7648 Rainbow Dr · Gouldsboro, PA 18466

$234,900

3 bd · 2.5 ba · 2,176 sqft · SingleFamily · 16 Days on market

Built 1988 Average condition 8,712 sqft lot Est $324k · 28% under $142/mo HOA · 6% of rent

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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 +16.9/30.0
• ARV discount +15.0/15.0
• Appreciation +6.2/10.0
• 1% rule +5.4/10.0
• DSCR +5.3/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0

Listing remarks

Over 2,000 renovated and clean sq ft make this home a real GEM for a growing family that needs the space. This home has NEW carpet throughout, FRESH Paint and other updates. A Huge family room right off of the kitchen and an enormous Space on the lower level are just SOME of the awesome features this spectacular home has. Priced to sell quickly as this home offers a ton of sq footage for the price . Need space to store your car or do some hobbies , well you found it because this home features a spacious garage . Located in an Airbnb friendly , amenity filled pocono community this home is an absolute steal !!!! Call Today so you can enjoy some GREAT BBQ's on your large front deck this Spring

Key facts

• 8,712 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $235k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $156 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $235k).
• Recommended offer: $231k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.4% in Gouldsboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#903 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D-, amenities 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: 358 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% 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 + $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.
• At projected returns (2.4% appreciation + 3.0% rent growth), your $66k cash investment doubles in ~6 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 16 days — a 2% lower offer ($231k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 20y 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 $25k; list at $235k implies a 840% gain — meaningful room to come down on a strong offer.

Recommended offer $231,376 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.04% ✓
• Cap rate: 7.09%
• Cash-on-cash: 2.85%
• DSCR: 1.13
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $324,224
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
721 Country Place Dr	0.15mi	3/2.0	2,112 (-3%)	7mo	$210,000	$99	80
6000 Boardwalk Dr	0.44mi	4/2.5 (+1)	2,198 (+1%)	5mo	$355,000	$162	69
7500 Crestview Dr	0.48mi	4/2.5 (+1)	2,278 (+5%)	6mo	$339,000	$149	60
7377 Ventnor Dr	0.34mi	2/2.0 (-1)	2,368 (+9%)	5mo	$304,388	$129	58
539 Country Place Dr	0.52mi	3/2.0	2,000 (-8%)	4mo	$345,000	$173	57
7261 Long Pine Dr	0.45mi	4/2.0 (+1)	2,000 (-8%)	4mo	$299,000	$150	55
785 Country Place Dr	0.27mi	4/2.0 (+1)	1,911 (-12%)	6mo	$285,000	$149	55
8567 Hillcrest Dr	0.48mi	3/2.5	1,900 (-13%)	4mo	$265,000	$139	54
6098 Boardwalk Dr	0.70mi	4/3.0 (+1)	2,080 (-4%)	5mo	$299,000	$144	49
8056 Red Squirrel Dr	0.44mi	4/3.0 (+1)	2,411 (+11%)	7mo	$320,000	$133	49
6224 Park Pl	0.59mi	4/3.0 (+1)	2,000 (-8%)	6mo	$330,000	$165	46
7086 Boulder Ct	0.64mi	4/2.0 (+1)	1,984 (-9%)	4mo	$315,500	$159	45

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: 8.4%
• Equity multiple: 1.46×
• Total profit: $30,468
• Equity at exit: $97,218

10-year hold

• IRR: 11.4%
• Equity multiple: 2.59×
• Total profit: $104,819
• Equity at exit: $143,592

Cash invested: $65,772 (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: 8.0×

Monthly cashflow live

• Estimated rent: $2,432 high
• Mortgage (P&I): −$1,232
• Tax est. 1.5%: −$294 /mo · $3,524/yr
• Insurance: −$98
• HOA: −$142
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $156

Break-even live

Break-even rent $2,235

Max offer price $234,900

Occupancy floor 89%

Sensitivity live

Price	-10% $318	-5% $237	+0% $156	+5% $75	+10% $-6
Rent	-10% $-36	-5% $60	+0% $156	+5% $252	+10% $348
Rate	-1.0pp $274	-0.5pp $216	base $156	+0.5pp $95	+1.0pp $33

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: $58,725
• Closing costs: $7,047
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Feather Ln Tobyhanna, PA	4.0	2.0	2068	$2,900	$1.40	45d	1	0.12mi
655 Country Place Dr Tobyhanna, PA	4.0	2.0	1914	$2,200	$1.15	45d	1	0.18mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	45d	1	0.25mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	45d	1	0.29mi
8446 Bear Trail Dr Tobyhanna, PA	3.0	2.0	1902	$2,100	$1.10	45d	1	0.48mi
1002 Knollwood Dr Tobyhanna, PA	4.0	1.5	2088	$2,300	$1.10	14d	1	1.42mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	22d	1	1.49mi
9294 Bluebird Ct Tobyhanna, PA	3.0	2.5	2107	$2,150	$1.02	14d	1	1.49mi

HOA detail

• Monthly dues: $142 · $1,704/yr

Listing history 7 events

1. 2026-04-17
   status Pending
2. 2026-03-31
   listed $234,900 Active
3. 2014-09-05
   soldstatus $25,000
4. 2013-11-19
   listed $32,000
5. 2012-09-19
   listed $95,000
6. 2011-09-12
   listed $99,900
7. 2006-09-28
   listed $139,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 · 16 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: $29,187
• − Mortgage interest: −$13,158
• − Property taxes: −$3,524
• − Insurance: −$1,174
• − Repairs & maintenance: −$2,335
• − Management: −$2,335
• − HOA: −$1,704
• − Depreciation: −$6,833
• Taxable loss: −$1,876
• Est. tax savings @ 24.0%: +$450
• After-tax cash flow: $2,324/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This home is in average condition with cosmetic updates needed. It offers a spacious layout and is located in a desirable Pocono community.

Repairs flagged

• Minor wooden deck — slight wear
• Minor wooden deck railings — slight wear

Value-add opportunities

• Both paint interior walls — enhances curb appeal and interior aesthetics
• Both replace old windows — increases energy efficiency and curb appeal
• Both repair deck railings — improves safety and enhances curb appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
wooden deck · slight wear	Minor	$500–3,000
wooden deck railings · slight wear	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both paint interior walls — enhances curb appeal and interior aesthetics ↑
• Both replace old windows — increases energy efficiency and curb appeal ↑
• Both repair deck railings — improves safety and enhances curb appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Gouldsboro

• Score: 68/100
• State rank: #903
• US rank: #9638

Category grades

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

Schools grade is shown separately in the Schools card above.

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

+67.9% since first listed

7 events — show timeline

• 2026-04-17 Pending — PMAR
• 2026-03-31 Listed $234,900 PMAR
• 2014-09-05 Sold (MLS) $25,000 PMAR
• 2013-11-19 Listed $32,000 PMAR
• 2012-09-19 Listed $95,000 PMAR
• 2011-09-12 Listed $99,900 PMAR
• 2006-09-28 Listed $139,900 PMAR