1118 Pope Rd · Coolbaugh, PA 18466

$289,900

3 bd · 1.5 ba · 1,248 sqft · SingleFamily public records · 18 Days on market

Built 1957 0.42 ac lot

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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 +11.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• DSCR +3.2/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Charming 3BED/2BATH CAPE style home nestled among the trees, offering privacy, rustic charm, and endless potential. Main floor features Hardwood flooring throughout , spacious Eat-In Kirchen and bedrooms, Upper level is carpeted and makes perfect for a play room or small offiec area. Full unfinished basement offers a convenient half bath and provides ample space for storage, a workshop, or future expansion. Step outside to enjoy the large backyard--perfect for entertaining, gardening, or simply relaxing in nature. Best of all, there's NO HOA and NO dues, giving you the freedom to enjoy your property without additional restrictions or fees. Whether you're searching for a full-time residence

Key facts

• Hardwood flooring
• Large backyard
• Eat-in kitchen

Tags

• HARDWOOD FLOORING
• EAT-IN KITCHEN
• FULL UNFINISHED BASEMENT
• LARGE BACKYARD
• NO HOA

Property features AI

Finance

• Other:
• Financial info:
• HOA & community:

Exterior

• Parking: On-site open parking with 6 spaces
• Security:
• Utilities: Public water; Public sewer; 200+ amp electrical service
• Home design: Single-family house; One story (above-grade finished area reported)
• Construction: Metal roof
• Exterior features: Front porch; Paved road access; Lot is approximately 0.42 acres

Interior

• Kitchen: Electric oven; Refrigerator; Microwave
• Bedrooms: Total of 5 rooms (bedrooms count not specified)
• Flooring:
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heating available (Oil and Propane); No central cooling
• Interior features: Unfurnished; Concrete basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-121 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (7.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $228k (21.4% below list).
• Recommended offer: $228k (21.4% 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; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k 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 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $60k; list at $290k implies a 383% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $227,914 (21.4% 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. Built in 1957 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.79% ✗
• Cap rate: 5.79%
• Cash-on-cash: -1.79%
• DSCR: 0.92
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $141,024
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
382 Lake Rd	0.56mi	3/2.0	1,332 (+7%)	9mo	$150,000	$113	53

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: 3.9%
• Equity multiple: 1.21×
• Total profit: $17,438
• Equity at exit: $119,981

10-year hold

• IRR: 7.4%
• Equity multiple: 2.05×
• Total profit: $85,371
• Equity at exit: $177,213

Cash invested: $81,172 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$1,520
• Tax from tax record: −$281 /mo · $3,368/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $-121

Break-even live

Break-even rent $2,433

Max offer price $268,487

Occupancy floor —

Sensitivity live

Price	-10% $43	-5% $-39	+0% $-121	+5% $-203	+10% $-285
Rent	-10% $-301	-5% $-211	+0% $-121	+5% $-31	+10% $59
Rate	-1.0pp $25	-0.5pp $-47	base $-121	+0.5pp $-196	+1.0pp $-273

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $289,900 Active 18 DOM
2. 2026-06-19
   days on market $289,900 Active 16 DOM
3. 2026-06-18
   days on market $289,900 Active 15 DOM
4. 2026-06-17
   days on market $289,900 Active 14 DOM
5. 2026-06-16
   days on market $289,900 Active 13 DOM
6. 2026-06-15
   days on market $289,900 Active 12 DOM
7. 2026-06-14
   days on market $289,900 Active 10 DOM
8. 2026-06-13
   days on market $289,900 Active 9 DOM
9. 2026-06-10
   days on market $289,900 Active 7 DOM
10. 2026-06-09
    days on market $289,900 Active 6 DOM
11. 2026-06-08
    days on market $289,900 Active 5 DOM
12. 2026-06-07
    remarks 699-char remark
13. 2026-06-07
    listed $289,900 Active 4 DOM

ⓘ 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: $3,368 · $281/mo
• Projected year-2 tax: $3,974 · $331/mo
• Expected delta: +$606/yr (+$51/mo · 18.0%)

ⓘ 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 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: $27,350
• − Mortgage interest: −$16,239
• − Property taxes: −$3,368
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$8,433
• Taxable loss: −$6,516
• Est. tax savings @ 24.0%: +$1,564
• After-tax cash flow: $109/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

+383.2% since first listed

2 events — show timeline

• 2026-06-03 Listed $289,900 PMAR
• 1986-12-04 Sold (Public Records) $60,000 Public Records

Property tax history

+3.5%/yr

Latest (2026): $3,368 · +3.2% YoY. Source: county tax records.