8531 Hillcrest Dr Unit H49 · Gouldsboro, PA 18466

$224,500

3 bd · 1.5 ba · 1,060 sqft · SingleFamily · 58 Days on market

Built 1990 Good condition 0.29 ac lot $212/sqft · at area comps Est $219k · at est. $180/mo HOA · 9% 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 +9.2/30.0
• ARV discount +6.3/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Condition / age +4.0/5.0
• 1% rule +3.8/10.0
• Livability +3.4/5.0
• DSCR +2.6/10.0
• Rent growth +2.5/5.0

Listing remarks MLS

Welcome to your perfect Pocono retreat in amenity-filled Pocono Country Place! This beautifully updated 3-bedroom, 2-bath home offers the ease of one-floor living, making it an ideal choice for a starter home, downsizing, or a peaceful retirement escape. Step inside to a brand-new modern kitchen featuring stylish finishes and updated appliances, complemented by new carpeting for a fresh, move-in-ready feel. The open layout creates a bright and inviting atmosphere, while the wood-burning stove adds the perfect touch for cozy Pocono nights. Designed with convenience in mind, this low-maintenance property lets you spend more time enjoying your surroundings. Located in a short-term rental (STR) friendly community, this home also offers excellent investment potential. Residents of Pocono Country Place enjoy incredible amenities, including: Multiple outdoor pools Clubhouse Fitness center Tennis & basketball courts Playgrounds Scenic lakes & beach areas 24/7 gated security You'll be just minutes from some of the Poconos' most popular attractions, including: Kalahari Resorts & Conventions - one of the largest indoor waterparks in the U. S. , Camelback Mountain Resort - skiing, snow tubing, and Camelbeach Waterpark, Mount Airy Casino Resort - gaming, dining, and entertainment, Pocono Raceway - thrilling racing events, The Crossings Premium Outlets - top-tier shopping and dining, Whether you're looking for a full-time residence, weekend getaway, or income-producing property, this home checks all the boxes. Enjoy comfort, convenience, and the best of Pocono living--all in one place!

Key facts

• Clubhouse
• Modern kitchen
• Wood burning stove

Tags

• MODERN KITCHEN
• WOOD BURNING STOVE
• LOW MAINTENANCE PROPERTY
• SHORT TERM RENTAL FRIENDLY
• MULTIPLE OUTDOOR POOLS
• CLUBHOUSE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $224k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-169 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $200k (10.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (11.9% below list).
• Recommended offer: $198k (11.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#903 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D-, amenities 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $7k of equity ($2k loan paydown + $5k 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 6, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($218k) is reasonable based on typical stale-listing flexibility.

Recommended offer $197,739 (11.9% 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 58 days. Have you received any prior offers? Is the seller open to a 12% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.88% ✗
• Cap rate: 5.39%
• Cash-on-cash: -3.23%
• DSCR: 0.86
• GRM: 9.5

CMA / ARV

• ARV (median comp): $218,523
• List price: $224,500
• Delta: 2.74%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8934 Deerfield Rd	0.15mi	3/1.5	1,100 (+4%)	10mo	$160,000	$145	79
1094 Country Place Dr	0.14mi	3/2.0	1,140 (+8%)	2mo	$297,000	$261	78
954 Country Place Dr	0.36mi	3/1.0	1,040 (-2%)	4mo	$205,000	$197	75
1143 Country Place Dr	0.36mi	3/1.0	1,080 (+2%)	6mo	$150,000	$139	73
8229 Sunset Dr	0.31mi	3/2.0	1,144 (+8%)	2mo	$190,000	$166	69
8191 Elk Ct	0.54mi	3/2.0	1,134 (+7%)	1mo	$245,000	$216	60
940 Country Place Dr	0.39mi	3/2.0	936 (-12%)	1mo	$220,000	$235	59
8208 Sunset Dr	0.30mi	3/2.0	1,176 (+11%)	8mo	$240,000	$204	59
7696 Fawn Ln	0.72mi	3/1.5	1,008 (-5%)	2mo	$235,000	$233	56
7942 Sleepy Hollow Dr	0.44mi	2/1.0 (-1)	964 (-9%)	5mo	$182,750	$190	53
6128 Boardwalk Dr	0.68mi	3/2.5	1,144 (+8%)	3mo	$285,000	$249	49
6309 Ventnor Dr	0.66mi	2/1.0 (-1)	913 (-14%)	9mo	$165,000	$181	31

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: 2.5%
• Equity multiple: 1.14×
• Total profit: $8,851
• Equity at exit: $92,914

10-year hold

• IRR: 6.3%
• Equity multiple: 1.90×
• Total profit: $56,491
• Equity at exit: $137,234

Cash invested: $62,860 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,177
• Tax est. 1.5%: −$281 /mo · $3,368/yr
• Insurance: −$94
• HOA: −$180
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-169

Break-even live

Break-even rent $2,192

Max offer price $199,998

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: $56,125
• Closing costs: $6,735
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	0.38mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	0.38mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.52mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	0.74mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.75mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	1.01mi

HOA detail

• Monthly dues: $180 · $2,160/yr
• Likely covers: waterlandscapingpoolgymsecurity

Listing history 16 events

1. 2026-06-19
   days on market $224,500 Active 58 DOM
2. 2026-06-18
   days on market $224,500 Active 57 DOM
3. 2026-06-17
   days on market $224,500 Active 56 DOM
4. 2026-06-16
   days on market $224,500 Active 55 DOM
5. 2026-06-15
   days on market $224,500 Active 54 DOM
6. 2026-06-14
   days on market $224,500 Active 52 DOM
7. 2026-06-13
   days on market $224,500 Active 51 DOM
8. 2026-06-10
   days on market $224,500 Active 49 DOM
9. 2026-06-09
   days on market $224,500 Active 48 DOM
10. 2026-06-08
    days on market $224,500 Active 47 DOM
11. 2026-06-07
    days on market $224,500 Active 46 DOM
12. 2026-06-02
    days on market $224,500 Active 41 DOM
13. 2026-06-01
    days on market $224,500 Active 40 DOM
14. 2026-05-31
    days on market $224,500 Active 39 DOM
15. 2026-05-30
    days on market $224,500 Active 38 DOM
16. 2026-04-22
    listed $224,500 Active 1616-char remark

    Show marketing remark (1616 chars)

    Welcome to your perfect Pocono retreat in amenity-filled Pocono Country Place! This beautifully updated 3-bedroom, 2-bath home offers the ease of one-floor living, making it an ideal choice for a starter home, downsizing, or a peaceful retirement escape. Step inside to a brand-new modern kitchen featuring stylish finishes and updated appliances, complemented by new carpeting for a fresh, move-in-ready feel. The open layout creates a bright and inviting atmosphere, while the wood-burning stove adds the perfect touch for cozy Pocono nights. Designed with convenience in mind, this low-maintenance property lets you spend more time enjoying your surroundings. Located in a short-term rental (STR) friendly community, this home also offers excellent investment potential. Residents of Pocono Country Place enjoy incredible amenities, including: Multiple outdoor pools Clubhouse Fitness center Tennis & basketball courts Playgrounds Scenic lakes & beach areas 24/7 gated security You'll be just minutes from some of the Poconos' most popular attractions, including: Kalahari Resorts & Conventions - one of the largest indoor waterparks in the U. S. , Camelback Mountain Resort - skiing, snow tubing, and Camelbeach Waterpark, Mount Airy Casino Resort - gaming, dining, and entertainment, Pocono Raceway - thrilling racing events, The Crossings Premium Outlets - top-tier shopping and dining, Whether you're looking for a full-time residence, weekend getaway, or income-producing property, this home checks all the boxes. Enjoy comfort, convenience, and the best of Pocono living--all in one place!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $23,729
• − Mortgage interest: −$12,575
• − Property taxes: −$3,368
• − Insurance: −$1,122
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$2,160
• − Depreciation: −$6,531
• Taxable loss: −$5,824
• Est. tax savings @ 24.0%: +$1,398
• After-tax cash flow: $-634/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained, updated home in Pocono Country Place is move-in ready with a modern kitchen and hardwood floors. It offers a low-maintenance living experience and is ideal for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Clean gutters — Improves drainage and aesthetics

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Clean gutters — Improves drainage and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Gouldsboro

• Score: 68/100
• State rank: #903
• US rank: #9638

Category grades

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

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

1 event — show timeline

• 2026-04-22 Listed $224,500 BRIGHT MLS