215 Larch Oval · Coolbaugh, PA 18466

$349,000

3 bd · 1.5 ba · 1,776 sqft · SingleFamily public records · 15 Days on market

Built 1970 0.28 ac lot Est $320k · 9% over $146/mo HOA · 5% 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 +9.7/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• ARV discount +3.4/15.0
• 1% rule +3.1/10.0
• DSCR +2.7/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Pristine Pocono Farms Ranch with Dedicated Den/Home Office & Pet-Friendly Yard!Welcome home to this beautiful 3-bedroom, 2-bathroom Ranch nestled in the highly sought-after Pocono Farms Country Club and Golf Community. Designed with modern living in mind, the home boasts a bright, inviting open-concept layout that effortlessly connects your living and entertaining spaces. Cozy up by the fireplace in the spacious living room, or host memorable gatherings in the expansive family and game room. Perfect for remote professionals, the dedicated den serves as an ideal home office, providing a quiet and productive workspace away from the main living areas. The well-appointed kitchen is a chef's delight, complete with modern appliances, ample storage, and a casual breakfast bar that opens to the formal dining room. Slip away to the massive primary suite, featuring a private reading area, a full en-suite bathroom, and its own direct entrance to the back deck. Outside, the fully fenced yard provides a safe haven for your furry family members to run freely. Living here means enjoying a resort-style lifestyle with unparalleled community amenities, including a PGA golf course, a brand-new Olympic-sized pool and splash pad, tennis and basketball courts, a modern gym, a lake, and a vibrant country club restaurant and bar featuring live entertainment. Don't miss your chance to own this private oasis!

Key facts

• 0.28 acre lot
• Community pool
• Built 1970

Property features AI

Finance

• HOA & community: HOA fee of $1,750 annually

Exterior

• Parking: Circular driveway; Driveway parking
• Utilities: Public water; On-site septic; Electric service for heating, cooling, and hot water
• Home design: Detached single-family home; Above-grade living (no below-grade area indicated); Fee simple ownership
• Construction: Masonry construction; Slab foundation
• Exterior features: Fully fenced yard; Community pool; Lot dimensions approximately 93 x 131

Interior

• Kitchen: Electric oven/range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Wood floors and carpet
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Electric baseboard heating; Central air conditioning; Ceiling fans; Electric hot water
• Interior features: Open floor plan; Breakfast area; Kitchen island; Skylights; Ceiling fans; Soaking tub; Walk-in shower; Carpeted areas; Wood floors; One gas/propane fireplace
• Laundry & utility: Washer and dryer on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $349k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $308k (11.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $284k (18.6% below list).
• Recommended offer: $284k (18.6% 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.
• Zoned schools: Clear Run El Ctr (717 students, 77% FRL); Pocono Mountain West Jhs (math 8% / reading 32%, grade F, #441 of 512 statewide, top 86%, 713 students, 75% FRL); Pocono Mountain West Hs (math 82% / reading 92%, grade A, #8 of 437 statewide, top 2%, 1,512 students, 63% FRL) — zoned schools average 72% FRL vs 49% district-wide (23 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 358 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $11k of equity ($2k loan paydown + $8k 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 ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($344k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Recommended offer $284,141 (18.6% 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. Built in 1970 — 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. 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?
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: 0.81% ✗
• Cap rate: 5.50%
• Cash-on-cash: -2.83%
• DSCR: 0.87
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $319,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4105 Arbutus Dr #1200	0.20mi	4/2.5 (+1)	1,922 (+8%)	9mo	$345,000	$180	61
216 Pheasant Pl	0.37mi	3/2.5	2,016 (+14%)	1mo	$365,000	$181	56
2589 Country Club Dr	0.54mi	4/3.0 (+1)	1,776 (0%)	12mo	$430,000	$242	54
108 Black Bear Ln	0.52mi	4/2.0 (+1)	1,920 (+8%)	4mo	$369,000	$192	52
3605 Cedar Ln	0.62mi	4/2.0 (+1)	1,920 (+8%)	9mo	$295,000	$154	43
605 Quail Ln	0.50mi	3/1.5	1,512 (-15%)	12mo	$295,000	$195	42
1110 Kilmer Rd Rd	0.71mi	3/2.0	1,680 (-5%)	17mo	$270,000	$161	42
304 Winchester Dr	0.53mi	4/3.0 (+1)	1,864 (+5%)	19mo	$350,000	$188	40
210 Locust Ln	0.72mi	4/2.0 (+1)	1,703 (-4%)	16mo	$295,000	$173	40
5127 Iroquois St	0.61mi	4/2.0 (+1)	1,524 (-14%)	2mo	$245,000	$161	40
3522 Wren Run	0.58mi	4/2.0 (+1)	1,953 (+10%)	14mo	$347,000	$178	37
3630 Cedar Ln	0.66mi	4/2.5 (+1)	1,962 (+10%)	20mo	$275,000	$140	27

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: 2.9%
• Equity multiple: 1.16×
• Total profit: $15,724
• Equity at exit: $144,440

10-year hold

• IRR: 6.6%
• Equity multiple: 1.94×
• Total profit: $91,682
• Equity at exit: $213,340

Cash invested: $97,720 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,841 medium
• Mortgage (P&I): −$1,830
• Tax from tax record: −$353 /mo · $4,240/yr
• Insurance: −$145
• HOA: −$146
• Vacancy / Maint / Mgmt: −$597
• Net cashflow: $-230

Break-even live

Break-even rent $3,133

Max offer price $308,329

Occupancy floor —

Sensitivity live

Price	-10% $-33	-5% $-131	+0% $-230	+5% $-329	+10% $-428
Rent	-10% $-455	-5% $-342	+0% $-230	+5% $-118	+10% $-6
Rate	-1.0pp $-54	-0.5pp $-141	base $-230	+0.5pp $-321	+1.0pp $-413

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: $87,250
• Closing costs: $10,470
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2570 Country Club Dr Tobyhanna, PA	3.0	2.5	1990	$2,650	$1.33	45d	1	0.59mi
5108 Seneca Way Tobyhanna, PA	3.0	2.5	2466	$3,200	$1.30	45d	1	0.75mi
163 Long Woods Rd Tobyhanna, PA	3.0	2.0	1983	$2,400	$1.21	45d	1	0.81mi
6385 Cherokee Trl Tobyhanna, PA	3.0	3.0	2028	$3,500	$1.73	45d	1	1.34mi

HOA detail

• Monthly dues: $146 · $1,752/yr
• Likely covers: poolgym

Listing history 13 events

1. 2026-06-21
   days on market $349,000 Active 15 DOM
2. 2026-06-19
   days on market $349,000 Active 13 DOM
3. 2026-06-18
   days on market $349,000 Active 12 DOM
4. 2026-06-17
   days on market $349,000 Active 11 DOM
5. 2026-06-16
   days on market $349,000 Active 10 DOM
6. 2026-06-15
   days on market $349,000 Active 9 DOM
7. 2026-06-14
   days on market $349,000 Active 7 DOM
8. 2026-06-13
   days on market $349,000 Active 6 DOM
9. 2026-06-10
   days on market $349,000 Active 4 DOM
10. 2026-06-09
    days on market $349,000 Active 3 DOM
11. 2026-06-08
    days on market $349,000 Active 2 DOM
12. 2026-06-07
    remarks 695-char remark

    Show marketing remark (1412 chars)

    Pristine Pocono Farms Ranch with Dedicated Den/Home Office & Pet-Friendly Yard!Welcome home to this beautiful 3-bedroom, 2-bathroom Ranch nestled in the highly sought-after Pocono Farms Country Club and Golf Community. Designed with modern living in mind, the home boasts a bright, inviting open-concept layout that effortlessly connects your living and entertaining spaces. Cozy up by the fireplace in the spacious living room, or host memorable gatherings in the expansive family and game room. Perfect for remote professionals, the dedicated den serves as an ideal home office, providing a quiet and productive workspace away from the main living areas. The well-appointed kitchen is a chef's delight, complete with modern appliances, ample storage, and a casual breakfast bar that opens to the formal dining room. Slip away to the massive primary suite, featuring a private reading area, a full en-suite bathroom, and its own direct entrance to the back deck. Outside, the fully fenced yard provides a safe haven for your furry family members to run freely. Living here means enjoying a resort-style lifestyle with unparalleled community amenities, including a PGA golf course, a brand-new Olympic-sized pool and splash pad, tennis and basketball courts, a modern gym, a lake, and a vibrant country club restaurant and bar featuring live entertainment. Don't miss your chance to own this private oasis!

13. 2026-06-07
    listed $349,000 Active 1 DOM

    Show marketing remark (1412 chars)

    Pristine Pocono Farms Ranch with Dedicated Den/Home Office & Pet-Friendly Yard!Welcome home to this beautiful 3-bedroom, 2-bathroom Ranch nestled in the highly sought-after Pocono Farms Country Club and Golf Community. Designed with modern living in mind, the home boasts a bright, inviting open-concept layout that effortlessly connects your living and entertaining spaces. Cozy up by the fireplace in the spacious living room, or host memorable gatherings in the expansive family and game room. Perfect for remote professionals, the dedicated den serves as an ideal home office, providing a quiet and productive workspace away from the main living areas. The well-appointed kitchen is a chef's delight, complete with modern appliances, ample storage, and a casual breakfast bar that opens to the formal dining room. Slip away to the massive primary suite, featuring a private reading area, a full en-suite bathroom, and its own direct entrance to the back deck. Outside, the fully fenced yard provides a safe haven for your furry family members to run freely. Living here means enjoying a resort-style lifestyle with unparalleled community amenities, including a PGA golf course, a brand-new Olympic-sized pool and splash pad, tennis and basketball courts, a modern gym, a lake, and a vibrant country club restaurant and bar featuring live entertainment. Don't miss your chance to own this private oasis!

ⓘ 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: $4,240 · $353/mo
• Projected year-2 tax: $4,877 · $406/mo
• Expected delta: +$637/yr (+$53/mo · 15.0%)

ⓘ 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 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: $34,097
• − Mortgage interest: −$19,549
• − Property taxes: −$4,240
• − Insurance: −$1,745
• − Repairs & maintenance: −$2,728
• − Management: −$2,728
• − HOA: −$1,752
• − Depreciation: −$10,153
• Taxable loss: −$8,798
• Est. tax savings @ 24.0%: +$2,111
• After-tax cash flow: $-651/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

+111.5% since first listed

11 events — show timeline

• 2026-06-07 Listed $349,000 GLVRMLS
• 2026-06-07 Listed $349,000 BRIGHT MLS
• 2026-06-03 Coming Soon $349,000 BRIGHT MLS
• 2026-05-04 Listed $349,000 PMAR
• 2023-07-31 Sold (Public Records) $320,000 Public Records
• 2023-07-24 Sold (MLS) $320,000 PMAR
• 2023-06-08 Listed $315,000 PMAR
• 2023-04-27 Listed $315,000 PMAR
• 2018-07-16 Sold (Public Records) $162,000 Public Records
• 2018-07-13 Sold (MLS) $162,000 PMAR
• 2018-05-17 Listed $165,000 PMAR

Property tax history

+1.9%/yr

Latest (2026): $4,240 · +3.2% YoY. Source: county tax records.