1692 Moonbeam Ter · Coolbaugh, PA 18466

$300,009

2 bd · 2.0 ba · 1,889 sqft · SingleFamily public records · 18 Days on market

Built 1986 10,454 sqft lot Est $310k · at est.

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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 +10.4/30.0
• ARV discount +8.9/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0

Listing remarks

Nice home needs TLC

Key facts

• 0.24 acre lot
• Built 1986
• Listed 18 days

Property features AI

Exterior

• Home design: Single-family house; Living area about 1,889
• Exterior features: Lot of approximately 10,454 sq ft

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $-157 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $272k (9.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (28.3% below list).
• Recommended offer: $215k (28.3% 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; 1 comparable units currently listed for rent nearby; 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 ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $16k; list at $300k implies a 1787% gain — meaningful room to come down on a strong offer.

Recommended offer $215,000 (28.3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 5.66%
• Cash-on-cash: -2.25%
• DSCR: 0.90
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $309,796
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1913 Horseshoe Bnd	0.08mi	3/2.0 (+1)	1,808 (-4%)	15mo	$275,000	$152	71
2505 Waterfront Dr	0.43mi	3/2.5 (+1)	1,726 (-9%)	3mo	$535,000	$310	56
1977 Horseshoe	0.19mi	3/1.5 (+1)	1,744 (-8%)	19mo	$199,900	$115	56
1456 Waterfront Dr	0.55mi	3/2.0 (+1)	1,800 (-5%)	15mo	$295,000	$164	48
2871 Fairhaven Dr	0.61mi	3/2.0 (+1)	1,712 (-9%)	5mo	$236,000	$138	46
2630 Foxledge Dr	0.43mi	3/2.0 (+1)	1,620 (-14%)	9mo	$220,000	$136	44
2647 Highview Dr	0.70mi	3/1.5 (+1)	1,700 (-10%)	2mo	$185,000	$109	42
2744 Cleremont Dr	0.47mi	3/2.0 (+1)	1,668 (-12%)	14mo	$297,000	$178	42
2549 Waterfront Dr	0.69mi	3/2.0 (+1)	1,832 (-3%)	20mo	$555,000	$303	41
1431 Waterfront Dr	0.73mi	3/2.5 (+1)	1,774 (-6%)	10mo	$550,000	$310	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: 3.4%
• Equity multiple: 1.19×
• Total profit: $15,920
• Equity at exit: $124,164

10-year hold

• IRR: 7.0%
• Equity multiple: 1.99×
• Total profit: $83,525
• Equity at exit: $183,392

Cash invested: $84,003 (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: $2,150 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$158 /mo · $1,892/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $-157

Break-even live

Break-even rent $2,349

Max offer price $272,189

Occupancy floor —

Sensitivity live

Price	-10% $12	-5% $-73	+0% $-157	+5% $-242	+10% $-327
Rent	-10% $-327	-5% $-242	+0% $-157	+5% $-73	+10% $12
Rate	-1.0pp $-6	-0.5pp $-81	base $-157	+0.5pp $-235	+1.0pp $-314

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: $75,002
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9294 Bluebird Ct Tobyhanna, PA	3.0	2.5	2107	$2,150	$1.02	15d	1	1.23mi

Listing history 12 events

1. 2026-06-22
   days on market $300,009 Active 18 DOM
2. 2026-06-21
   days on market $300,009 Active 17 DOM
3. 2026-06-18
   days on market $300,009 Active 14 DOM
4. 2026-06-17
   days on market $300,009 Active 13 DOM
5. 2026-06-16
   days on market $300,009 Active 12 DOM
6. 2026-06-15
   days on market $300,009 Active 11 DOM
7. 2026-06-14
   days on market $300,009 Active 9 DOM
8. 2026-06-13
   days on market $300,009 Active 8 DOM
9. 2026-06-10
   days on market $300,009 Active 6 DOM
10. 2026-06-08
    days on market $300,009 Active 4 DOM
11. 2026-06-07
    remarks 19-char remark
12. 2026-06-07
    listed $300,009 Active 3 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: $1,892 · $158/mo
• Projected year-2 tax: $3,316 · $276/mo
• Expected delta: +$1,424/yr (+$119/mo · 75.2%)

ⓘ 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 ≥90°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: $25,800
• − Mortgage interest: −$16,805
• − Property taxes: −$1,892
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$8,728
• Taxable loss: −$7,253
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $-149/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

+1786.8% since first listed

2 events — show timeline

• 2026-06-04 Listed $300,009 ForSaleByOwner.com
• 1985-08-08 Sold (Public Records) $15,900 Public Records

Property tax history

-7.3%/yr

Latest (2026): $1,892 · +3.2% YoY. Source: county tax records.