1292 Winding Way · Coolbaugh, PA 18466

$255,000

3 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 33 Days on market

Built 1977 10,454 sqft lot $245/sqft · 87% above area Est $239k · 7% over $149/mo HOA · 8% of rent

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Why this score? — see what drove the F 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 +7.8/30.0
• Appreciation +6.2/10.0
• ARV discount +4.5/15.0
• Schools +4.0/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.9/10.0

Listing remarks MLS

Located in a premier STR-friendly community, this home offers the perfect setup for guests or family living. Interior features beautiful hardwood floors, updated kitchen and woodburning fireplace. The spacious layout include 3 upstairs bedrooms and 2 additional rooms downstairs, perfect for extra bedrooms, game room or office space. Enjoy an expansive deck overlooking a quiet wooded lot, large driveway and a one car garage. Community amenities include multiple pools, splash park, beaches, tennis, basketball and pickleball courts, along with playgrounds and mini golf. Close to Kalahari, Camelback, and local attractions.

Key facts

• Quiet wooded lot
• Updated kitchen
• Hardwood floors

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• WOODBURNING FIREPLACE
• EXPANSIVE DECK
• QUIET WOODED LOT
• MULTIPLE POOLS

Property features AI

Finance

• HOA & community: Annual association fee of $1,788

Exterior

• Parking: Attached garage; Driveway
• Utilities: 200+ amp electric service with circuit breakers; Public water; Public sewer
• Home design: Single-story home; Vinyl siding; Asphalt/fiberglass roof
• Construction: Vinyl siding construction
• Exterior features: Deck; Flat lot; Private road frontage

Interior

• Kitchen: Dishwasher; Electric oven and electric range; Microwave; Electric water heater
• Bedrooms: Bedroom on lower level; Multiple bedrooms on first level
• Flooring: Carpet; Hardwood; Laminate; Resilient flooring; Tile
• Bathrooms: Two full bathrooms
• Heating & cooling: Electric baseboard heating; Wall cooling unit(s)
• Interior features: Dining area and separate/formal dining room; Finished full basement with walk-out access; Wood-burning fireplace
• Laundry & utility: Washer hookup; Dryer hookup; Laundry located on lower level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $-280 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $206k (19.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (24.0% below list).
• Recommended offer: $194k (24.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 33 days — a 3% lower offer ($247k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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 $212k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $193,822 (24.0% 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 33 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.76% ✗
• Cap rate: 4.98%
• Cash-on-cash: -4.70%
• DSCR: 0.79
• GRM: 11.0

CMA / ARV

• ARV (median comp): $239,200
• List price: $255,000
• Delta: 10.79%
• Verdict: OVERPRICED
• Comps: 10 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1259 Winding Way	0.19mi	3/1.0	1,026 (-1%)	6mo	$184,900	$180	84
2638 Foxledge Dr	0.60mi	3/2.0	1,021 (-2%)	1mo	$190,000	$186	64
1125 Knollwood Dr	0.35mi	3/1.0	1,124 (+8%)	9mo	$223,000	$198	63
1900 Horseshoe Bnd	0.27mi	3/1.5	1,149 (+10%)	9mo	$225,000	$196	61
1306 Winding Way	0.10mi	3/2.0	1,165 (+12%)	14mo	$225,000	$193	60
1268 Winding Way	0.16mi	3/2.0	1,160 (+12%)	20mo	$250,000	$216	53
1105 Knollwood Dr	0.49mi	2/1.5 (-1)	1,010 (-3%)	16mo	$175,800	$174	52
1575 Black Birch Way	0.69mi	3/2.0	1,032 (-1%)	15mo	$212,000	$205	50
1208 Fox Trl	0.57mi	3/2.0	960 (-8%)	9mo	$192,000	$200	49
2946 Vera Ct	0.62mi	3/1.5	1,092 (+5%)	22mo	$299,000	$274	42
2755 Cleremont Dr	0.65mi	3/2.0	1,196 (+15%)	15mo	$190,000	$159	28

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: 1.1%
• Equity multiple: 1.06×
• Total profit: $4,387
• Equity at exit: $105,537

10-year hold

• IRR: 5.1%
• Equity multiple: 1.72×
• Total profit: $51,657
• Equity at exit: $155,879

Cash invested: $71,400 (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: 11.0×

Monthly cashflow live

• Estimated rent: $1,938 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$218 /mo · $2,621/yr
• Insurance: −$106
• HOA: −$149
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $-280

Break-even live

Break-even rent $2,292

Max offer price $205,586

Occupancy floor —

Sensitivity live

Price	-10% $-135	-5% $-208	+0% $-280	+5% $-352	+10% $-424
Rent	-10% $-433	-5% $-356	+0% $-280	+5% $-203	+10% $-127
Rate	-1.0pp $-151	-0.5pp $-215	base $-280	+0.5pp $-346	+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: $63,750
• Closing costs: $7,650
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	9d	1	0.49mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	15d	1	0.52mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	1.39mi

HOA detail

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

Listing history 34 events

1. 2026-06-21
   days on market $255,000 Active 33 DOM
2. 2026-06-19
   days on market $255,000 Active 31 DOM
3. 2026-06-18
   days on market $255,000 Active 30 DOM
4. 2026-06-17
   days on market $255,000 Active 29 DOM
5. 2026-06-16
   days on market $255,000 Active 28 DOM
6. 2026-06-15
   days on market $255,000 Active 27 DOM
7. 2026-06-14
   days on market $255,000 Active 25 DOM
8. 2026-06-13
   days on market $255,000 Active 24 DOM
9. 2026-06-10
   days on market $255,000 Active 22 DOM
10. 2026-06-09
    days on market $255,000 Active 21 DOM
11. 2026-06-08
    days on market $255,000 Active 20 DOM
12. 2026-06-07
    days on market $255,000 Active 19 DOM
13. 2026-06-02
    days on market $255,000 Active 14 DOM
14. 2026-06-01
    days on market $255,000 Active 13 DOM
15. 2026-05-31
    days on market $255,000 Active 12 DOM
16. 2026-05-30
    days on market $255,000 Active 11 DOM
17. 2026-05-19
    listed $255,000 Active 626-char remark

    Show marketing remark (626 chars)

    Located in a premier STR-friendly community, this home offers the perfect setup for guests or family living. Interior features beautiful hardwood floors, updated kitchen and woodburning fireplace. The spacious layout include 3 upstairs bedrooms and 2 additional rooms downstairs, perfect for extra bedrooms, game room or office space. Enjoy an expansive deck overlooking a quiet wooded lot, large driveway and a one car garage. Community amenities include multiple pools, splash park, beaches, tennis, basketball and pickleball courts, along with playgrounds and mini golf. Close to Kalahari, Camelback, and local attractions.

18. 2026-05-19
    listed $255,000 Active 626-char remark

    Show marketing remark (626 chars)

    Located in a premier STR-friendly community, this home offers the perfect setup for guests or family living. Interior features beautiful hardwood floors, updated kitchen and woodburning fireplace. The spacious layout include 3 upstairs bedrooms and 2 additional rooms downstairs, perfect for extra bedrooms, game room or office space. Enjoy an expansive deck overlooking a quiet wooded lot, large driveway and a one car garage. Community amenities include multiple pools, splash park, beaches, tennis, basketball and pickleball courts, along with playgrounds and mini golf. Close to Kalahari, Camelback, and local attractions.

19. 2026-05-18
    historical
20. 2026-02-27
    listed $265,000 Active
21. 2026-02-27
    listed $265,000 Active
22. 2024-02-29
    soldstatus $211,900
23. 2024-02-28
    soldstatus $212,000 Closed
24. 2024-01-05
    price $199,990
25. 2023-12-09
    price $239,900
26. 2023-11-29
    listed $249,900 Active
27. 2016-01-28
    soldstatus $24,900
28. 2015-11-25
    listed $24,900
29. 2006-07-28
    soldstatus $164,500
30. 2004-08-11
    soldstatus $96,000
31. 2004-08-10
    soldstatus $96,000
32. 2004-06-28
    listed $99,500
33. 2003-08-08
    listed $109,900
34. 2002-08-24
    listed $106,900

ⓘ 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: $2,621 · $218/mo
• Projected year-2 tax: $3,325 · $277/mo
• Expected delta: +$704/yr (+$59/mo · 26.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥90°F today · 14 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $23,259
• − Mortgage interest: −$14,284
• − Property taxes: −$2,621
• − Insurance: −$1,275
• − Repairs & maintenance: −$1,861
• − Management: −$1,861
• − HOA: −$1,788
• − Depreciation: −$7,418
• Taxable loss: −$7,849
• Est. tax savings @ 24.0%: +$1,884
• After-tax cash flow: $-1,473/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

+138.5% since first listed

18 events — show timeline

• 2026-05-19 Listed $255,000 GLVRMLS
• 2026-05-19 Listed $255,000 PMAR
• 2026-05-18 Listing Removed — GLVRMLS
• 2026-02-27 Listed $265,000 PMAR
• 2026-02-27 Listed $265,000 GLVRMLS
• 2024-02-29 Sold (Public Records) $211,900 Public Records
• 2024-02-28 Sold (MLS) $212,000 PMAR
• 2024-01-05 Price Changed $199,990 PMAR
• 2023-12-09 Price Changed $239,900 PMAR
• 2023-11-29 Listed $249,900 PMAR
• 2016-01-28 Sold (MLS) $24,900 PMAR
• 2015-11-25 Listed $24,900 PMAR
• 2006-07-28 Sold (Public Records) $164,500 Public Records
• 2004-08-11 Sold (Public Records) $96,000 Public Records
• 2004-08-10 Sold (MLS) $96,000 PMAR
• 2004-06-28 Listed $99,500 PMAR
• 2003-08-08 Listed $109,900 PMAR
• 2002-08-24 Listed $106,900 PMAR

Property tax history

-3.0%/yr

Latest (2026): $2,621 · +3.2% YoY. Source: county tax records.