125 Brownstone Dr · Sunrise Lake, PA 18337

$250,000

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 204 Days on market

Built 1977 0.74 ac lot $193/sqft · at area comps Est $244k · at est. $85/mo HOA · 3% 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 +18.4/30.0
• ARV discount +6.3/15.0
• DSCR +5.8/10.0
• 1% rule +5.3/10.0
• Schools +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

Key facts

• Unfinished basement
• Lake amenities
• 0.74 acre lot

Tags

• SUNRISE LAKE COMMUNITY
• UNFINISHED BASEMENT
• LAKE AMENITIES

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $233 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $250k).
• Recommended offer: $220k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#962 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: employment D, health & safety D, amenities F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 290 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).
• This rent runs 33% of the median local income ($93k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $35k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 39% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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. 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: 1.03% ✓
• Cap rate: 7.41%
• Cash-on-cash: 4.00%
• DSCR: 1.18
• GRM: 8.1

CMA / ARV

• ARV (median comp): $243,590
• List price: $250,000
• Delta: 2.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
106 Pumice Ct Ct	0.32mi	3/1.0 (-1)	1,320 (+2%)	3mo	$280,000	$212	70
102 Brownstone Dr	0.22mi	3/2.0 (-1)	1,386 (+7%)	4mo	$250,000	$180	70
103 Truman Ct	0.45mi	3/2.0 (-1)	1,296 (0%)	18mo	$250,000	$193	59
30 Brownstone Dr	0.25mi	3/1.5 (-1)	1,125 (-13%)	15mo	$186,000	$165	46
105 Lead Ct	0.44mi	3/2.0 (-1)	1,372 (+6%)	23mo	$259,000	$189	45
104 Gristmill Ter	0.60mi	3/2.0 (-1)	1,168 (-10%)	7mo	$270,000	$231	45
177 Stateway Dr	0.67mi	3/1.0 (-1)	1,421 (+10%)	6mo	$255,000	$179	39
138 Overbrook Run	0.60mi	3/1.5 (-1)	1,227 (-5%)	22mo	$180,000	$147	38
135 Overbrook	0.54mi	3/2.0 (-1)	1,438 (+11%)	17mo	$275,000	$191	37
174 Sunrise Dr	0.45mi	3/2.0 (-1)	1,470 (+13%)	24mo	$276,000	$188	32
220 Sunrise Dr	0.67mi	3/2.0 (-1)	1,126 (-13%)	12mo	$291,500	$259	32

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

Projected returns pro-forma

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

5-year hold

• IRR: -10.0%
• Equity multiple: 0.63×
• Total profit: $-25,562
• Equity at exit: $37,276

10-year hold

• IRR: -0.6%
• Equity multiple: 0.96×
• Total profit: $-2,770
• Equity at exit: $21,615

Cash invested: $70,000 (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 18337

• Home prices YoY: -22.0%
• Active inventory: 290
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $2,580 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$304 /mo · $3,652/yr
• Insurance: −$104
• HOA: −$85
• Vacancy / Maint / Mgmt: −$542
• Net cashflow: $233

Break-even live

Break-even rent $2,284

Max offer price $250,000

Occupancy floor 86%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
137 Sunset Dr Milford, PA	3.0	2.0	1532	$2,300	$1.50	15d	1	0.49mi

HOA detail

• Monthly dues: $85 · $1,020/yr

Listing history 25 events

1. 2026-06-18
   days on market $250,000 Active 204 DOM
2. 2026-06-17
   days on market $250,000 Active 203 DOM
3. 2026-06-16
   days on market $250,000 Active 202 DOM
4. 2026-06-15
   days on market $250,000 Active 201 DOM
5. 2026-06-13
   days on market $250,000 Active 199 DOM
6. 2026-06-13
   days on market $250,000 Active 198 DOM
7. 2026-06-09
   days on market $250,000 Active 195 DOM
8. 2026-06-08
   days on market $250,000 Active 194 DOM
9. 2026-06-07
   days on market $250,000 Active 193 DOM
10. 2026-06-04
    days on market $250,000 Active 190 DOM
11. 2026-06-03
    days on market $250,000 Active 189 DOM
12. 2026-06-02
    days on market $250,000 Active 188 DOM
13. 2026-06-01
    days on market $250,000 Active 187 DOM
14. 2026-05-31
    days on market $250,000 Active 186 DOM
15. 2026-02-06
    status Active 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

16. 2026-02-06
    price $250,000 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

17. 2025-12-10
    status Pending 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

18. 2025-12-05
    price $235,000 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

19. 2025-11-28
    price $244,000 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

20. 2025-11-08
    price $245,000 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

21. 2025-11-07
    price $255,000 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

22. 2025-10-31
    price $265,000 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

23. 2025-10-13
    price $269,999 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

24. 2025-09-29
    listed $285,000 Active 958-char remark

    Show marketing remark (958 chars)

    Welcome to this warm and well-cared-for 4-bedroom, 2-bath home nestled in the peaceful Sunrise Lake community. Set on a spacious 0.74-acre lot and offering 2,640 sq ft of total living space, this home provides the perfect blend of comfort, privacy, and potential. Enjoy the serenity of nature with your backyard directly bordering state gamelands--a rare and desirable feature offering privacy, beautiful views, and direct access to outdoor recreation. Inside, the home has been loved and nurtured by its current owners, making it a wonderful space to create your own memories. The layout is ideal for family living, with ample room to relax, gather, and grow. The unfinished basement offers an excellent opportunity to customize--create a game room, home office, in-law suite, or additional living space to suit your needs. Sought-after Sunrise Lake community, you'll also enjoy access to lake amenities, community events, and a welcoming neighborhood vibe.

25. 2004-11-24
    soldstatus $180,250

ⓘ 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: $3,652 · $304/mo
• Projected year-2 tax: $3,801 · $317/mo
• Expected delta: +$149/yr (+$12/mo · 4.1%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥92°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: $30,955
• − Mortgage interest: −$14,004
• − Property taxes: −$3,652
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,476
• − Management: −$2,476
• − HOA: −$1,020
• − Depreciation: −$7,273
• Taxable loss: −$1,196
• Est. tax savings @ 24.0%: +$287
• After-tax cash flow: $3,087/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: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Sunrise Lake

• Score: 67/100
• State rank: #962
• US rank: #10528

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunrise Lake, PA
• County: Pike County · 15,799 people
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 15,799
• Household income: $93,149
• Rent vs Own: 14.2% rent · 85.8% own
• Severe rent burden: 275.0

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 10% Two or more races 7% Black 4% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4% Cuban 1%
• Common ancestry: Romanian 6% Iranian 2% Portuguese 2%
• Foreign-born: 6% · Canada, China, South Korea
• Languages at home: 89% English-only · Spanish 6% Russian/Polish/Slavic 2% German/W. Germanic 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: ▼ -54.81%
• Current HPI: 194.0604
• Rent YoY: —
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• 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

+38.7% since first listed

11 events — show timeline

• 2026-02-06 Relisted — PWMLS
• 2026-02-06 Price Changed $250,000 PWMLS
• 2025-12-10 Pending — PWMLS
• 2025-12-05 Price Changed $235,000 PWMLS
• 2025-11-28 Price Changed $244,000 PWMLS
• 2025-11-08 Price Changed $245,000 PWMLS
• 2025-11-07 Price Changed $255,000 PWMLS
• 2025-10-31 Price Changed $265,000 PWMLS
• 2025-10-13 Price Changed $269,999 PWMLS
• 2025-09-29 Listed $285,000 PWMLS
• 2004-11-24 Sold (Public Records) $180,250 Public Records

Property tax history

+1.8%/yr

Latest (2026): $3,652 · +1.5% YoY. Source: county tax records.