl	0.22mi	3/2.5	1,400 (-1%)	7mo	$465,000	$332	80
1104 Crescent Cir	0.18mi	4/2.0 (+1)	1,488 (+5%)	8mo	$270,000	$181	72
2109 Cherry Dr	0.20mi	4/2.0 (+1)	1,500 (+6%)	6mo	$235,000	$157	71
214 Pheasant Pl	0.33mi	4/2.0 (+1)	1,344 (-5%)	8mo	$360,000	$268	64
5063 Seneca Way	0.71mi	3/2.0	1,403 (-1%)	2mo	$265,000	$189	64
605 Quail Ln	0.31mi	3/1.5	1,512 (+7%)	12mo	$295,000	$195	63
129 Echo Lake Rd	0.26mi	3/2.0	1,276 (-10%)	13mo	$252,500	$198	60
5127 Iroquois St	0.54mi	4/2.0 (+1)	1,524 (+7%)	2mo	$245,000	$161	56
5177 Iroquois St	0.73mi	3/2.0	1,408 (-1%)	14mo	$252,500	$179	53
1026 Seven Nations Dr	0.67mi	3/2.5	1,300 (-8%)	7mo	$260,000	$200	47
1174 Kilmer Rd	0.69mi	3/2.0	1,248 (-12%)	15mo	$296,500	$238	35

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

Projected returns pro-forma

2.36% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.3%
• Equity multiple: 1.18×
• Total profit: $15,380
• Equity at exit: $124,161

10-year hold

• IRR: 6.9%
• Equity multiple: 1.98×
• Total profit: $82,695
• Equity at exit: $183,387

Cash invested: $84,000 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,380 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$350 /mo · $4,197/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$500
• Net cashflow: $-168

Break-even live

Break-even rent $2,592

Max offer price $270,347

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-19
   days on market $300,000 Active 15 DOM
2. 2026-06-18
   days on market $300,000 Active 14 DOM
3. 2026-06-17
   days on market $300,000 Active 13 DOM
4. 2026-06-16
   days on market $300,000 Active 12 DOM
5. 2026-06-15
   days on market $300,000 Active 11 DOM
6. 2026-06-14
   days on market $300,000 Active 9 DOM
7. 2026-06-13
   days on market $300,000 Active 8 DOM
8. 2026-06-10
   days on market $300,000 Active 6 DOM
9. 2026-06-09
   days on market $300,000 Active 5 DOM
10. 2026-06-08
    days on market $300,000 Active 4 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $300,000 Active 3 DOM

ⓘ 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: $4,197 · $350/mo
• Projected year-2 tax: $4,469 · $372/mo
• Expected delta: +$271/yr (+$23/mo · 6.5%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 7% 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: $28,559
• − Mortgage interest: −$16,805
• − Property taxes: −$4,197
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,285
• − Management: −$2,285
• − Depreciation: −$8,727
• Taxable loss: −$7,239
• Est. tax savings @ 24.0%: +$1,737
• After-tax cash flow: $-277/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 17,997

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 0.72)
• Race & ethnicity: White 38% Hispanic / Latino 27% Black 24% Two or more races 17% Asian 4%
• Hispanic origin (detail): Puerto Rican 12% Dominican 6%
• Common ancestry: Romanian 2% Portuguese 1% German 1%
• Foreign-born: 16% · Canada
• Languages at home: 77% English-only · Spanish 17% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 2.36%
• Current HPI: 202.4134
• 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

+300.0% since first listed

6 events — show timeline

• 2026-06-06 Relisted — GLVRMLS
• 2026-05-27 Listed $300,000 GLVRMLS
• 2019-07-12 Listed $169,900 PMAR
• 2011-12-12 Sold (Public Records) $75,000 Public Records
• 1998-02-24 Sold (Public Records) $80,000 Public Records
• 1985-09-20 Sold (Public Records) $75,000 Public Records

Property tax history

+1.2%/yr

Latest (2026): $4,197 · +3.2% YoY. Source: county tax records.