8531 Hillcrest Dr · Coolbaugh, PA 18466

$229,500

3 bd · 2.0 ba · 1,060 sqft · SingleFamily public records · 60 Days on market

Built 1990 0.29 ac lot $217/sqft · 5% above area Est $218k · 5% over $181/mo HOA · 9% 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 +11.3/30.0
• Appreciation +6.2/10.0
• ARV discount +5.2/15.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

The Perfect Starter Home - Move-In Ready! Welcome to this beautifully renovated ranch-style home, ideal for first-time buyers or those looking to downsize. Featuring 3 spacious bedrooms and 1 . 5 bathrooms, this charming home boasts new appliances, a stylish subway tile backsplash, and newer laminate flooring throughout the main living areas. Enjoy your Living room Fireplace, along with brand new carpeting, linoleum, and modern light fixtures. Freshly painted this home also new kitchen, appliances, new windows, and efficient oil hot water baseboard heat making it truly move-in ready. Sitting on a desirable corner lot, this property is conveniently located near local amenities and commuter routes. Don't miss your chance to own this inviting and affordable home!

Key facts

• Fitness center
• Tennis courts
• Modern kitchen

Tags

• MODERN KITCHEN
• WOOD BURNING STOVE
• OUTDOOR POOLS
• FITNESS CENTER
• TENNIS COURTS
• BASKETBALL COURTS

Property features AI

Finance

• Other: Located in the A Pocono Country Place subdivision; directions: Main Gate into APCP, Country Place Drive left onto Sawmill Road, left onto Hillcrest Drive — house on left
• HOA & community: Homeowners association with annual fee (amenities include security, gated entry, clubhouse, picnic area, playground, fitness center, tennis courts, and pool); Association fee billed annually

Exterior

• Parking: Driveway with 4 open parking spaces
• Security: Community with gated entry (HOA amenity)
• Utilities: Private water; Private sewer
• Home design: Single-family house; Residential property; No shared/common walls
• Construction: Block foundation; Shingle roof
• Exterior features: Deck; Storage; Shed(s); Corner lot; Paved private road access

Interior

• Kitchen: Electric range; Dishwasher; Water heater
• Bedrooms: Total of 7 rooms (bedroom count not specified)
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (oil); Central air conditioning; Ceiling fans
• Interior features: Kitchen island; Granite counters; Ceiling fans; Wood-burning freestanding fireplace in the living room; Unfurnished
• Laundry & utility: Washer and dryer; Laundry on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-82 ($-986/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (6.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $198k (13.8% below list).
• Recommended offer: $198k (13.8% 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 $7k of equity ($2k 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 $64k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($223k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 $197,739 (13.8% 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 60 days. Have you received any prior offers? Is the seller open to a 14% 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. 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: 0.86% ✗
• Cap rate: 5.86%
• Cash-on-cash: -1.53%
• DSCR: 0.93
• GRM: 9.7

CMA / ARV

• ARV (median comp): $218,299
• List price: $229,500
• Delta: 5.13%
• 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
1094 Country Place Dr	0.14mi	3/2.0	1,140 (+8%)	2mo	$297,000	$261	80
8934 Deerfield Rd	0.15mi	3/1.5	1,100 (+4%)	10mo	$160,000	$145	76
954 Country Place Dr	0.36mi	3/1.0	1,040 (-2%)	4mo	$205,000	$197	73
1143 Country Place Dr	0.36mi	3/1.0	1,080 (+2%)	6mo	$150,000	$139	71
8229 Sunset Dr	0.31mi	3/2.0	1,144 (+8%)	2mo	$190,000	$166	71
8191 Elk Ct	0.54mi	3/2.0	1,134 (+7%)	2mo	$245,000	$216	62
940 Country Place Dr	0.39mi	3/2.0	936 (-12%)	1mo	$220,000	$235	61
8208 Sunset Dr	0.30mi	3/2.0	1,176 (+11%)	8mo	$240,000	$204	61
7696 Fawn Ln	0.72mi	3/1.5	1,008 (-5%)	2mo	$235,000	$233	54
7942 Sleepy Hollow Dr	0.44mi	2/1.0 (-1)	964 (-9%)	5mo	$182,750	$190	51
6128 Boardwalk Dr	0.68mi	3/2.5	1,144 (+8%)	3mo	$285,000	$249	51
6309 Ventnor Dr	0.66mi	2/1.0 (-1)	913 (-14%)	9mo	$165,000	$181	29

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: 4.2%
• Equity multiple: 1.23×
• Total profit: $14,760
• Equity at exit: $94,983

10-year hold

• IRR: 7.7%
• Equity multiple: 2.09×
• Total profit: $69,862
• Equity at exit: $140,291

Cash invested: $64,260 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,977 high
• Mortgage (P&I): −$1,204
• Tax from tax record: −$164 /mo · $1,970/yr
• Insurance: −$96
• HOA: −$181
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $-82

Break-even live

Break-even rent $2,081

Max offer price $214,980

Occupancy floor 99%

Sensitivity live

Price	-10% $48	-5% $-17	+0% $-82	+5% $-147	+10% $-212
Rent	-10% $-238	-5% $-160	+0% $-82	+5% $-4	+10% $74
Rate	-1.0pp $33	-0.5pp $-24	base $-82	+0.5pp $-142	+1.0pp $-202

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: $57,375
• Closing costs: $6,885
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	17d	1	0.38mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	45d	1	0.38mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	45d	1	0.52mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	45d	1	0.74mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	15d	1	0.75mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	45d	1	1.01mi

HOA detail

• Monthly dues: $181 · $2,172/yr
• Likely covers: water

Listing history 27 events

1. 2026-06-21
   days on market $229,500 Active 60 DOM
2. 2026-06-19
   days on market $229,500 Active 58 DOM
3. 2026-06-18
   days on market $229,500 Active 57 DOM
4. 2026-06-17
   days on market $229,500 Active 56 DOM
5. 2026-06-16
   days on market $229,500 Active 55 DOM
6. 2026-06-15
   days on market $229,500 Active 54 DOM
7. 2026-06-14
   days on market $229,500 Active 52 DOM
8. 2026-06-13
   days on market $229,500 Active 51 DOM
9. 2026-06-10
   days on market $229,500 Active 49 DOM
10. 2026-06-09
    days on market $229,500 Active 48 DOM
11. 2026-06-08
    days on market $229,500 Active 47 DOM
12. 2026-06-07
    pricedays on market $229,500 Active 46 DOM
13. 2026-06-02
    days on market $224,500 Active 41 DOM
14. 2026-06-01
    days on market $224,500 Active 40 DOM
15. 2026-05-31
    days on market $224,500 Active 39 DOM
16. 2026-05-30
    days on market $224,500 Active 38 DOM
17. 2026-04-22
    listed $224,500 Active 1631-char remark
18. 2025-09-15
    soldstatus $205,000
19. 2025-08-01
    soldstatus $205,000 Closed 773-char remark

    Show marketing remark (773 chars)

    The Perfect Starter Home - Move-In Ready! Welcome to this beautifully renovated ranch-style home, ideal for first-time buyers or those looking to downsize. Featuring 3 spacious bedrooms and 1 . 5 bathrooms, this charming home boasts new appliances, a stylish subway tile backsplash, and newer laminate flooring throughout the main living areas. Enjoy your Living room Fireplace, along with brand new carpeting, linoleum, and modern light fixtures. Freshly painted this home also new kitchen, appliances, new windows, and efficient oil hot water baseboard heat making it truly move-in ready. Sitting on a desirable corner lot, this property is conveniently located near local amenities and commuter routes. Don't miss your chance to own this inviting and affordable home!

20. 2025-07-14
    status Pending 773-char remark

    Show marketing remark (773 chars)

    The Perfect Starter Home - Move-In Ready! Welcome to this beautifully renovated ranch-style home, ideal for first-time buyers or those looking to downsize. Featuring 3 spacious bedrooms and 1 . 5 bathrooms, this charming home boasts new appliances, a stylish subway tile backsplash, and newer laminate flooring throughout the main living areas. Enjoy your Living room Fireplace, along with brand new carpeting, linoleum, and modern light fixtures. Freshly painted this home also new kitchen, appliances, new windows, and efficient oil hot water baseboard heat making it truly move-in ready. Sitting on a desirable corner lot, this property is conveniently located near local amenities and commuter routes. Don't miss your chance to own this inviting and affordable home!

21. 2025-07-10
    price $209,500 773-char remark

    Show marketing remark (773 chars)

    The Perfect Starter Home - Move-In Ready! Welcome to this beautifully renovated ranch-style home, ideal for first-time buyers or those looking to downsize. Featuring 3 spacious bedrooms and 1 . 5 bathrooms, this charming home boasts new appliances, a stylish subway tile backsplash, and newer laminate flooring throughout the main living areas. Enjoy your Living room Fireplace, along with brand new carpeting, linoleum, and modern light fixtures. Freshly painted this home also new kitchen, appliances, new windows, and efficient oil hot water baseboard heat making it truly move-in ready. Sitting on a desirable corner lot, this property is conveniently located near local amenities and commuter routes. Don't miss your chance to own this inviting and affordable home!

22. 2025-06-16
    listed $215,900 Active 773-char remark

    Show marketing remark (773 chars)

    The Perfect Starter Home - Move-In Ready! Welcome to this beautifully renovated ranch-style home, ideal for first-time buyers or those looking to downsize. Featuring 3 spacious bedrooms and 1 . 5 bathrooms, this charming home boasts new appliances, a stylish subway tile backsplash, and newer laminate flooring throughout the main living areas. Enjoy your Living room Fireplace, along with brand new carpeting, linoleum, and modern light fixtures. Freshly painted this home also new kitchen, appliances, new windows, and efficient oil hot water baseboard heat making it truly move-in ready. Sitting on a desirable corner lot, this property is conveniently located near local amenities and commuter routes. Don't miss your chance to own this inviting and affordable home!

23. 2014-04-11
    soldstatus $49,000
24. 2014-04-10
    soldstatus $49,000

    Show marketing remark (361 chars)

    NO MORE SHOWINGS. .. PERFECT STARTER HOME, JUST FOR YOU! This Newly Renovated Ranch home offers a brand new roof 2013, 3 bedrooms, 2 baths, wood/coal stove, new carpeting and linoleum, light fixtures, fresh paint, and brand new clothes washer and dryer. Home sits on a corner lot, conveniently located, minutes from all shopping, schools, and house of worship.

25. 2014-02-04
    listed $49,900

    Show marketing remark (361 chars)

    NO MORE SHOWINGS. .. PERFECT STARTER HOME, JUST FOR YOU! This Newly Renovated Ranch home offers a brand new roof 2013, 3 bedrooms, 2 baths, wood/coal stove, new carpeting and linoleum, light fixtures, fresh paint, and brand new clothes washer and dryer. Home sits on a corner lot, conveniently located, minutes from all shopping, schools, and house of worship.

26. 2007-05-24
    soldstatus $65,000
27. 2004-11-24
    soldstatus $70,000

ⓘ 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: $1,970 · $164/mo
• Projected year-2 tax: $2,798 · $233/mo
• Expected delta: +$828/yr (+$69/mo · 42.0%)

ⓘ 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: $23,729
• − Mortgage interest: −$12,856
• − Property taxes: −$1,970
• − Insurance: −$1,148
• − Repairs & maintenance: −$1,898
• − Management: −$1,898
• − HOA: −$2,172
• − Depreciation: −$6,676
• Taxable loss: −$4,890
• Est. tax savings @ 24.0%: +$1,173
• After-tax cash flow: $187/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

+227.9% since first listed

12 events — show timeline

• 2026-06-05 Price Changed $229,500 PMAR
• 2026-04-22 Listed $224,500 PMAR
• 2025-09-15 Sold (Public Records) $205,000 Public Records
• 2025-08-01 Sold (MLS) $205,000 PMAR
• 2025-07-14 Pending — PMAR
• 2025-07-10 Price Changed $209,500 PMAR
• 2025-06-16 Listed $215,900 PMAR
• 2014-04-11 Sold (Public Records) $49,000 Public Records
• 2014-04-10 Sold (MLS) $49,000 PMAR
• 2014-02-04 Listed $49,900 PMAR
• 2007-05-24 Sold (Public Records) $65,000 Public Records
• 2004-11-24 Sold (Public Records) $70,000 Public Records

Property tax history

+4.5%/yr

Latest (2026): $1,970 · +3.2% YoY. Source: county tax records.