3322 Woodland Dr · Coolbaugh, PA 18466

$245,000

3 bd · 1.0 ba · 844 sqft · SingleFamily public records · 4 Days on market

Built 1986 0.28 ac lot $290/sqft · 80% above area Est $233k · at est. $149/mo HOA · 6% 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 +16.3/30.0
• Appreciation +6.2/10.0
• ARV discount +5.3/15.0
• DSCR +5.1/10.0
• 1% rule +4.4/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Welcome to 3322 Woodland Dr, an upgraded split-level home located in an STR-friendly community with year-round amenities and everyday convenience. This well-maintained property features a new roof installed in 2019, a wood-burning stove, and an open-layout kitchen that creates a bright and inviting main living space. Plenty of natural light flows throughout the home, giving it a warm and welcoming feel. Situated on a corner lot, the property also offers a brand-new deck, perfect for relaxing, entertaining, or enjoying the outdoors. Conveniently located close to highways, fitness centers, restaurants, grocery stores, and with a public bus stop just outside the community gate, this home provi

Key facts

• Open-layout kitchen
• Brand-new deck
• Wood-burning stove

Tags

• UPGRADED SPLIT-LEVEL HOME
• NEW ROOF
• WOOD-BURNING STOVE
• OPEN-LAYOUT KITCHEN
• CORNER LOT
• BRAND-NEW DECK

Property features AI

Finance

• Other: Subdivision: A Pocono Country Place
• HOA & community: Homeowners association with annual fee; Annual association fee reported; Community amenities include security, gated entry, clubhouse, dog park, playground, tennis courts, basketball court, pool, and other amenities

Exterior

• Parking: Driveway; Gravel parking
• Utilities: Public water; Public sewer; 200+ amp electrical service
• Home design: Single-family house; Residential property; One story (entry/levels not specified)
• Construction: Vinyl siding; Asphalt roof; Built structure type: House; Finished above-grade and below-grade living areas (total finished area provided)
• Exterior features: Deck; Shed(s); Corner lot; Paved road frontage; Private road with private maintenance

Interior

• Kitchen: Electric cooktop; Electric oven; Electric range; Refrigerator
• Bedrooms: 5 total rooms (bedroom count not specified separately)
• Flooring: Hardwood; Slate; Vinyl
• Bathrooms: 2 full bathrooms
• Fireplace: One masonry fireplace in the living room
• Heating & cooling: Baseboard heating; Wood stove; Electric heating; Ceiling fans for cooling
• Interior features: High ceilings; His and hers closets; Ceiling fans; Storage; Skylight(s); Unfurnished
• Laundry & utility: Washer; Dryer; Washer and dryer hookups in kitchen; Main level laundry; Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $245k.

Deal economics

• At list price, monthly cash flow is $136 ($2k/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 $230k (6.1% below list).
• Recommended offer: $230k (6.1% 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 $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 $69k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 5y 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.
• Current owner paid $190k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $230,000 (6.1% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.94% ✗
• Cap rate: 6.96%
• Cash-on-cash: 2.38%
• DSCR: 1.11
• GRM: 8.9

CMA / ARV

• ARV (median comp): $233,486
• List price: $245,000
• Delta: 11.14%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3050 Briarwood Dr	0.23mi	3/1.0	912 (+8%)	3mo	$170,000	$186	73
209 Greenbriar Cir	0.53mi	3/1.0	864 (+2%)	12mo	$210,000	$243	62
3174 Carobeth Dr	0.11mi	2/1.5 (-1)	739 (-12%)	8mo	$235,000	$318	61
6337 Ventnor Dr	0.49mi	3/1.0	744 (-12%)	4mo	$76,000	$102	54
6331 Ventnor Dr	0.49mi	2/1.0 (-1)	864 (+2%)	24mo	$139,500	$161	49
6309 Ventnor Dr	0.54mi	2/1.0 (-1)	913 (+8%)	9mo	$165,000	$181	48
488 Country Place Dr	0.54mi	2/1.0 (-1)	744 (-12%)	4mo	$180,000	$242	47
6269 Park Pl	0.45mi	2/1.0 (-1)	893 (+6%)	22mo	$165,000	$185	46
6307 Ventnor Dr	0.55mi	3/1.0	960 (+14%)	13mo	$175,000	$182	41
6124 Boardwalk Dr	0.67mi	2/1.0 (-1)	768 (-9%)	17mo	$169,000	$220	34

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: 7.9%
• Equity multiple: 1.44×
• Total profit: $29,958
• Equity at exit: $101,398

10-year hold

• IRR: 10.9%
• Equity multiple: 2.53×
• Total profit: $105,115
• Equity at exit: $149,766

Cash invested: $68,600 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,285
• Tax from tax record: −$145 /mo · $1,742/yr
• Insurance: −$102
• HOA: −$149
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $136

Break-even live

Break-even rent $2,128

Max offer price $245,000

Occupancy floor 89%

Sensitivity live

Price	-10% $275	-5% $205	+0% $136	+5% $67	+10% $-3
Rent	-10% $-46	-5% $45	+0% $136	+5% $227	+10% $318
Rate	-1.0pp $259	-0.5pp $198	base $136	+0.5pp $72	+1.0pp $8

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: $61,250
• Closing costs: $7,350
• Reserves months: —
• Total cash needed: —

Rent comps 1 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	1.50mi

HOA detail

• Monthly dues: $149 · $1,788/yr
• Likely covers: gym

Listing history 24 events

1. 2026-06-21
   days on market $245,000 Active 4 DOM
2. 2026-06-19
   days on market $245,000 Active 2 DOM
3. 2026-06-18
   pricedays on marketlisting id $245,000 Active 1 DOM
4. 2026-06-13
   days on market $259,500 Active 36 DOM
5. 2026-06-10
   days on market $259,500 Active 34 DOM
6. 2026-06-09
   days on market $259,500 Active 33 DOM
7. 2026-06-08
   days on market $259,500 Active 32 DOM
8. 2026-06-07
   days on market $259,500 Active 31 DOM
9. 2026-06-02
   days on market $259,500 Active 26 DOM
10. 2026-06-01
    days on market $259,500 Active 25 DOM
11. 2026-05-31
    days on market $259,500 Active 24 DOM
12. 2026-05-30
    days on market $259,500 Active 23 DOM
13. 2026-05-07
    listed $259,500 Active 703-char remark
14. 2026-05-07
    listed $259,500 Active 702-char remark
15. 2026-05-01
    historical
16. 2026-01-27
    historical $2,100
17. 2025-12-09
    listed $2,100
18. 2025-12-09
    historical $2,100
19. 2025-10-15
    listed $277,000 Active
20. 2025-07-09
    listed $2,100
21. 2022-02-11
    soldstatus $190,000
22. 2022-02-05
    soldstatus $190,000
23. 2021-12-28
    listed $205,000
24. 1978-05-18
    soldstatus $8,500

ⓘ 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: $1,742 · $145/mo
• Projected year-2 tax: $2,807 · $234/mo
• Expected delta: +$1,064/yr (+$89/mo · 61.1%)

ⓘ 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 1/10 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: $27,600
• − Mortgage interest: −$13,724
• − Property taxes: −$1,742
• − Insurance: −$1,225
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$1,788
• − Depreciation: −$7,127
• Taxable loss: −$2,423
• Est. tax savings @ 24.0%: +$581
• After-tax cash flow: $2,212/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

+2782.4% since first listed

14 events — show timeline

• 2026-06-17 Listed $245,000 PMAR
• 2026-06-13 Listing Removed — GLVRMLS
• 2026-05-07 Listed $259,500 PMAR
• 2026-05-07 Listed $259,500 GLVRMLS
• 2026-05-01 Listing Removed — GLVRMLS
• 2026-01-27 Rental Removed $2,100 GLVRMLS
• 2025-12-09 Listed for Rent $2,100 GLVRMLS
• 2025-12-09 Rental Removed $2,100 PMAR
• 2025-10-15 Listed $277,000 GLVRMLS
• 2025-07-09 Listed for Rent $2,100 PMAR
• 2022-02-11 Sold (Public Records) $190,000 Public Records
• 2022-02-05 Sold (MLS) $190,000 PMAR
• 2021-12-28 Listed $205,000 PMAR
• 1978-05-18 Sold (Public Records) $8,500 Public Records

Property tax history

-5.2%/yr

Latest (2026): $1,742 · +3.2% YoY. Source: county tax records.