102 Tulip Trl · Mount Pocono, PA 18466

$325,000

3 bd · 2.0 ba · 1,276 sqft · SingleFamily public records · 73 Days on market

Built 1993 0.29 ac lot $255/sqft · 54% above area Est $386k · 16% under $142/mo HOA · 6% 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).

• ARV discount +14.6/15.0
• Cash flow +7.4/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.5/10.0

Listing remarks MLS

BACK ON THE MARKET WITH NO FAULT TO SELLER. Buyers financing fell through. Welcome to 102 Tulip Trail, nestled in the sought-after Pocono Farms Country Club! This versatile 5-bedroom, 3-bathroom home is perfect for accommodating extended families, in-laws, or older children. Designed to suit either one family or two, it features an in-law suite with a separate kitchenette, ensuring privacy and convenience for all. Set on a corner lot of a cul-de-sac, this residence boasts a beautiful office space that can easily be transformed into a recreation room, homeschool area, or back into a garage. The community HOA offers an array of amenities including lakes, a newer pool, golf courses, playgrounds, and a restaurant, providing a resort-like living experience. Don't miss the opportunity to own this opportune property! Seller is a lic. real estate agent.

Key facts

• In-law suite
• Cul-de-sac
• Separate kitchenette

Tags

• IN-LAW SUITE
• SEPARATE KITCHENETTE
• CORNER LOT
• CUL-DE-SAC
• NEWER POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $325k.

Deal economics

• At list price, monthly cash flow is $-422 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (22.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (28.3% below list).
• Recommended offer: $233k (28.3% 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: 358 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 $10k of equity ($2k loan paydown + $8k 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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($306k) is reasonable based on typical stale-listing flexibility.
• 6 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 $248k; 31% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $233,085 (28.3% 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. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.57%
• DSCR: 0.75
• GRM: 11.6

CMA / ARV

• ARV (median comp): $385,885
• List price: $325,000
• Delta: -15.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
129 Echo Lake Rd	0.27mi	3/2.0	1,276 (0%)	13mo	$252,500	$198	76
110 Violet Pl	0.10mi	3/2.0	1,456 (+14%)	6mo	$300,000	$206	67
206 Adams Pl	0.23mi	3/2.5	1,400 (+10%)	7mo	$465,000	$332	66
214 Pheasant Pl	0.32mi	4/2.0 (+1)	1,344 (+5%)	8mo	$360,000	$268	65
107 Black Bear Ln	0.40mi	3/2.0	1,194 (-6%)	9mo	$255,000	$214	63
1026 Seven Nations Dr	0.69mi	3/2.5	1,300 (+2%)	7mo	$260,000	$200	57
109 Wood Duck Pl	0.45mi	3/2.0	1,104 (-14%)	1mo	$260,000	$236	56
1174 Kilmer Rd	0.66mi	3/2.0	1,248 (-2%)	15mo	$296,500	$238	53
5063 Seneca Way	0.68mi	3/2.0	1,403 (+10%)	2mo	$265,000	$189	50
1122 Seven Nations Ln	0.75mi	3/2.0	1,204 (-6%)	12mo	$239,950	$199	46
5177 Iroquois St	0.72mi	3/2.0	1,408 (+10%)	14mo	$252,500	$179	37
113 Colt Pl	0.67mi	4/2.0 (+1)	1,108 (-13%)	15mo	$330,000	$298	30

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: 0.3%
• Equity multiple: 1.02×
• Total profit: $1,383
• Equity at exit: $134,507

10-year hold

• IRR: 4.4%
• Equity multiple: 1.62×
• Total profit: $56,672
• Equity at exit: $198,669

Cash invested: $91,000 (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: 358
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $2,331 medium
• Mortgage (P&I): −$1,704
• Tax from tax record: −$282 /mo · $3,381/yr
• Insurance: −$135
• HOA: −$142
• Vacancy / Maint / Mgmt: −$489
• Net cashflow: $-422

Break-even live

Break-even rent $2,865

Max offer price $250,430

Occupancy floor —

Sensitivity live

Price	-10% $-238	-5% $-330	+0% $-422	+5% $-514	+10% $-606
Rent	-10% $-606	-5% $-514	+0% $-422	+5% $-330	+10% $-238
Rate	-1.0pp $-258	-0.5pp $-339	base $-422	+0.5pp $-506	+1.0pp $-592

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: $81,250
• Closing costs: $9,750
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: landscapingpool

Listing history 19 events

1. 2026-05-05
   status Pending 857-char remark

   Show marketing remark (857 chars)

   BACK ON THE MARKET WITH NO FAULT TO SELLER. Buyers financing fell through. Welcome to 102 Tulip Trail, nestled in the sought-after Pocono Farms Country Club! This versatile 5-bedroom, 3-bathroom home is perfect for accommodating extended families, in-laws, or older children. Designed to suit either one family or two, it features an in-law suite with a separate kitchenette, ensuring privacy and convenience for all. Set on a corner lot of a cul-de-sac, this residence boasts a beautiful office space that can easily be transformed into a recreation room, homeschool area, or back into a garage. The community HOA offers an array of amenities including lakes, a newer pool, golf courses, playgrounds, and a restaurant, providing a resort-like living experience. Don't miss the opportunity to own this opportune property! Seller is a lic. real estate agent.

2. 2026-04-23
   price $325,000 857-char remark

   Show marketing remark (857 chars)

   BACK ON THE MARKET WITH NO FAULT TO SELLER. Buyers financing fell through. Welcome to 102 Tulip Trail, nestled in the sought-after Pocono Farms Country Club! This versatile 5-bedroom, 3-bathroom home is perfect for accommodating extended families, in-laws, or older children. Designed to suit either one family or two, it features an in-law suite with a separate kitchenette, ensuring privacy and convenience for all. Set on a corner lot of a cul-de-sac, this residence boasts a beautiful office space that can easily be transformed into a recreation room, homeschool area, or back into a garage. The community HOA offers an array of amenities including lakes, a newer pool, golf courses, playgrounds, and a restaurant, providing a resort-like living experience. Don't miss the opportunity to own this opportune property! Seller is a lic. real estate agent.

3. 2026-03-24
   price $330,000 857-char remark

   Show marketing remark (857 chars)

   BACK ON THE MARKET WITH NO FAULT TO SELLER. Buyers financing fell through. Welcome to 102 Tulip Trail, nestled in the sought-after Pocono Farms Country Club! This versatile 5-bedroom, 3-bathroom home is perfect for accommodating extended families, in-laws, or older children. Designed to suit either one family or two, it features an in-law suite with a separate kitchenette, ensuring privacy and convenience for all. Set on a corner lot of a cul-de-sac, this residence boasts a beautiful office space that can easily be transformed into a recreation room, homeschool area, or back into a garage. The community HOA offers an array of amenities including lakes, a newer pool, golf courses, playgrounds, and a restaurant, providing a resort-like living experience. Don't miss the opportunity to own this opportune property! Seller is a lic. real estate agent.

4. 2026-03-17
   status Active 857-char remark

   Show marketing remark (857 chars)

   BACK ON THE MARKET WITH NO FAULT TO SELLER. Buyers financing fell through. Welcome to 102 Tulip Trail, nestled in the sought-after Pocono Farms Country Club! This versatile 5-bedroom, 3-bathroom home is perfect for accommodating extended families, in-laws, or older children. Designed to suit either one family or two, it features an in-law suite with a separate kitchenette, ensuring privacy and convenience for all. Set on a corner lot of a cul-de-sac, this residence boasts a beautiful office space that can easily be transformed into a recreation room, homeschool area, or back into a garage. The community HOA offers an array of amenities including lakes, a newer pool, golf courses, playgrounds, and a restaurant, providing a resort-like living experience. Don't miss the opportunity to own this opportune property! Seller is a lic. real estate agent.

5. 2026-03-14
   status Pending 857-char remark

   Show marketing remark (857 chars)

   BACK ON THE MARKET WITH NO FAULT TO SELLER. Buyers financing fell through. Welcome to 102 Tulip Trail, nestled in the sought-after Pocono Farms Country Club! This versatile 5-bedroom, 3-bathroom home is perfect for accommodating extended families, in-laws, or older children. Designed to suit either one family or two, it features an in-law suite with a separate kitchenette, ensuring privacy and convenience for all. Set on a corner lot of a cul-de-sac, this residence boasts a beautiful office space that can easily be transformed into a recreation room, homeschool area, or back into a garage. The community HOA offers an array of amenities including lakes, a newer pool, golf courses, playgrounds, and a restaurant, providing a resort-like living experience. Don't miss the opportunity to own this opportune property! Seller is a lic. real estate agent.

6. 2026-02-18
   listed $335,000 Active 857-char remark

   Show marketing remark (857 chars)

   BACK ON THE MARKET WITH NO FAULT TO SELLER. Buyers financing fell through. Welcome to 102 Tulip Trail, nestled in the sought-after Pocono Farms Country Club! This versatile 5-bedroom, 3-bathroom home is perfect for accommodating extended families, in-laws, or older children. Designed to suit either one family or two, it features an in-law suite with a separate kitchenette, ensuring privacy and convenience for all. Set on a corner lot of a cul-de-sac, this residence boasts a beautiful office space that can easily be transformed into a recreation room, homeschool area, or back into a garage. The community HOA offers an array of amenities including lakes, a newer pool, golf courses, playgrounds, and a restaurant, providing a resort-like living experience. Don't miss the opportunity to own this opportune property! Seller is a lic. real estate agent.

7. 2024-08-21
   price $330,000
8. 2024-07-27
   listed $339,999 Active
9. 2021-09-03
   soldstatus $248,000
10. 2021-09-01
    soldstatus $248,000
11. 2021-07-14
    listed $250,000
12. 2019-08-16
    soldstatus $144,000
13. 2019-08-15
    soldstatus $144,000
14. 2019-01-08
    listed $150,000
15. 2015-06-29
    soldstatus $40,000
16. 2015-05-29
    listed $34,980
17. 2006-10-27
    soldstatus $196,100
18. 2000-04-17
    soldstatus $142,500
19. 1992-08-31
    soldstatus $13,000

ⓘ 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: $3,381 · $282/mo
• Projected year-2 tax: $4,258 · $355/mo
• Expected delta: +$877/yr (+$73/mo · 25.9%)

ⓘ 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: $27,970
• − Mortgage interest: −$18,205
• − Property taxes: −$3,381
• − Insurance: −$1,625
• − Repairs & maintenance: −$2,238
• − Management: −$2,238
• − HOA: −$1,704
• − Depreciation: −$9,455
• Taxable loss: −$10,875
• Est. tax savings @ 24.0%: +$2,610
• After-tax cash flow: $-2,456/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

+2400.0% since first listed

19 events — show timeline

• 2026-05-05 Pending — PMAR
• 2026-04-23 Price Changed $325,000 PMAR
• 2026-03-24 Price Changed $330,000 PMAR
• 2026-03-17 Relisted — PMAR
• 2026-03-14 Pending — PMAR
• 2026-02-18 Listed $335,000 PMAR
• 2024-08-21 Price Changed $330,000 PMAR
• 2024-07-27 Listed $339,999 PMAR
• 2021-09-03 Sold (Public Records) $248,000 Public Records
• 2021-09-01 Sold (MLS) $248,000 GLVRMLS
• 2021-07-14 Listed $250,000 GLVRMLS
• 2019-08-16 Sold (Public Records) $144,000 Public Records
• 2019-08-15 Sold (MLS) $144,000 PMAR
• 2019-01-08 Listed $150,000 PMAR
• 2015-06-29 Sold (MLS) $40,000 PMAR
• 2015-05-29 Listed $34,980 PMAR
• 2006-10-27 Sold (Public Records) $196,100 Public Records
• 2000-04-17 Sold (Public Records) $142,500 Public Records
• 1992-08-31 Sold (Public Records) $13,000 Public Records

Property tax history

-1.5%/yr

Latest (2026): $3,381 · +3.2% YoY. Source: county tax records.