8934 Deerfield Rd · Gouldsboro, PA 18466

$289,000

3 bd · 2.0 ba · 1,064 sqft · SingleFamily public records · 13 Days on market

Built 1987 9,583 sqft lot Est $217k · 33% over $143/mo HOA · 7% of rent

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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 +7.4/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.8/10.0
• DSCR +1.5/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Priced to Sell! 3 bedroom, 1.5 bath home with garage and utility shed. Amenity filled community and airbnb friendly. Interior shows nicely! Close to major Poconos Attractions! A steal of a deal whether you want a full time residence, a weekend getaway, in investment property. Make this home your home!

Key facts

• Access to lakes
• Access to pools
• Access to beaches

Tags

• AMENITY-FILLED COMMUNITY
• ACCESS TO POOLS
• ACCESS TO LAKES
• ACCESS TO BEACHES
• ACCESS TO PLAYGROUNDS
• ACCESS TO CLUBHOUSE FACILITIES

Property features AI

Finance

• HOA & community: Homeowners association with annual fee; Annual association fee $1,711 (about $142.58/month); HOA amenities: gated community, clubhouse, pool, tennis courts, basketball court, dog park, park, security

Exterior

• Parking: Attached garage (1 car); Open parking for 6 cars; Garage faces front
• Security: Community security (HOA amenity)
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Single-family residence; House; Single story entry level
• Construction: Shingle roof; Block and concrete perimeter foundation; Built as residential single-family structure
• Exterior features: Front porch; Rear porch; Shed(s); Private maintained road

Interior

• Kitchen: Electric cooktop; Refrigerator; Freezer; Dishwasher; Microwave
• Bedrooms: 5 total rooms
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Ceiling fan cooling
• Interior features: Granite counters; High ceilings; Track lighting; Ceiling fans; Aluminum window frames; Gas fireplace (1)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $289k.

Deal economics

• At list price, monthly cash flow is $-377 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $222k (23.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (31.9% below list).
• Recommended offer: $197k (31.9% below list) — sets the bar for 1% rule.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $160k; list at $289k implies a 81% gain — meaningful room to come down on a strong offer.

Recommended offer $196,922 (31.9% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 0.68% ✗
• Cap rate: 4.73%
• Cash-on-cash: -5.60%
• DSCR: 0.75
• GRM: 12.2

CMA / ARV

• ARV (on-the-fly): $217,056
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8934 Deerfield Rd	0.00mi	3/1.5	1,100 (+3%)	10mo	$160,000	$145	84
8229 Sunset Dr	0.17mi	3/2.0	1,144 (+8%)	2mo	$190,000	$166	78
1094 Country Place Dr	0.22mi	3/2.0	1,140 (+7%)	2mo	$297,000	$261	77
954 Country Place Dr	0.36mi	3/1.0	1,040 (-2%)	4mo	$205,000	$197	72
1143 Country Place Dr	0.39mi	3/1.0	1,080 (+2%)	6mo	$150,000	$139	70
8191 Elk Ct	0.39mi	3/2.0	1,134 (+7%)	2mo	$245,000	$216	69
8208 Sunset Dr	0.16mi	3/2.0	1,176 (+10%)	8mo	$240,000	$204	68
940 Country Place Dr	0.37mi	3/2.0	936 (-12%)	1mo	$220,000	$235	62
7696 Fawn Ln	0.59mi	3/1.5	1,008 (-5%)	2mo	$235,000	$233	60
7942 Sleepy Hollow Dr	0.29mi	2/1.0 (-1)	964 (-9%)	5mo	$182,750	$190	57
6128 Boardwalk Dr	0.69mi	3/2.5	1,144 (+8%)	3mo	$285,000	$249	51
6309 Ventnor Dr	0.61mi	2/1.0 (-1)	913 (-14%)	9mo	$165,000	$181	31

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: 0.2%
• Equity multiple: 1.01×
• Total profit: $1,055
• Equity at exit: $119,608

10-year hold

• IRR: 4.3%
• Equity multiple: 1.62×
• Total profit: $49,878
• Equity at exit: $176,662

Cash invested: $80,920 (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: 12.2×

Monthly cashflow live

• Estimated rent: $1,969 high
• Mortgage (P&I): −$1,516
• Tax from tax record: −$154 /mo · $1,848/yr
• Insurance: −$120
• HOA: −$143
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-377

Break-even live

Break-even rent $2,447

Max offer price $222,347

Occupancy floor —

Sensitivity live

Price	-10% $-214	-5% $-296	+0% $-377	+5% $-459	+10% $-541
Rent	-10% $-533	-5% $-455	+0% $-377	+5% $-300	+10% $-222
Rate	-1.0pp $-232	-0.5pp $-304	base $-377	+0.5pp $-452	+1.0pp $-528

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: $72,250
• Closing costs: $8,670
• 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	16d	1	0.35mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	0.35mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.43mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	0.59mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	0.92mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	1.02mi

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 11 events

1. 2026-06-21
   days on market $289,000 Active 13 DOM
2. 2026-06-19
   days on market $289,000 Active 11 DOM
3. 2026-06-18
   days on market $289,000 Active 10 DOM
4. 2026-06-17
   days on market $289,000 Active 9 DOM
5. 2026-06-16
   days on market $289,000 Active 8 DOM
6. 2026-06-15
   days on market $289,000 Active 7 DOM
7. 2026-06-14
   days on market $289,000 Active 5 DOM
8. 2026-06-13
   days on market $289,000 Active 4 DOM
9. 2026-06-10
   days on market $289,000 Active 2 DOM
10. 2026-06-09
    remarks 699-char remark
11. 2026-06-09
    listed $289,000 Active 1 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: $1,848 · $154/mo
• Projected year-2 tax: $3,207 · $267/mo
• Expected delta: +$1,359/yr (+$113/mo · 73.5%)

ⓘ 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 · 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: $23,631
• − Mortgage interest: −$16,188
• − Property taxes: −$1,848
• − Insurance: −$1,445
• − Repairs & maintenance: −$1,890
• − Management: −$1,890
• − HOA: −$1,716
• − Depreciation: −$8,407
• Taxable loss: −$9,755
• Est. tax savings @ 24.0%: +$2,341
• After-tax cash flow: $-2,186/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 — 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

+1429.1% since first listed

16 events — show timeline

• 2026-06-01 Listed $289,000 PMAR
• 2025-08-27 Sold (Public Records) $160,000 Public Records
• 2025-08-22 Sold (MLS) $160,000 PMAR
• 2025-07-28 Pending — PMAR
• 2025-07-16 Price Changed $175,000 PMAR
• 2025-06-16 Price Changed $199,900 PMAR
• 2025-06-15 Listed $175,000 PMAR
• 2019-09-17 Sold (Public Records) $65,000 Public Records
• 2019-09-13 Sold (MLS) $65,000 PMAR
• 2019-07-26 Listed $69,900 PMAR
• 2015-06-04 Sold (Public Records) $55,000 Public Records
• 2015-01-09 Sold (MLS) $14,000 PMAR
• 2014-12-03 Listed $14,000 PMAR
• 2006-06-06 Sold (Public Records) $100,000 Public Records
• 2004-09-20 Sold (Public Records) $77,000 Public Records
• 1986-06-25 Sold (Public Records) $18,900 Public Records

Property tax history

-4.9%/yr

Latest (2026): $1,848 · +3.2% YoY. Source: county tax records.