9095 Idlewild Dr · Coolbaugh, PA 18466

$239,000

4 bd · 1.5 ba · 1,456 sqft · SingleFamily public records · 107 Days on market

Built 1979 9,147 sqft lot $164/sqft · 24% above area Est $273k · 12% under $148/mo HOA · 7% of rent

---

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 +14.0/30.0
• ARV discount +13.1/15.0
• Appreciation +6.2/10.0
• DSCR +4.3/10.0
• Schools +4.0/10.0
• 1% rule +3.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

These 5 bedrooms and 2 bathrooms are sits in Amenity filled gated community of A Pocono Country Pl. The community includes Swimming pool, tennis court, Beaches, Playground, Fishing, boating, LOW Taxes, bring your whole family or get ready for your Guests. Short term Rental friendly. Close to many attractions, Mt Airy Casino, Water parks, Pocono Raceway, state parks, restaurant, outlet, ski area. .. .. . A must see!!!!!

Key facts

• Gated community
• Tennis court
• Swimming pool

Tags

• GATED COMMUNITY
• SWIMMING POOL
• TENNIS COURT
• SHORT TERM RENTAL FRIENDLY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $33 ($394/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (11.2% below list).
• Recommended offer: $212k (11.2% below list) — sets the bar for 1% rule.

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: 355 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $7k 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.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, 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 107 days — a 9% lower offer ($217k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y ago; this cycle's ask has dropped $20k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $239k implies a 335% gain — meaningful room to come down on a strong offer.

Recommended offer $212,196 (11.2% below list)

Questions for the listing agent

1. It's been on market 107 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — 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. 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. 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: 0.89% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 9.4

CMA / ARV

• ARV (median comp): $273,134
• List price: $239,000
• Delta: -12.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9050 Idlewild Dr	0.33mi	4/2.0	1,440 (-1%)	1mo	$285,000	$198	80
9390 Birch Ln	0.16mi	3/2.0 (-1)	1,376 (-6%)	3mo	$215,000	$156	74
9386 Fairmount Way	0.20mi	3/2.0 (-1)	1,412 (-3%)	14mo	$205,000	$145	67
9378 Fairmount Way	0.15mi	3/2.0 (-1)	1,622 (+11%)	0mo	$360,000	$222	66
9458 Juniper Dr	0.48mi	3/2.0 (-1)	1,390 (-4%)	2mo	$157,900	$114	62
9033 Idlewild Dr	0.45mi	3/2.0 (-1)	1,404 (-4%)	7mo	$240,000	$171	61
2039 Skyview Ter	0.61mi	4/2.0	1,500 (+3%)	6mo	$295,000	$197	60
9416 Juniper Dr	0.44mi	3/2.0 (-1)	1,406 (-3%)	9mo	$167,000	$119	59
1053 Country Place Dr	0.74mi	4/2.0	1,500 (+3%)	12mo	$295,000	$197	48
2117 Rosemont Dr	0.65mi	3/2.5 (-1)	1,524 (+5%)	6mo	$290,000	$190	47
2261 Whippoorwill Dr	0.65mi	4/2.0	1,575 (+8%)	15mo	$353,000	$224	42
1041 Country Place Dr	0.73mi	3/1.0 (-1)	1,560 (+7%)	8mo	$220,000	$141	41

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: 6.2%
• Equity multiple: 1.34×
• Total profit: $22,870
• Equity at exit: $98,915

10-year hold

• IRR: 9.4%
• Equity multiple: 2.33×
• Total profit: $88,827
• Equity at exit: $146,098

Cash invested: $66,920 (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: 9.4×

Monthly cashflow live

• Estimated rent: $2,122 high
• Mortgage (P&I): −$1,253
• Tax from tax record: −$143 /mo · $1,712/yr
• Insurance: −$100
• HOA: −$148
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $33

Break-even live

Break-even rent $2,080

Max offer price $239,000

Occupancy floor 93%

Sensitivity live

Price	-10% $168	-5% $100	+0% $33	+5% $-35	+10% $-102
Rent	-10% $-135	-5% $-51	+0% $33	+5% $117	+10% $200
Rate	-1.0pp $153	-0.5pp $94	base $33	+0.5pp $-29	+1.0pp $-92

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9696 Stony Hollow Dr Tobyhanna, PA	5.0	2.5	1048	$2,300	$2.19	14d	1	0.39mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	0.48mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	21d	1	0.51mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	16d	1	0.88mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	0.88mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	14d	1	1.20mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	8d	1	1.21mi
1354 Winding Way Coolbaugh Township, PA	4.0	3.0	1870	$2,100	$1.12	21d	1	1.21mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	1.26mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	44d	1	1.39mi

HOA detail

• Monthly dues: $148 · $1,776/yr
• Likely covers: waterpoolsecurity

Listing history 27 events

1. 2026-06-18
   days on market $239,000 Active 107 DOM
2. 2026-06-17
   days on market $239,000 Active 106 DOM
3. 2026-06-16
   days on market $239,000 Active 105 DOM
4. 2026-06-15
   days on market $239,000 Active 104 DOM
5. 2026-06-14
   days on market $239,000 Active 102 DOM
6. 2026-06-13
   days on market $239,000 Active 101 DOM
7. 2026-06-10
   days on market $239,000 Active 99 DOM
8. 2026-06-08
   days on market $239,000 Active 97 DOM
9. 2026-06-07
   days on market $239,000 Active 96 DOM
10. 2026-06-02
    pricedays on market $239,000 Active 91 DOM
11. 2026-06-01
    days on market $239,900 Active 90 DOM
12. 2026-05-31
    days on market $239,900 Active 89 DOM
13. 2026-05-30
    days on market $239,900 Active 88 DOM
14. 2026-05-01
    price $239,900 422-char remark

    Show marketing remark (422 chars)

    These 5 bedrooms and 2 bathrooms are sits in Amenity filled gated community of A Pocono Country Pl. The community includes Swimming pool, tennis court, Beaches, Playground, Fishing, boating, LOW Taxes, bring your whole family or get ready for your Guests. Short term Rental friendly. Close to many attractions, Mt Airy Casino, Water parks, Pocono Raceway, state parks, restaurant, outlet, ski area. .. .. . A must see!!!!!

15. 2026-03-03
    listed $259,000 Active 422-char remark

    Show marketing remark (422 chars)

    These 5 bedrooms and 2 bathrooms are sits in Amenity filled gated community of A Pocono Country Pl. The community includes Swimming pool, tennis court, Beaches, Playground, Fishing, boating, LOW Taxes, bring your whole family or get ready for your Guests. Short term Rental friendly. Close to many attractions, Mt Airy Casino, Water parks, Pocono Raceway, state parks, restaurant, outlet, ski area. .. .. . A must see!!!!!

16. 2025-09-29
    price $239,000
17. 2025-09-20
    price $249,000
18. 2025-08-29
    listed $259,000 Active
19. 2024-07-17
    price $274,900
20. 2024-06-14
    price $275,000
21. 2024-04-03
    listed $285,000 Active
22. 2009-06-04
    soldstatus $55,000
23. 2008-11-25
    listed $64,900
24. 2006-05-17
    soldstatus $138,900
25. 2006-05-15
    soldstatus $138,900
26. 2006-03-08
    listed $138,900
27. 2005-09-30
    soldstatus $82,000

ⓘ 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: $1,712 · $143/mo
• Projected year-2 tax: $2,744 · $229/mo
• Expected delta: +$1,032/yr (+$86/mo · 60.3%)

ⓘ 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 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: $25,464
• − Mortgage interest: −$13,388
• − Property taxes: −$1,712
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,037
• − Management: −$2,037
• − HOA: −$1,776
• − Depreciation: −$6,953
• Taxable loss: −$3,633
• Est. tax savings @ 24.0%: +$872
• After-tax cash flow: $1,266/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

+192.6% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $239,900 PMAR
• 2026-03-03 Listed $259,000 PMAR
• 2025-09-29 Price Changed $239,000 PMAR
• 2025-09-20 Price Changed $249,000 PMAR
• 2025-08-29 Listed $259,000 PMAR
• 2024-07-17 Price Changed $274,900 PMAR
• 2024-06-14 Price Changed $275,000 PMAR
• 2024-04-03 Listed $285,000 PMAR
• 2009-06-04 Sold (MLS) $55,000 PMAR
• 2008-11-25 Listed $64,900 PMAR
• 2006-05-17 Sold (Public Records) $138,900 Public Records
• 2006-05-15 Sold (MLS) $138,900 PMAR
• 2006-03-08 Listed $138,900 PMAR
• 2005-09-30 Sold (Public Records) $82,000 Public Records

Property tax history

-3.2%/yr

Latest (2026): $1,712 · +3.2% YoY. Source: county tax records.