715 Country Pl Dr · Coolbaugh, PA 18466

$210,000

3 bd · 2.0 ba · 1,326 sqft · SingleFamily public records · 110 Days on market

Built 1989 9,583 sqft lot $158/sqft · 10% below area Est $233k · 10% under $148/mo HOA · 8% of rent

---

Why this score? — see what drove the C- 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 +14.1/30.0
• ARV discount +11.9/15.0
• Appreciation +6.2/10.0
• DSCR +4.3/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

STR- Friendly!!! in Amenity filled community. This beautifully cozy- cape home features including 3 bedrooms, 2 bathrooms, open- concept layout with exposed Beanes, fireplace in the living room, tranquility of rural life! Also, the community offering Lakes, Beaches, swimming pool, Tennis court, and playground for the kids. .. . Very convenance location! closed to skiing area, hiking, water parks, outlet for shopping, fine restaurant, Mt. Airy casino and golf club. .. . Ideal for a primary residence; vacation home or investor for Air B & B. A must see!

Key facts

• Tennis court
• Swimming pool
• Exposed beans

Tags

• OPEN CONCEPT LAYOUT
• EXPOSED BEANS
• FIREPLACE IN THE LIVING ROOM
• SWIMMING POOL
• TENNIS COURT
• PLAYGROUND

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $29 ($354/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 $194k (7.8% below list).
• Recommended offer: $191k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 7 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 71% 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 $6k of equity ($1k loan paydown + $5k 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 $59k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 110 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y 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 $28k; list at $210k implies a 664% gain — meaningful room to come down on a strong offer.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.92% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.60%
• DSCR: 1.03
• GRM: 9.0

CMA / ARV

• ARV (median comp): $233,037
• List price: $210,000
• Delta: -9.89%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
765 Country Place Dr	0.25mi	3/2.0	1,400 (+6%)	3mo	$195,699	$140	77
126 Feather Ln	0.14mi	3/2.0	1,232 (-7%)	6mo	$130,000	$106	77
7511 Crestview Dr	0.51mi	3/2.0	1,342 (+1%)	2mo	$270,000	$201	73
532 Country Place Dr	0.45mi	3/2.0	1,263 (-5%)	4mo	$242,000	$192	67
8237 Natures Dr	0.42mi	3/2.0	1,260 (-5%)	6mo	$237,500	$188	67
1150 Country Place Dr	0.66mi	3/2.0	1,320 (-0%)	3mo	$240,000	$182	66
8191 Elk Ct	0.29mi	3/2.0	1,134 (-14%)	2mo	$245,000	$216	61
7515 Crestview Dr	0.49mi	3/1.0	1,250 (-6%)	3mo	$300,000	$240	61
3188 Carobeth Dr	0.70mi	3/1.5	1,292 (-3%)	1mo	$380,000	$294	61
8229 Sunset Dr	0.38mi	3/2.0	1,144 (-14%)	2mo	$190,000	$166	58
462 Country Place Dr	0.67mi	3/2.0	1,428 (+8%)	1mo	$255,000	$179	55
1094 Country Place Dr	0.67mi	3/2.0	1,140 (-14%)	2mo	$297,000	$261	44

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: 6.2%
• Equity multiple: 1.34×
• Total profit: $20,173
• Equity at exit: $86,912

10-year hold

• IRR: 9.5%
• Equity multiple: 2.33×
• Total profit: $78,317
• Equity at exit: $128,371

Cash invested: $58,800 (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: 9.0×

Monthly cashflow live

• Estimated rent: $1,937 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$164 /mo · $1,966/yr
• Insurance: −$88
• HOA: −$148
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $29

Break-even live

Break-even rent $1,900

Max offer price $210,000

Occupancy floor 93%

Sensitivity live

Price	-10% $148	-5% $89	+0% $29	+5% $-30	+10% $-89
Rent	-10% $-124	-5% $-47	+0% $29	+5% $106	+10% $183
Rate	-1.0pp $135	-0.5pp $83	base $29	+0.5pp $-25	+1.0pp $-80

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	45d	1	0.06mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	45d	1	0.32mi
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	0.81mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	45d	1	0.81mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	45d	1	0.95mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	1.37mi

HOA detail

• Monthly dues: $148 · $1,776/yr
• Likely covers: waterpool

Listing history 27 events

1. 2026-06-21
   days on market $210,000 Active 110 DOM
2. 2026-06-18
   days on market $210,000 Active 107 DOM
3. 2026-06-17
   days on market $210,000 Active 106 DOM
4. 2026-06-16
   days on market $210,000 Active 105 DOM
5. 2026-06-15
   days on market $210,000 Active 104 DOM
6. 2026-06-14
   days on market $210,000 Active 102 DOM
7. 2026-06-13
   days on market $210,000 Active 101 DOM
8. 2026-06-10
   days on market $210,000 Active 99 DOM
9. 2026-06-09
   price $210,000 Active 97 DOM
10. 2026-06-08
    days on market $215,000 Active 97 DOM
11. 2026-06-07
    days on market $215,000 Active 96 DOM
12. 2026-06-02
    pricedays on market $215,000 Active 91 DOM
13. 2026-06-01
    days on market $218,000 Active 90 DOM
14. 2026-05-31
    days on market $218,000 Active 89 DOM
15. 2026-05-30
    days on market $218,000 Active 88 DOM
16. 2026-05-01
    price $218,000 561-char remark

    Show marketing remark (561 chars)

    STR- Friendly!!! in Amenity filled community. This beautifully cozy- cape home features including 3 bedrooms, 2 bathrooms, open- concept layout with exposed Beanes, fireplace in the living room, tranquility of rural life! Also, the community offering Lakes, Beaches, swimming pool, Tennis court, and playground for the kids. .. . Very convenance location! closed to skiing area, hiking, water parks, outlet for shopping, fine restaurant, Mt. Airy casino and golf club. .. . Ideal for a primary residence; vacation home or investor for Air B & B. A must see!

17. 2026-03-03
    listed $219,900 Active 561-char remark

    Show marketing remark (561 chars)

    STR- Friendly!!! in Amenity filled community. This beautifully cozy- cape home features including 3 bedrooms, 2 bathrooms, open- concept layout with exposed Beanes, fireplace in the living room, tranquility of rural life! Also, the community offering Lakes, Beaches, swimming pool, Tennis court, and playground for the kids. .. . Very convenance location! closed to skiing area, hiking, water parks, outlet for shopping, fine restaurant, Mt. Airy casino and golf club. .. . Ideal for a primary residence; vacation home or investor for Air B & B. A must see!

18. 2026-01-01
    price $239,900
19. 2025-10-22
    listed $249,900 Active
20. 2025-09-29
    price $239,000
21. 2025-09-19
    price $279,000
22. 2025-09-02
    listed $299,000 Active
23. 2015-09-25
    soldstatus $27,500
24. 2015-08-08
    listed $47,000
25. 2002-06-06
    soldstatus $67,000
26. 1997-05-20
    soldstatus $70,000
27. 1986-03-10
    soldstatus $16,100

ⓘ 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: $1,966 · $164/mo
• Projected year-2 tax: $2,642 · $220/mo
• Expected delta: +$676/yr (+$56/mo · 34.4%)

ⓘ 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 2/10 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: $23,242
• − Mortgage interest: −$11,763
• − Property taxes: −$1,966
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,859
• − Management: −$1,859
• − HOA: −$1,776
• − Depreciation: −$6,109
• Taxable loss: −$3,141
• Est. tax savings @ 24.0%: +$754
• After-tax cash flow: $1,108/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

+1254.0% since first listed

12 events — show timeline

• 2026-05-01 Price Changed $218,000 PMAR
• 2026-03-03 Listed $219,900 PMAR
• 2026-01-01 Price Changed $239,900 PMAR
• 2025-10-22 Listed $249,900 PMAR
• 2025-09-29 Price Changed $239,000 PMAR
• 2025-09-19 Price Changed $279,000 PMAR
• 2025-09-02 Listed $299,000 PMAR
• 2015-09-25 Sold (MLS) $27,500 PMAR
• 2015-08-08 Listed $47,000 PMAR
• 2002-06-06 Sold (Public Records) $67,000 Public Records
• 1997-05-20 Sold (Public Records) $70,000 Public Records
• 1986-03-10 Sold (Public Records) $16,100 Public Records

Property tax history

-5.5%/yr

Latest (2026): $1,966 · +3.2% YoY. Source: county tax records.