3145 Carobeth Dr · Mount Pocono, PA 18466

$275,000

3 bd · 2.0 ba · 1,188 sqft · SingleFamily public records · 10 Days on market

Built 1995 0.28 ac lot Est $228k · 21% over $149/mo HOA · 8% of rent

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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 +6.8/30.0
• 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 +1.9/10.0
• DSCR +1.1/10.0
• ARV discount +0.0/15.0

Listing remarks

Welcome home to this never listed before 3 bedroom, 3 full bath bi-level home within an amenity filled community. Located just 3 minutes from the community entrance; this property features a paved driveway, 2 car garage, storage shed, and deck for perfect for outdoor enjoyment. Home also features a cozy gas fireplace, and a fully finished lower level with an additional bathroom providing flexible space for a family room, home office, or guest suite. Major upgrades include a new roof and new heat pump, offering peace of mind for year to come. Located in a gated community, this home offers comfortable, low-maintenance living with access to a swimming pool, playgrounds, private beach access, d

Key facts

• Paved driveway
• Gas fireplace
• Storage shed

Tags

• PAVED DRIVEWAY
• STORAGE SHED
• DECK
• GAS FIREPLACE
• FULLY FINISHED LOWER LEVEL
• NEW ROOF

Property features AI

Finance

• Other: Lot about 0.28 acres; Located in subdivision: A Pocono Country Place
• HOA & community: Homeowners association with annual fee (approximately $1,788 / $149 per month); Community amenities: gated entry, clubhouse, pool, playground, dog park, security

Exterior

• Parking: Attached 2-car garage; 2 open parking spaces (driveway)
• Home design: Single-family house; Residential zoning; No common walls
• Exterior features: Shingle roof

Interior

• Bedrooms: Total rooms: 9
• Bathrooms: 2 full bathrooms
• Interior features: Unfurnished; Fireplace (1)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-425 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (27.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $190k (30.9% below list).
• Recommended offer: $190k (30.9% 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; 3 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 $8k of equity ($2k loan paydown + $6k 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 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $9k; list at $275k implies a 2956% gain — meaningful room to come down on a strong offer.

Recommended offer $190,089 (30.9% 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. 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: 0.69% ✗
• Cap rate: 4.44%
• Cash-on-cash: -6.63%
• DSCR: 0.71
• GRM: 12.1

CMA / ARV

• ARV (on-the-fly): $228,096
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4569 Briarcliff Ter	0.37mi	3/2.0	1,110 (-7%)	1mo	$169,000	$152	71
3022 Briarwood Dr	0.28mi	3/2.0	1,286 (+8%)	4mo	$204,000	$159	70
3188 Carobeth Dr	0.29mi	3/1.5	1,292 (+9%)	1mo	$380,000	$294	69
3136 Carobeth Dr	0.08mi	3/1.0	1,055 (-11%)	6mo	$165,000	$156	69
5426 Ridgefield Dr	0.64mi	3/2.0	1,200 (+1%)	1mo	$260,000	$217	67
3223 Carobeth Dr	0.25mi	3/1.5	1,037 (-13%)	6mo	$210,000	$203	60
532 Country Place Dr	0.57mi	3/2.0	1,263 (+6%)	4mo	$242,000	$192	59
485 Country Place Dr	0.68mi	3/2.0	1,224 (+3%)	8mo	$196,000	$160	57
6085 Boardwalk Dr	0.59mi	3/2.0	1,256 (+6%)	8mo	$551,000	$439	56
3361 Woodland Dr	0.47mi	3/1.5	1,320 (+11%)	6mo	$170,000	$129	52
4758 Brentwood Dr	0.50mi	3/2.0	1,344 (+13%)	4mo	$261,000	$194	51
9341 Horn Owl Ln	0.64mi	2/1.0 (-1)	1,245 (+5%)	7mo	$227,000	$182	47

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: -0.7%
• Equity multiple: 0.96×
• Total profit: $-3,161
• Equity at exit: $113,814

10-year hold

• IRR: 3.5%
• Equity multiple: 1.50×
• Total profit: $38,623
• Equity at exit: $168,104

Cash invested: $77,000 (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: 12.1×

Monthly cashflow live

• Estimated rent: $1,901 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$221 /mo · $2,655/yr
• Insurance: −$115
• HOA: −$149
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $-425

Break-even live

Break-even rent $2,439

Max offer price $199,874

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	0.60mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	0.78mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.78mi

HOA detail

• Monthly dues: $149 · $1,788/yr
• Likely covers: gaslandscapingpoolsecurity

Listing history 10 events

1. 2026-06-19
   days on market $275,000 Active 10 DOM
2. 2026-06-18
   days on market $275,000 Active 9 DOM
3. 2026-06-17
   days on market $275,000 Active 8 DOM
4. 2026-06-16
   days on market $275,000 Active 7 DOM
5. 2026-06-15
   days on market $275,000 Active 6 DOM
6. 2026-06-14
   days on market $275,000 Active 4 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   days on market $275,000 Active 3 DOM
9. 2026-06-10
   remarks 614-char remark
10. 2026-06-10
    listed $275,000 Active 1 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: $2,655 · $221/mo
• Projected year-2 tax: $3,500 · $292/mo
• Expected delta: +$845/yr (+$70/mo · 31.8%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 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: $22,811
• − Mortgage interest: −$15,404
• − Property taxes: −$2,655
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,825
• − Management: −$1,825
• − HOA: −$1,788
• − Depreciation: −$8,000
• Taxable loss: −$10,061
• Est. tax savings @ 24.0%: +$2,415
• After-tax cash flow: $-2,689/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

+2955.6% since first listed

2 events — show timeline

• 2026-06-09 Listed $275,000 PMAR
• 1995-08-11 Sold (Public Records) $9,000 Public Records

Property tax history

-4.8%/yr

Latest (2026): $2,655 · +3.2% YoY. Source: county tax records.