8948 Deerfield Rd · Coolbaugh, PA 18466

$249,900

3 bd · 1.5 ba · 1,204 sqft · SingleFamily public records · 204 Days on market

Built 1986 9,147 sqft lot Est $237k · 5% over $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).

• Cash flow +10.3/30.0
• Appreciation +6.2/10.0
• ARV discount +5.1/15.0
• Schools +4.0/10.0
• 1% rule +3.0/10.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

FULLY RENOVATED, REDESIGNED, UPGRADED PROPERTY!!! SIMPLY A GEM, LOCATED IN THE AMMENITIES FILLED COMMUNITY! LOTS TO DO YEAR ROUND, HAS POOL, LAKES, TENNIS COURT, PLAYGROUNDS! MAKE IT YOUR VACATION HOME OR RENT IT OUT, AS SHORT TERM RENTALS ARE ALLOWED! NEW WORTHOUSE METAL ROOF, THAT WILL LAST A LIFETIME! New kitchen! NEW WINDOWS! NEW LUXURY, SCRATCH RESISTANT, WATERPROOF VINYL FLOORS! NEW HEATING BASEBOARDS! YOU HAVE TO COME AND SEE IT! IT WILL NOT LAST LONG!

Key facts

• Gated community
• Natural light
• Turn-key home

Tags

• FULLY FURNISHED
• TURN-KEY HOME
• GATED COMMUNITY
• SHORT-TERM RENTAL FRIENDLY
• OPEN-CONCEPT LAYOUT
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-138 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $226k (9.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $199k (20.4% below list).
• Recommended offer: $199k (20.4% 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $8k 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.
• 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

• It's been on market 204 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 12y ago; this cycle's ask is 13783% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $176k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $198,839 (20.4% 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 204 days. Have you received any prior offers? Is the seller open to a 20% 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: 0.80% ✗
• Cap rate: 5.63%
• Cash-on-cash: -2.37%
• DSCR: 0.89
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $237,188
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8229 Sunset Dr	0.10mi	3/2.0	1,144 (-5%)	2mo	$190,000	$166	83
7515 Crestview Dr	0.12mi	3/1.0	1,250 (+4%)	3mo	$300,000	$240	83
1094 Country Place Dr	0.25mi	3/2.0	1,140 (-5%)	2mo	$297,000	$261	76
126 Feather Ln	0.37mi	3/2.0	1,232 (+2%)	6mo	$130,000	$106	72
7511 Crestview Dr	0.12mi	3/2.0	1,342 (+12%)	2mo	$270,000	$201	72
8191 Elk Ct	0.35mi	3/2.0	1,134 (-6%)	2mo	$245,000	$216	71
8237 Natures Dr	0.37mi	3/2.0	1,260 (+5%)	6mo	$237,500	$188	68
1150 Country Place Dr	0.40mi	3/2.0	1,320 (+10%)	3mo	$240,000	$182	61
532 Country Place Dr	0.60mi	3/2.0	1,263 (+5%)	4mo	$242,000	$192	58
1143 Country Place Dr	0.39mi	3/1.0	1,080 (-10%)	6mo	$150,000	$139	58
6128 Boardwalk Dr	0.66mi	3/2.5	1,144 (-5%)	3mo	$285,000	$249	54
954 Country Place Dr	0.42mi	3/1.0	1,040 (-14%)	4mo	$205,000	$197	52

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: 3.3%
• Equity multiple: 1.18×
• Total profit: $12,924
• Equity at exit: $103,426

10-year hold

• IRR: 7.0%
• Equity multiple: 1.99×
• Total profit: $69,133
• Equity at exit: $152,761

Cash invested: $69,972 (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: 10.5×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$151 /mo · $1,816/yr
• Insurance: −$104
• HOA: −$143
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $-138

Break-even live

Break-even rent $2,163

Max offer price $225,506

Occupancy floor —

Sensitivity live

Price	-10% $3	-5% $-67	+0% $-138	+5% $-209	+10% $-280
Rent	-10% $-295	-5% $-217	+0% $-138	+5% $-60	+10% $19
Rate	-1.0pp $-12	-0.5pp $-75	base $-138	+0.5pp $-203	+1.0pp $-269

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	45d	1	0.35mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	17d	1	0.43mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	45d	1	0.43mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	45d	1	0.52mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	0.92mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	45d	1	0.94mi

HOA detail

• Monthly dues: $143 · $1,716/yr
• Likely covers: waterlandscapingpool

Listing history 21 events

1. 2026-04-28
   status Pending
2. 2026-04-26
   historical $1,800
3. 2026-04-23
   price $249,900
4. 2026-04-13
   listed $1,800
5. 2026-03-03
   price $262,000
6. 2026-02-04
   price $264,999
7. 2025-12-03
   price $265,000
8. 2025-10-08
   historical $1,800
9. 2025-10-07
   listed $267,000 Active
10. 2025-09-17
    listed $1,800
11. 2022-04-18
    historical
12. 2021-04-19
    soldstatus $176,500
13. 2021-04-15
    soldstatus $176,500 465-char remark

    Show marketing remark (465 chars)

    FULLY RENOVATED, REDESIGNED, UPGRADED PROPERTY!!! SIMPLY A GEM, LOCATED IN THE AMMENITIES FILLED COMMUNITY! LOTS TO DO YEAR ROUND, HAS POOL, LAKES, TENNIS COURT, PLAYGROUNDS! MAKE IT YOUR VACATION HOME OR RENT IT OUT, AS SHORT TERM RENTALS ARE ALLOWED! NEW WORTHOUSE METAL ROOF, THAT WILL LAST A LIFETIME! New kitchen! NEW WINDOWS! NEW LUXURY, SCRATCH RESISTANT, WATERPROOF VINYL FLOORS! NEW HEATING BASEBOARDS! YOU HAVE TO COME AND SEE IT! IT WILL NOT LAST LONG!

14. 2021-02-08
    listed $183,500 465-char remark

    Show marketing remark (465 chars)

    FULLY RENOVATED, REDESIGNED, UPGRADED PROPERTY!!! SIMPLY A GEM, LOCATED IN THE AMMENITIES FILLED COMMUNITY! LOTS TO DO YEAR ROUND, HAS POOL, LAKES, TENNIS COURT, PLAYGROUNDS! MAKE IT YOUR VACATION HOME OR RENT IT OUT, AS SHORT TERM RENTALS ARE ALLOWED! NEW WORTHOUSE METAL ROOF, THAT WILL LAST A LIFETIME! New kitchen! NEW WINDOWS! NEW LUXURY, SCRATCH RESISTANT, WATERPROOF VINYL FLOORS! NEW HEATING BASEBOARDS! YOU HAVE TO COME AND SEE IT! IT WILL NOT LAST LONG!

15. 2020-09-04
    soldstatus $69,000
16. 2014-12-30
    soldstatus $7,000
17. 2014-08-20
    listed $9,000
18. 2014-04-08
    listed $12,500
19. 2007-12-14
    soldstatus $130,000
20. 1992-12-01
    soldstatus $75,000
21. 1986-07-07
    soldstatus $15,900

ⓘ 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: $1,816 · $151/mo
• Projected year-2 tax: $2,882 · $240/mo
• Expected delta: +$1,066/yr (+$89/mo · 58.7%)

ⓘ 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 · 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: $23,861
• − Mortgage interest: −$13,998
• − Property taxes: −$1,816
• − Insurance: −$1,250
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − HOA: −$1,716
• − Depreciation: −$7,270
• Taxable loss: −$6,006
• Est. tax savings @ 24.0%: +$1,441
• After-tax cash flow: $-216/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

-88.7% since first listed

21 events — show timeline

• 2026-04-28 Pending — PMAR
• 2026-04-26 Rental Removed $1,800 PMAR
• 2026-04-23 Price Changed $249,900 PMAR
• 2026-04-13 Listed for Rent $1,800 PMAR
• 2026-03-03 Price Changed $262,000 PMAR
• 2026-02-04 Price Changed $264,999 PMAR
• 2025-12-03 Price Changed $265,000 PMAR
• 2025-10-08 Rental Removed $1,800 PMAR
• 2025-10-07 Listed $267,000 PMAR
• 2025-09-17 Listed for Rent $1,800 PMAR
• 2022-04-18 Listing Removed — GLVRMLS
• 2021-04-19 Sold (Public Records) $176,500 Public Records
• 2021-04-15 Sold (MLS) $176,500 PMAR
• 2021-02-08 Listed $183,500 PMAR
• 2020-09-04 Sold (Public Records) $69,000 Public Records
• 2014-12-30 Sold (MLS) $7,000 GLVRMLS
• 2014-08-20 Listed $9,000 GLVRMLS
• 2014-04-08 Listed $12,500 GLVRMLS
• 2007-12-14 Sold (Public Records) $130,000 Public Records
• 1992-12-01 Sold (Public Records) $75,000 Public Records
• 1986-07-07 Sold (Public Records) $15,900 Public Records

Property tax history

-5.1%/yr

Latest (2026): $1,816 · +3.2% YoY. Source: county tax records.