1570 Sullivan Trl · Pocono, PA 18372

$420,000

4 bd · 2.5 ba · 1,296 sqft · SingleFamily public records · 145 Days on market

Built 1979 0.46 ac lot $324/sqft · 104% above area Est $432k · at est. $40/mo HOA · 2% of rent

---

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).

• ARV discount +8.8/15.0
• Appreciation +5.0/10.0
• Cash flow +4.9/30.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

Key facts

• Firepit
• Four-season room
• Updated kitchen

Tags

• UPDATED KITCHEN
• LOWER-LEVEL FAMILY ROOM
• FOUR-SEASON ROOM
• DECK OVERLOOKING BACKYARD
• FIREPIT
• CIRCULAR DRIVEWAY

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $420k.

Deal economics

• At list price, monthly cash flow is $-1k ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $242k (42.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $227k (45.9% below list).
• Recommended offer: $227k (45.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — affects rentability + tenant quality, not the cash-flow math above.
• 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: 93 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($3k loan paydown + $-72 appreciation (-0.0% local appreciation)).
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 8, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 145 days — a 12% lower offer ($370k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 12y 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.

Recommended offer $227,148 (45.9% 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 145 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
3. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.54% ✗
• Cap rate: 3.42%
• Cash-on-cash: -10.27%
• DSCR: 0.54
• GRM: 15.4

CMA / ARV

• ARV (median comp): $432,497
• List price: $420,000
• Delta: -2.89%
• Verdict: FAIR
• Comps: 13 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
158 Ridge Dr	0.51mi	3/2.0 (-1)	1,260 (-3%)	16mo	$220,000	$175	51

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

Projected returns pro-forma

-0.02% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.1%
• Equity multiple: 0.35×
• Total profit: $-76,741
• Equity at exit: $121,594

10-year hold

• IRR: -7.7%
• Equity multiple: 0.19×
• Total profit: $-94,745
• Equity at exit: $145,874

Cash invested: $117,600 (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 18372

• Home prices YoY: -0.0%
• Active inventory: 93
• Price-to-rent: 15.4×

Monthly cashflow live

• Estimated rent: $2,271 medium
• Mortgage (P&I): −$2,203
• Tax from tax record: −$383 /mo · $4,598/yr
• Insurance: −$175
• HOA: −$40
• Vacancy / Maint / Mgmt: −$477
• Net cashflow: $-1,006

Break-even live

Break-even rent $3,545

Max offer price $242,247

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: $105,000
• Closing costs: $12,600
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
228 Evergreen Ct Tannersville, PA	3.0	2.0	1260	$2,000	$1.59	44d	1	0.45mi
126 Snyder Ln Scotrun, PA	3.0	2.5	1854	$3,500	$1.89	44d	1	1.03mi
221 Cross Country Ln Tannersville, PA	3.0	2.0	1425	$1,900	$1.33	44d	1	1.43mi
371 Linden Ct Tannersville, PA	3.0	2.0	1437	$2,250	$1.57	44d	1	1.48mi

HOA detail

• Monthly dues: $40 · $480/yr
• Likely covers: waterpool

Listing history 32 events

1. 2026-06-15
   days on market $420,000 Active 145 DOM
2. 2026-06-14
   days on market $420,000 Active 143 DOM
3. 2026-06-13
   days on market $420,000 Active 142 DOM
4. 2026-06-10
   days on market $420,000 Active 140 DOM
5. 2026-06-08
   days on market $420,000 Active 138 DOM
6. 2026-06-07
   days on market $420,000 Active 137 DOM
7. 2026-06-02
   days on market $420,000 Active 132 DOM
8. 2026-06-01
   days on market $420,000 Active 131 DOM
9. 2026-05-31
   days on market $420,000 Active 130 DOM
10. 2026-05-30
    days on market $420,000 Active 129 DOM
11. 2026-05-15
    status Pending 1069-char remark

    Show marketing remark (1069 chars)

    The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

12. 2026-05-15
    status Pending 1069-char remark

    Show marketing remark (1069 chars)

    The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

13. 2026-05-07
    price $420,000

    Show marketing remark (1069 chars)

    The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

14. 2026-05-07
    price $420,000 1069-char remark

    Show marketing remark (1069 chars)

    The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

15. 2026-05-07
    price $420,000 1069-char remark

    Show marketing remark (1069 chars)

    The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

16. 2026-01-21
    listed $441,900 Active
17. 2026-01-15
    listed $441,900 Active 1069-char remark

    Show marketing remark (1069 chars)

    The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

18. 2026-01-15
    listed $441,900 Active 1069-char remark

    Show marketing remark (1069 chars)

    The perfect mix of comfort, convenience, and four-season fun awaits! Whether your Primary or Vacation Home this Spacious 5-bedroom, 3-bath home located in the desirable Cobble Creek Estates community is a well-maintained property featuring an updated kitchen, a large lower-level family room ideal for entertaining or extended living, and a bright four-season room filled with natural light. The primary bedroom offers an en suite bathroom and a walk-in closet, providing a comfortable and private retreat. Step outside to a deck overlooking the backyard, complete with a firepit—perfect for relaxing or hosting gatherings. With a large circular driveway perfect for hosting guests. Conveniently located less than a mile from Route 80 and The Crossings Premium Outlets, and just 1.5 miles from Camelback Ski Resort. Enjoy quick access to casinos, water parks, dining, and entertainment. Community amenities include an inground pool, tennis courts, and pickleball courts. Schedule your private showing today and experience all this home and location have to offer!

19. 2022-02-18
    soldstatus $381,000
20. 2022-02-15
    soldstatus $381,000
21. 2022-02-15
    soldstatus
22. 2022-02-15
    soldstatus $381,000
23. 2022-01-09
    listed $364,500
24. 2022-01-09
    listed $364,500
25. 2022-01-09
    listed $364,500
26. 2021-01-19
    soldstatus $285,000
27. 2021-01-15
    soldstatus $285,000
28. 2020-10-22
    listed $289,900
29. 2016-06-06
    listed $129,000
30. 2015-10-25
    listed $144,900
31. 2014-08-05
    listed $149,000
32. 2003-08-18
    soldstatus $195,900

ⓘ 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: $4,598 · $383/mo
• Projected year-2 tax: $5,617 · $468/mo
• Expected delta: +$1,019/yr (+$85/mo · 22.2%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $27,258
• − Mortgage interest: −$23,527
• − Property taxes: −$4,598
• − Insurance: −$2,100
• − Repairs & maintenance: −$2,181
• − Management: −$2,181
• − HOA: −$480
• − Depreciation: −$12,218
• Taxable loss: −$20,026
• Est. tax savings @ 24.0%: +$4,806
• After-tax cash flow: $-7,268/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 — Pocono

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,397

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 60% Black 11% Hispanic / Latino 10% Two or more races 8% Asian 5%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 7% Russian 3% Slovak 2%
• Foreign-born: 9% · Canada
• Languages at home: 78% English-only · Other Indo-European 12% Chinese 7% Spanish 3%

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: ▬ -0.02%
• Current HPI: 147.7957
• 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

+114.4% since first listed

22 events — show timeline

• 2026-05-15 Pending — PMAR
• 2026-05-15 Pending — GLVRMLS
• 2026-05-07 Price Changed $420,000 BRIGHT MLS
• 2026-05-07 Price Changed $420,000 GLVRMLS
• 2026-05-07 Price Changed $420,000 PMAR
• 2026-01-21 Listed $441,900 BRIGHT MLS
• 2026-01-15 Listed $441,900 GLVRMLS
• 2026-01-15 Listed $441,900 PMAR
• 2022-02-18 Sold (Public Records) $381,000 Public Records
• 2022-02-15 Sold (MLS) $381,000 PWMLS
• 2022-02-15 Sold (MLS) — PWMLS
• 2022-02-15 Sold (MLS) $381,000 PMAR
• 2022-01-09 Listed $364,500 PWMLS
• 2022-01-09 Listed $364,500 PWMLS
• 2022-01-09 Listed $364,500 PMAR
• 2021-01-19 Sold (Public Records) $285,000 Public Records
• 2021-01-15 Sold (MLS) $285,000 PMAR
• 2020-10-22 Listed $289,900 PMAR
• 2016-06-06 Listed $129,000 PMAR
• 2015-10-25 Listed $144,900 PMAR
• 2014-08-05 Listed $149,000 PMAR
• 2003-08-18 Sold (Public Records) $195,900 Public Records

Property tax history

+0.2%/yr

Latest (2026): $4,598 · +2.1% YoY. Source: county tax records.