8232 Sunset Dr · Coolbaugh, PA 18466

$289,900

2 bd · 2.0 ba · 1,510 sqft · SingleFamily public records · 17 Days on market

Built 1987 10,018 sqft lot Est $270k · 7% over $149/mo HOA · 7% 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 +7.8/30.0
• Appreciation +6.2/10.0
• ARV discount +4.2/15.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• DSCR +1.9/10.0

Listing remarks

Property has all you need for a Short Term Rental property, primary home, secondary home, investment property! A large family room over the garage which would be absolutely perfect for ENTERTAINING, a game room or media room for larger gatherings! This home is a 3 bedroom, 2 bathroom with extra room with closet that could be used as 4th bedroom. Plenty of kitchen cabinets and countertop, new microwave and stove. Back has a two story or as I call it a double decker SHED for Storage, Plenty of parking on the paved circular driveway easily fits 8 cars and 1 in the nice roomy garage. And, here is my favorite! 2 Dog Runs or can be used for whatever you want. One could be used as a protection fo

Key facts

• 2 dog runs
• Double decker shed
• New 50 year roof

Tags

• LARGE ROOM OVER GARAGE
• DOUBLE DECKER SHED
• PAVED CIRCULAR DRIVEWAY
• 2 DOG RUNS
• NEW 50 YEAR ROOF
• NEW FLOORING AND PAINT

Property features AI

Finance

• HOA & community: Homeowners association with annual fee of $1,788 (about $149/month); HOA includes trash; Community amenities: gated entry, security, clubhouse, dog park, playground, tennis courts, basketball court

Exterior

• Parking: 1-car garage; 8 open parking spaces; Circular driveway; Garage faces front; Paved parking
• Utilities: Public water; Public sewer; Electric with circuit breakers
• Home design: Single family residence; House
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Deck; Shed(s); Cul-de-sac lot; Paved road; Private maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Kerosene heating; Wood heating; Ceiling fan(s)
• Interior features: Partially furnished; Masonry wood-burning fireplace in the dining room; Basement with concrete/crawl space and sump pump; 7 total rooms
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-319 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $234k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $208k (28.2% below list).
• Recommended offer: $208k (28.2% 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: 358 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.

Recommended offer $208,067 (28.2% 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. 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?
5. 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.
6. 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.
7. 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: 4.97%
• Cash-on-cash: -4.71%
• DSCR: 0.79
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $270,290
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8526 Hillcrest Dr	0.31mi	3/2.0 (+1)	1,500 (-1%)	8mo	$210,000	$140	73
7272 Long Pine Dr	0.28mi	3/2.0 (+1)	1,440 (-5%)	7mo	$180,000	$125	68
7511 Crestview Dr	0.16mi	3/2.0 (+1)	1,342 (-11%)	2mo	$270,000	$201	67
6509 Runnymead Ln	0.41mi	3/2.0 (+1)	1,492 (-1%)	13mo	$269,000	$180	63
765 Country Place Dr	0.38mi	3/2.0 (+1)	1,400 (-7%)	3mo	$195,699	$140	63
1041 Country Place Dr	0.40mi	3/1.0 (+1)	1,560 (+3%)	8mo	$220,000	$141	60
1120 Country-place Dr	0.35mi	3/2.5 (+1)	1,642 (+9%)	3mo	$320,000	$195	60
8538 Bumble Bee Way	0.44mi	3/2.0 (+1)	1,456 (-4%)	13mo	$205,000	$141	58
462 Country Place Dr	0.59mi	3/2.0 (+1)	1,428 (-5%)	1mo	$255,000	$179	57
1150 Country Place Dr	0.43mi	3/2.0 (+1)	1,320 (-13%)	3mo	$240,000	$182	52
6372 Baltic Ave	0.49mi	3/2.0 (+1)	1,704 (+13%)	2mo	$286,000	$168	49
973 Country Place Dr	0.52mi	3/2.0 (+1)	1,672 (+11%)	9mo	$300,000	$179	46

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: 1.1%
• Equity multiple: 1.06×
• Total profit: $4,891
• Equity at exit: $119,981

10-year hold

• IRR: 5.0%
• Equity multiple: 1.72×
• Total profit: $58,349
• Equity at exit: $177,213

Cash invested: $81,172 (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: $2,081 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$172 /mo · $2,067/yr
• Insurance: −$121
• HOA: −$149
• Vacancy / Maint / Mgmt: −$437
• Net cashflow: $-319

Break-even live

Break-even rent $2,484

Max offer price $233,625

Occupancy floor —

Sensitivity live

Price	-10% $-154	-5% $-237	+0% $-319	+5% $-401	+10% $-483
Rent	-10% $-483	-5% $-401	+0% $-319	+5% $-236	+10% $-154
Rate	-1.0pp $-173	-0.5pp $-245	base $-319	+0.5pp $-394	+1.0pp $-470

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8446 Bear Trail Dr Tobyhanna, PA	3.0	2.0	1902	$2,100	$1.10	45d	1	0.32mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	45d	1	0.33mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	45d	1	0.45mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	45d	1	0.96mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	1.01mi
9294 Bluebird Ct Tobyhanna, PA	3.0	2.5	2107	$2,150	$1.02	15d	1	1.22mi

HOA detail

• Monthly dues: $149 · $1,788/yr

Listing history 14 events

1. 2026-06-22
   days on market $289,900 Active 17 DOM
2. 2026-06-21
   days on market $289,900 Active 16 DOM
3. 2026-06-19
   days on market $289,900 Active 14 DOM
4. 2026-06-18
   days on market $289,900 Active 13 DOM
5. 2026-06-17
   days on market $289,900 Active 12 DOM
6. 2026-06-16
   days on market $289,900 Active 11 DOM
7. 2026-06-15
   days on market $289,900 Active 10 DOM
8. 2026-06-14
   days on market $289,900 Active 8 DOM
9. 2026-06-13
   days on market $289,900 Active 7 DOM
10. 2026-06-10
    days on market $289,900 Active 5 DOM
11. 2026-06-09
    days on market $289,900 Active 4 DOM
12. 2026-06-08
    days on market $289,900 Active 3 DOM
13. 2026-06-07
    remarks 699-char remark
14. 2026-06-07
    listed $289,900 Active 2 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: $2,067 · $172/mo
• Projected year-2 tax: $3,324 · $277/mo
• Expected delta: +$1,257/yr (+$105/mo · 60.8%)

ⓘ 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 · 16 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: $24,968
• − Mortgage interest: −$16,239
• − Property taxes: −$2,067
• − Insurance: −$1,450
• − Repairs & maintenance: −$1,997
• − Management: −$1,997
• − HOA: −$1,788
• − Depreciation: −$8,433
• Taxable loss: −$9,003
• Est. tax savings @ 24.0%: +$2,161
• After-tax cash flow: $-1,662/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 — Coolbaugh

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

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

1 event — show timeline

• 2026-06-05 Listed $289,900 PMAR

Property tax history

-5.2%/yr

Latest (2026): $2,067 · +3.2% YoY. Source: county tax records.