1666 Marina Dr · Coolbaugh, PA 18466

$199,000

2 bd · 1.0 ba · 912 sqft · SingleFamily public records · 47 Days on market

Built 1978 0.65 ac lot $218/sqft · 14% above area Est $305k · 35% under $131/mo HOA · 7% of rent

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Why this score? — see what drove the C+ 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 +18.4/30.0
• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• DSCR +5.8/10.0
• 1% rule +5.1/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This could be a great vacation, investment or year round home with a little work. Great place for the price!!! See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274

Key facts

• Heart of the poconos
• Two clubhouses
• Playgrounds

Tags

• CORNER LOT
• INGROUND POOLS
• PRIVATE BEACHES
• TWO CLUBHOUSES
• PLAYGROUNDS
• HEART OF THE POCONOS

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($1,570) covering trash; Community amenities: gated entry, clubhouse, pool, tennis courts, basketball court, shuffleboard court, playground, park, dog park, picnic area, security

Exterior

• Parking: Total 5 parking spaces; Attached garage (1 garage space); 4 open/off-street parking spaces; Driveway; garage faces front
• Security: 24-hour security; Security gate; Security guard
• Utilities: Public water; Public sewer
• Home design: Single-family house; Residential property
• Construction: Stucco construction; Asphalt/fiberglass shingle roof
• Exterior features: Corner lot; Paved private road frontage; Private maintained road

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: Total of 8 rooms (bedroom count not specified)
• Flooring: Laminate flooring; Tile flooring
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating; Electric heating; No central cooling
• Interior features: Eat-in kitchen; Cathedral ceilings; Wood-burning fireplace in the living room
• Laundry & utility: Electric dryer hookup; Water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $188 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $193k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k 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.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $56k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago; this cycle's ask is 10374% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $13k; list at $199k implies a 1402% gain — meaningful room to come down on a strong offer.

Recommended offer $193,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.01% ✓
• Cap rate: 7.42%
• Cash-on-cash: 4.04%
• DSCR: 1.18
• GRM: 8.2

CMA / ARV

• ARV (median comp): $304,794
• List price: $199,000
• Delta: -34.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9131 Brandywine Dr	0.23mi	2/1.0	854 (-6%)	21mo	$178,000	$208	61
9066 Idlewild Dr	0.62mi	2/1.0	864 (-5%)	6mo	$262,500	$304	57
1531 Black Birch Way	0.37mi	3/1.0 (+1)	836 (-8%)	10mo	$210,000	$251	56
9817 Deerwood Dr	0.65mi	3/1.0 (+1)	948 (+4%)	9mo	$125,000	$132	50
1175 Tree Top Dr	0.34mi	3/2.0 (+1)	1,000 (+10%)	18mo	$180,000	$180	45
5084 Spruce Ln	0.58mi	3/1.0 (+1)	960 (+5%)	19mo	$190,000	$198	43
1105 Knollwood Dr	0.58mi	2/1.5	1,010 (+11%)	16mo	$175,800	$174	40
1575 Black Birch Way	0.50mi	3/2.0 (+1)	1,032 (+13%)	15mo	$212,000	$205	34
9833 Deerwood Dr	0.71mi	3/2.0 (+1)	960 (+5%)	24mo	$221,000	$230	29

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: 9.5%
• Equity multiple: 1.53×
• Total profit: $29,274
• Equity at exit: $82,360

10-year hold

• IRR: 12.4%
• Equity multiple: 2.72×
• Total profit: $96,113
• Equity at exit: $121,646

Cash invested: $55,720 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,013 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$145 /mo · $1,744/yr
• Insurance: −$83
• HOA: −$131
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $188

Break-even live

Break-even rent $1,776

Max offer price $199,000

Occupancy floor 86%

Sensitivity live

Price	-10% $300	-5% $244	+0% $188	+5% $131	+10% $75
Rent	-10% $29	-5% $108	+0% $188	+5% $267	+10% $347
Rate	-1.0pp $288	-0.5pp $238	base $188	+0.5pp $136	+1.0pp $84

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	0.41mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	8d	1	0.51mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	14d	1	0.74mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	16d	1	1.43mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	45d	1	1.43mi

HOA detail

• Monthly dues: $131 · $1,572/yr

Listing history 23 events

1. 2026-06-21
   days on market $199,000 Active 47 DOM
2. 2026-06-19
   days on market $199,000 Active 45 DOM
3. 2026-06-18
   days on market $199,000 Active 44 DOM
4. 2026-06-17
   days on market $199,000 Active 43 DOM
5. 2026-06-16
   days on market $199,000 Active 42 DOM
6. 2026-06-15
   days on market $199,000 Active 41 DOM
7. 2026-06-14
   days on market $199,000 Active 39 DOM
8. 2026-06-13
   days on market $199,000 Active 38 DOM
9. 2026-06-10
   days on market $199,000 Active 36 DOM
10. 2026-06-09
    days on market $199,000 Active 35 DOM
11. 2026-06-08
    days on market $199,000 Active 34 DOM
12. 2026-06-07
    days on market $199,000 Active 33 DOM
13. 2026-06-02
    days on market $199,000 Active 28 DOM
14. 2026-06-01
    days on market $199,000 Active 27 DOM
15. 2026-05-31
    days on market $199,000 Active 26 DOM
16. 2026-05-30
    days on market $199,000 Active 25 DOM
17. 2026-05-13
    status Active 727-char remark
18. 2026-05-10
    status Pending 727-char remark
19. 2026-05-02
    listed $199,000 Active 727-char remark
20. 2017-01-25
    soldstatus $13,250 476-char remark

    Show marketing remark (476 chars)

    This could be a great vacation, investment or year round home with a little work. Great place for the price!!! See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274

21. 2016-11-08
    listed $9,900 476-char remark

    Show marketing remark (476 chars)

    This could be a great vacation, investment or year round home with a little work. Great place for the price!!! See attachment for PAS requirements and WFHM offer submittal information in MLS document section. Please submit all offers to the listing broker/agent. To report any concerns with a listing broker/agent, or to report any property condition or other concern needing escalation (including concerns related to a previously submitted offer), please call: 1-877-617-5274

22. 2006-01-23
    soldstatus $84,900
23. 1999-06-17
    soldstatus $48,000

ⓘ 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: $1,744 · $145/mo
• Projected year-2 tax: $2,444 · $204/mo
• Expected delta: +$700/yr (+$58/mo · 40.1%)

ⓘ 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 1/10 Low 7 d/yr ≥89°F today · 15 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $24,158
• − Mortgage interest: −$11,147
• − Property taxes: −$1,744
• − Insurance: −$995
• − Repairs & maintenance: −$1,933
• − Management: −$1,933
• − HOA: −$1,572
• − Depreciation: −$5,789
• Taxable loss: −$955
• Est. tax savings @ 24.0%: +$229
• After-tax cash flow: $2,480/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

-96.0% since first listed

8 events — show timeline

• 2026-05-27 Listed for Rent $1,900 PMAR
• 2026-05-13 Relisted — PMAR
• 2026-05-10 Pending — PMAR
• 2026-05-02 Listed $199,000 PMAR
• 2017-01-25 Sold (MLS) $13,250 PMAR
• 2016-11-08 Listed $9,900 PMAR
• 2006-01-23 Sold (Public Records) $84,900 Public Records
• 1999-06-17 Sold (Public Records) $48,000 Public Records

Property tax history

-5.1%/yr

Latest (2026): $1,744 · +3.2% YoY. Source: county tax records.