7172 Mountain Dr · Coolbaugh, PA 18466

$221,900

3 bd · 2.0 ba · 1,271 sqft · SingleFamily public records · 282 Days on market

Built 1985 8,712 sqft lot $175/sqft · at area comps Est $228k · at est. $149/mo HOA · 7% of rent ↓ 8% since listing

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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 +15.4/30.0
• ARV discount +8.8/15.0
• Appreciation +6.2/10.0
• DSCR +4.7/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Come see this beautiful 2 story home in a quiet setting that can be used, not only as a home, but a vacation home or an investment property! This home features new kitchen cabinets, 2 beds/2baths w/ a loft, new roof and vinyl flooring all located in an amenity filled community. Security system installed with floodlights and cameras which can be operational and monitored by your phone as well as the heating system too. Close to shopping, attractions, casino and much, much more!

Key facts

• Vinyl flooring
• New kitchen cabinets
• New roof

Tags

• NEW KITCHEN CABINETS
• NEW ROOF
• VINYL FLOORING
• AMENITY FILLED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $222k.

Deal economics

• At list price, monthly cash flow is $86 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $203k (8.4% below list).
• Recommended offer: $195k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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; 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 + $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 $62k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 282 days — a 12% lower offer ($195k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $13k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $195,272 (12.0% below list)

Questions for the listing agent

1. It's been on market 282 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 0.92% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.67%
• DSCR: 1.07
• GRM: 9.1

CMA / ARV

• ARV (median comp): $228,430
• List price: $221,900
• Delta: -2.86%
• 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
7515 Crestview Dr	0.10mi	3/1.0	1,250 (-2%)	3mo	$300,000	$240	86
7511 Crestview Dr	0.11mi	3/2.0	1,342 (+6%)	2mo	$270,000	$201	84
1150 Country Place Dr	0.18mi	3/2.0	1,320 (+4%)	3mo	$240,000	$182	83
532 Country Place Dr	0.47mi	3/2.0	1,263 (-1%)	4mo	$242,000	$192	73
1094 Country Place Dr	0.18mi	3/2.0	1,140 (-10%)	2mo	$297,000	$261	73
5389 Vine Ter	0.62mi	3/2.0	1,281 (+1%)	1mo	$175,000	$137	69
8229 Sunset Dr	0.30mi	3/2.0	1,144 (-10%)	2mo	$190,000	$166	68
462 Country Place Dr	0.38mi	3/2.0	1,428 (+12%)	1mo	$255,000	$179	61
6128 Boardwalk Dr	0.44mi	3/2.5	1,144 (-10%)	3mo	$285,000	$249	58
8191 Elk Ct	0.53mi	3/2.0	1,134 (-11%)	2mo	$245,000	$216	56
765 Country Place Dr	0.60mi	3/2.0	1,400 (+10%)	3mo	$195,699	$140	53
5358 Lockwood Dr	0.70mi	3/1.0	1,200 (-6%)	5mo	$160,000	$133	50

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: 7.2%
• Equity multiple: 1.40×
• Total profit: $24,793
• Equity at exit: $91,837

10-year hold

• IRR: 10.3%
• Equity multiple: 2.45×
• Total profit: $90,145
• Equity at exit: $135,645

Cash invested: $62,132 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,033 high
• Mortgage (P&I): −$1,164
• Tax from tax record: −$115 /mo · $1,375/yr
• Insurance: −$92
• HOA: −$149
• Vacancy / Maint / Mgmt: −$427
• Net cashflow: $86

Break-even live

Break-even rent $1,924

Max offer price $221,900

Occupancy floor 91%

Sensitivity live

Price	-10% $212	-5% $149	+0% $86	+5% $24	+10% $-39
Rent	-10% $-74	-5% $6	+0% $86	+5% $167	+10% $247
Rate	-1.0pp $198	-0.5pp $143	base $86	+0.5pp $29	+1.0pp $-30

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: $55,475
• Closing costs: $6,657
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	45d	1	0.29mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	45d	1	0.59mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	16d	1	0.60mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	45d	1	0.60mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	45d	1	0.62mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	45d	1	0.76mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	0.79mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	22d	1	1.03mi

HOA detail

• Monthly dues: $149 · $1,788/yr
• Likely covers: security

Listing history 19 events

1. 2026-06-21
   days on market $221,900 Active 282 DOM
2. 2026-06-18
   days on market $221,900 Active 279 DOM
3. 2026-06-17
   days on market $221,900 Active 278 DOM
4. 2026-06-16
   days on market $221,900 Active 277 DOM
5. 2026-06-15
   days on market $221,900 Active 276 DOM
6. 2026-06-14
   days on market $221,900 Active 274 DOM
7. 2026-06-13
   days on market $221,900 Active 273 DOM
8. 2026-06-10
   days on market $221,900 Active 271 DOM
9. 2026-06-08
   days on market $221,900 Active 269 DOM
10. 2026-06-07
    days on market $221,900 Active 268 DOM
11. 2026-06-02
    days on market $221,900 Active 263 DOM
12. 2026-06-01
    days on market $221,900 Active 262 DOM
13. 2026-05-31
    days on market $221,900 Active 261 DOM
14. 2026-05-30
    days on market $221,900 Active 260 DOM
15. 2026-05-19
    price $221,900 481-char remark

    Show marketing remark (481 chars)

    Come see this beautiful 2 story home in a quiet setting that can be used, not only as a home, but a vacation home or an investment property! This home features new kitchen cabinets, 2 beds/2baths w/ a loft, new roof and vinyl flooring all located in an amenity filled community. Security system installed with floodlights and cameras which can be operational and monitored by your phone as well as the heating system too. Close to shopping, attractions, casino and much, much more!

16. 2025-12-19
    price $224,900 481-char remark

    Show marketing remark (481 chars)

    Come see this beautiful 2 story home in a quiet setting that can be used, not only as a home, but a vacation home or an investment property! This home features new kitchen cabinets, 2 beds/2baths w/ a loft, new roof and vinyl flooring all located in an amenity filled community. Security system installed with floodlights and cameras which can be operational and monitored by your phone as well as the heating system too. Close to shopping, attractions, casino and much, much more!

17. 2025-09-11
    listed $234,900 Active 481-char remark

    Show marketing remark (481 chars)

    Come see this beautiful 2 story home in a quiet setting that can be used, not only as a home, but a vacation home or an investment property! This home features new kitchen cabinets, 2 beds/2baths w/ a loft, new roof and vinyl flooring all located in an amenity filled community. Security system installed with floodlights and cameras which can be operational and monitored by your phone as well as the heating system too. Close to shopping, attractions, casino and much, much more!

18. 2024-07-09
    price $238,000
19. 2024-05-23
    listed $240,000 Active

ⓘ 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: $1,375 · $115/mo
• Projected year-2 tax: $2,441 · $203/mo
• Expected delta: +$1,065/yr (+$89/mo · 77.5%)

ⓘ 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 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: $24,397
• − Mortgage interest: −$12,430
• − Property taxes: −$1,375
• − Insurance: −$1,110
• − Repairs & maintenance: −$1,952
• − Management: −$1,952
• − HOA: −$1,788
• − Depreciation: −$6,455
• Taxable loss: −$2,665
• Est. tax savings @ 24.0%: +$640
• After-tax cash flow: $1,676/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

-7.5% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $221,900 PMAR
• 2025-12-19 Price Changed $224,900 PMAR
• 2025-09-11 Listed $234,900 PMAR
• 2024-07-09 Price Changed $238,000 PMAR
• 2024-05-23 Listed $240,000 PMAR

Property tax history

-7.4%/yr

Latest (2026): $1,375 · +3.2% YoY. Source: county tax records.