8111 Coco Dr · Mount Pocono, PA 18346

$350,000

3 bd · 2.0 ba · 936 sqft · SingleFamily public records · 34 Days on market

Built 1986 0.30 ac lot Est $304k · 15% over $73/mo HOA · 3% of rent

---

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 +7.1/30.0
• Appreciation +5.8/10.0
• Schools +4.0/10.0
• Livability +3.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.4/10.0
• DSCR +1.3/10.0
• ARV discount +0.7/15.0

Listing remarks

WELCOME HOME TO THIS BEAUTIFULLY RENOVATED 4-BEDROOM, 2 BATH BI-LEVEL THAT PERFECTLY BLENDS COMFORT, STYLE, AND FUNCTIONALITY! FROM THE MOMENT YOU PULL INTO THE PAVED DRIVEWAY WITH PARKING FOR UP TO 6 CARS, YOU'LL APPRECIATE THE PRIDE OF OWNERSHIP AND THOUGHTFUL UPDATED THROUGHOUT. INSIDE, YOU'LL FIND SPACIOUS LIVING AREAS, SPACIOUS LIVING AREAS, MODERN FINISHES, AND A LAYOUT IDEAL FOR BOTH EVERYDAY LIVING AND ENTERTAINING. THE HOME FEATURES A NEWER ROOF REPLACED IN 2021, GIVING A BUYERS ADDED PEACE OF MIND. STEP OUTSIDE AND ENJOY YOUR OWN PRIVATE OUTDOOR RETREAT WITH FRONT AND BACK YARDS, PLUS A REAR DECK THAT'S PERFECT FOR GRILLING, RELAXING, AND HOSTING GATHRINGS WITH FAMILY AND FRIENDS.

Key facts

• 0.3 acre lot
• 6 parking spots
• Community pool

Property features AI

Finance

• Other: Subdivision: Stillwater Estates; GPS-friendly directions
• HOA & community: Homeowners association with annual fee ($875) covering electricity and security; Community amenities include security and a pool

Exterior

• Parking: Open parking for 6 vehicles
• Security: 24-hour security; Carbon monoxide detector; Fire alarm
• Utilities: Well water; Septic tank; 200+ amp electric service; Phone connected; Cable connected
• Home design: Single-family house; Residential property
• Construction: Asphalt roof; DC well pump
• Exterior features: Deck; Front yard; Paved road; Private maintained road

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher; Portable dishwasher
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Ceiling fans (cooling); Wall/window air conditioning units
• Interior features: Ceiling fans; Fireplace (1)
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $-503 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $261k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $225k (35.8% below list).
• Recommended offer: $225k (35.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 77/100 on livability (#362 in PA, #3,166 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, commute F.
• 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: 57 active listings in the ZIP; 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 + $5k appreciation (1.5% 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($340k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 12y ago; this cycle's ask has dropped $50k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $159k; list at $350k implies a 120% gain — meaningful room to come down on a strong offer.

Recommended offer $224,800 (35.8% 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 34 days. Have you received any prior offers? Is the seller open to a 36% 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.64% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.15%
• DSCR: 0.73
• GRM: 13.0

CMA / ARV

• ARV (on-the-fly): $304,200
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2150 Vacation Ln	0.29mi	3/1.0	920 (-2%)	23mo	$189,900	$206	61
105 Bobcat Trl	0.52mi	3/1.5	1,050 (+12%)	3mo	$370,000	$352	51
328 Sidney Ave	0.64mi	2/1.0 (-1)	968 (+3%)	14mo	$315,000	$325	44
171 Linden Loop	0.73mi	2/1.0 (-1)	864 (-8%)	3mo	$190,000	$220	41
1144 Lexington Ave	0.58mi	2/1.0 (-1)	1,033 (+10%)	12mo	$350,000	$339	37
2121 Freedom Way	0.72mi	3/1.0	984 (+5%)	21mo	$226,000	$230	37
1172 Lexington Ave	0.71mi	2/1.0 (-1)	1,040 (+11%)	8mo	$450,000	$433	33
210 Sutton Pl	0.75mi	2/1.0 (-1)	854 (-9%)	14mo	$205,000	$240	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.54% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.83×
• Total profit: $-16,239
• Equity at exit: $129,357

10-year hold

• IRR: 1.7%
• Equity multiple: 1.22×
• Total profit: $21,840
• Equity at exit: $179,815

Cash invested: $98,000 (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 18346

• Home prices YoY: 0.8%
• Active inventory: 57
• Price-to-rent: 13.0×

Monthly cashflow live

• Estimated rent: $2,248 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$224 /mo · $2,691/yr
• Insurance: −$146
• HOA: −$73
• Vacancy / Maint / Mgmt: −$472
• Net cashflow: $-503

Break-even live

Break-even rent $2,884

Max offer price $261,211

Occupancy floor —

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $73 · $876/yr

Listing history 22 events

1. 2026-06-19
   days on market $350,000 Active 34 DOM
2. 2026-06-18
   days on market $350,000 Active 33 DOM
3. 2026-06-17
   days on market $350,000 Active 32 DOM
4. 2026-06-16
   days on market $350,000 Active 31 DOM
5. 2026-06-15
   days on market $350,000 Active 30 DOM
6. 2026-06-14
   days on market $350,000 Active 28 DOM
7. 2026-06-13
   days on market $350,000 Active 27 DOM
8. 2026-06-10
   days on market $350,000 Active 25 DOM
9. 2026-06-09
   days on market $350,000 Active 24 DOM
10. 2026-06-08
    days on market $350,000 Active 23 DOM
11. 2026-06-07
    days on market $350,000 Active 22 DOM
12. 2026-06-02
    days on market $350,000 Active 17 DOM
13. 2026-06-01
    days on market $350,000 Active 16 DOM
14. 2026-05-31
    days on market $350,000 Active 15 DOM
15. 2026-05-30
    days on market $350,000 Active 14 DOM
16. 2026-05-17
    listed $399,900 Active
17. 2026-05-16
    listed $350,000 Active
18. 2019-04-19
    soldstatus $159,000
19. 2018-12-20
    listed $162,400
20. 2018-10-25
    soldstatus $60,100
21. 2018-07-27
    listed $73,900
22. 2014-12-08
    listed $88,900

ⓘ 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: $2,691 · $224/mo
• Projected year-2 tax: $4,111 · $343/mo
• Expected delta: +$1,419/yr (+$118/mo · 52.7%)

ⓘ 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 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: $26,976
• − Mortgage interest: −$19,605
• − Property taxes: −$2,691
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,158
• − Management: −$2,158
• − HOA: −$876
• − Depreciation: −$10,182
• Taxable loss: −$12,445
• Est. tax savings @ 24.0%: +$2,987
• After-tax cash flow: $-3,045/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 — Mount Pocono

• Score: 77/100
• State rank: #362
• US rank: #3166

Category grades

Amenities C Commute F Cost of living A+ Crime A+ Employment C+ Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,316

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: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 48% Black 28% Hispanic / Latino 19% Two or more races 12%
• Hispanic origin (detail): Cuban 2% Dominican 3%
• Common ancestry: Russian 8% Romanian 6% Slovak 5%
• Foreign-born: 20% · Canada
• Languages at home: 77% English-only · Spanish 19% Russian/Polish/Slavic 4%

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: ▲ 1.54%
• Current HPI: 189.8011
• 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

+349.8% since first listed

7 events — show timeline

• 2026-05-17 Listed $399,900 PMAR
• 2026-05-16 Listed $350,000 PMAR
• 2019-04-19 Sold (MLS) $159,000 PMAR
• 2018-12-20 Listed $162,400 PMAR
• 2018-10-25 Sold (MLS) $60,100 PMAR
• 2018-07-27 Listed $73,900 PMAR
• 2014-12-08 Listed $88,900 PMAR

Property tax history

-1.1%/yr

Latest (2026): $2,691 · +3.2% YoY. Source: county tax records.