2554 Waterfront Dr · Coolbaugh, PA 18466

$279,000

4 bd · 2.0 ba · 1,418 sqft · SingleFamily public records · 279 Days on market

Built 1993 0.30 ac lot $197/sqft · 7% below area Est $301k · 7% under $143/mo HOA · 7% 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).

• ARV discount +10.9/15.0
• Cash flow +7.7/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• DSCR +1.8/10.0

Listing remarks MLS

WOW Price improved to sell! Beautifully updated 4-bedroom, 2-bath Cape Cod offering a bright and open floor plan. The modern kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space. A spacious living room with a cozy fireplace creates the perfect gathering spot. Firdt floor offers nicely sized living space and walk-out access to a private backyard surrounded by mature trees. Conveniently located near schools, shopping, and commuter routes, this move-in-ready home blends comfort and convenience in a desirable setting.

Key facts

• 0.3 acre lot
• Garage
• Built 1993

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $279k.

Deal economics

• At list price, monthly cash flow is $-328 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (20.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $204k (26.8% below list).
• Recommended offer: $204k (26.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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; 7 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 $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 5, 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 279 days — a 12% lower offer ($246k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 26y ago; this cycle's ask has dropped $66k (19%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $204,314 (26.8% 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 279 days. Have you received any prior offers? Is the seller open to a 27% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.73% ✗
• Cap rate: 4.88%
• Cash-on-cash: -5.03%
• DSCR: 0.78
• GRM: 11.4

CMA / ARV

• ARV (median comp): $301,469
• List price: $279,000
• Delta: -1.15%
• 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
2039 Skyview Ter	0.23mi	4/2.0	1,500 (+6%)	6mo	$295,000	$197	75
2834 Fairhaven Dr	0.46mi	3/2.0 (-1)	1,416 (-0%)	3mo	$255,000	$180	71
9458 Juniper Dr	0.43mi	3/2.0 (-1)	1,390 (-2%)	2mo	$157,900	$114	70
9050 Idlewild Dr	0.66mi	4/2.0	1,440 (+2%)	1mo	$285,000	$198	66
1066 Knollwood Dr	0.39mi	3/2.0 (-1)	1,350 (-5%)	6mo	$335,000	$248	64
2117 Rosemont Dr	0.34mi	3/2.5 (-1)	1,524 (+8%)	6mo	$290,000	$190	59
9390 Birch Ln	0.67mi	3/2.0 (-1)	1,376 (-3%)	3mo	$215,000	$156	57
1781 Rolling Hills Dr	0.45mi	4/2.0	1,224 (-14%)	2mo	$306,500	$250	54
1413 Waterfront Dr	0.36mi	3/2.0 (-1)	1,600 (+13%)	4mo	$283,000	$177	54
1654 Sunnyside Dr	0.41mi	3/2.0 (-1)	1,232 (-13%)	6mo	$170,000	$138	49
9318 Fairmount Way	0.62mi	3/2.0 (-1)	1,232 (-13%)	5mo	$175,000	$142	40
9670 Stony Hollow Dr	0.69mi	3/2.0 (-1)	1,236 (-13%)	4mo	$240,000	$194	38

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: 0.8%
• Equity multiple: 1.04×
• Total profit: $3,403
• Equity at exit: $115,469

10-year hold

• IRR: 4.8%
• Equity multiple: 1.68×
• Total profit: $53,434
• Equity at exit: $170,550

Cash invested: $78,120 (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: 11.4×

Monthly cashflow live

• Estimated rent: $2,043 high
• Mortgage (P&I): −$1,463
• Tax from tax record: −$219 /mo · $2,632/yr
• Insurance: −$116
• HOA: −$143
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $-328

Break-even live

Break-even rent $2,458

Max offer price $221,133

Occupancy floor —

Sensitivity live

Price	-10% $-170	-5% $-249	+0% $-328	+5% $-407	+10% $-486
Rent	-10% $-489	-5% $-408	+0% $-328	+5% $-247	+10% $-166
Rate	-1.0pp $-187	-0.5pp $-257	base $-328	+0.5pp $-400	+1.0pp $-473

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: $69,750
• Closing costs: $8,370
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	9d	1	0.38mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	22d	1	0.38mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	15d	1	0.47mi
1354 Winding Way Coolbaugh Township, PA	4.0	3.0	1870	$2,100	$1.12	22d	1	0.54mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	0.58mi
9696 Stony Hollow Dr Tobyhanna, PA	5.0	2.5	1048	$2,300	$2.19	15d	1	0.78mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	45d	1	1.48mi

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 41 events

1. 2026-06-21
   pricedays on market $279,000 Active 279 DOM
2. 2026-06-18
   days on market $298,000 Active 276 DOM
3. 2026-06-17
   days on market $298,000 Active 275 DOM
4. 2026-06-16
   days on market $298,000 Active 274 DOM
5. 2026-06-15
   days on market $298,000 Active 273 DOM
6. 2026-06-14
   days on market $298,000 Active 271 DOM
7. 2026-06-13
   days on market $298,000 Active 270 DOM
8. 2026-06-10
   days on market $298,000 Active 268 DOM
9. 2026-06-08
   days on market $298,000 Active 266 DOM
10. 2026-06-07
    days on market $298,000 Active 265 DOM
11. 2026-06-02
    days on market $298,000 Active 260 DOM
12. 2026-06-01
    days on market $298,000 Active 259 DOM
13. 2026-05-31
    days on market $298,000 Active 258 DOM
14. 2026-05-30
    days on market $298,000 Active 257 DOM
15. 2026-03-25
    price $299,999 561-char remark

    Show marketing remark (561 chars)

    WOW Price improved to sell! Beautifully updated 4-bedroom, 2-bath Cape Cod offering a bright and open floor plan. The modern kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space. A spacious living room with a cozy fireplace creates the perfect gathering spot. Firdt floor offers nicely sized living space and walk-out access to a private backyard surrounded by mature trees. Conveniently located near schools, shopping, and commuter routes, this move-in-ready home blends comfort and convenience in a desirable setting.

16. 2025-10-28
    price $330,000 561-char remark

    Show marketing remark (561 chars)

    WOW Price improved to sell! Beautifully updated 4-bedroom, 2-bath Cape Cod offering a bright and open floor plan. The modern kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space. A spacious living room with a cozy fireplace creates the perfect gathering spot. Firdt floor offers nicely sized living space and walk-out access to a private backyard surrounded by mature trees. Conveniently located near schools, shopping, and commuter routes, this move-in-ready home blends comfort and convenience in a desirable setting.

17. 2025-09-13
    listed $345,000 Active 561-char remark

    Show marketing remark (561 chars)

    WOW Price improved to sell! Beautifully updated 4-bedroom, 2-bath Cape Cod offering a bright and open floor plan. The modern kitchen features granite countertops, stainless steel appliances, and plenty of cabinet space. A spacious living room with a cozy fireplace creates the perfect gathering spot. Firdt floor offers nicely sized living space and walk-out access to a private backyard surrounded by mature trees. Conveniently located near schools, shopping, and commuter routes, this move-in-ready home blends comfort and convenience in a desirable setting.

18. 2024-11-15
    price $295,000
19. 2024-10-01
    price $299,900
20. 2024-09-17
    price $304,500
21. 2024-08-01
    listed $304,900 Active
22. 2024-03-13
    price $308,900
23. 2024-02-05
    status Active
24. 2024-01-18
    historical $2,300
25. 2024-01-17
    listed $309,900 Active
26. 2023-11-11
    listed $2,300
27. 2022-08-03
    soldstatus $293,000
28. 2022-08-01
    soldstatus $293,000
29. 2022-06-02
    listed $299,900
30. 2021-02-16
    soldstatus $179,250
31. 2020-11-30
    soldstatus $179,250
32. 2020-10-26
    listed $175,000
33. 2010-05-03
    soldstatus $115,000
34. 2010-04-17
    soldstatus $115,000
35. 2010-03-13
    listed $129,900
36. 2004-08-26
    soldstatus $138,000
37. 2002-01-02
    soldstatus $73,000
38. 2001-12-31
    soldstatus $73,000
39. 2001-11-02
    historical
40. 2000-07-26
    listed $79,000
41. 2000-07-26
    listed $79,000

ⓘ 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: $2,632 · $219/mo
• Projected year-2 tax: $3,520 · $293/mo
• Expected delta: +$888/yr (+$74/mo · 33.8%)

ⓘ 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 2/10 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: $24,518
• − Mortgage interest: −$15,628
• − Property taxes: −$2,632
• − Insurance: −$1,395
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − HOA: −$1,716
• − Depreciation: −$8,116
• Taxable loss: −$8,892
• Est. tax savings @ 24.0%: +$2,134
• After-tax cash flow: $-1,797/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

+279.7% since first listed

27 events — show timeline

• 2026-03-25 Price Changed $299,999 PMAR
• 2025-10-28 Price Changed $330,000 PMAR
• 2025-09-13 Listed $345,000 PMAR
• 2024-11-15 Price Changed $295,000 PMAR
• 2024-10-01 Price Changed $299,900 PMAR
• 2024-09-17 Price Changed $304,500 PMAR
• 2024-08-01 Listed $304,900 PMAR
• 2024-03-13 Price Changed $308,900 PMAR
• 2024-02-05 Relisted — PMAR
• 2024-01-18 Rental Removed $2,300 PMAR
• 2024-01-17 Listed $309,900 PMAR
• 2023-11-11 Listed for Rent $2,300 PMAR
• 2022-08-03 Sold (Public Records) $293,000 Public Records
• 2022-08-01 Sold (MLS) $293,000 PMAR
• 2022-06-02 Listed $299,900 PMAR
• 2021-02-16 Sold (Public Records) $179,250 Public Records
• 2020-11-30 Sold (MLS) $179,250 PMAR
• 2020-10-26 Listed $175,000 PMAR
• 2010-05-03 Sold (Public Records) $115,000 Public Records
• 2010-04-17 Sold (MLS) $115,000 PMAR
• 2010-03-13 Listed $129,900 PMAR
• 2004-08-26 Sold (Public Records) $138,000 Public Records
• 2002-01-02 Sold (Public Records) $73,000 Public Records
• 2001-12-31 Sold (MLS) $73,000 PMAR
• 2001-11-02 Listing Removed — GLVRMLS
• 2000-07-26 Listed $79,000 GLVRMLS
• 2000-07-26 Listed $79,000 PMAR

Property tax history

-3.8%/yr

Latest (2026): $2,632 · +3.2% YoY. Source: county tax records.