9894 Breezeway Ter · Coolbaugh, PA 18466

$230,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 85 Days on market

Built 1987 0.31 ac lot $240/sqft · at area comps Est $224k · at est. $146/mo HOA · 7% of rent

---

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 +15.4/30.0
• ARV discount +6.2/15.0
• Appreciation +6.2/10.0
• DSCR +4.7/10.0
• 1% rule +4.0/10.0
• 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

Beautifully renovated ranch home located in a desirable amenity-filled community. This move-in ready property features a completely updated interior, including a modern kitchen with sleek shaker cabinets, butcher countertops, and upgraded finishes throughout. Enjoy peace of mind with a new roof and new siding. Offering 3 bedrooms and 2 bathrooms, this home combines comfort and functionality with low taxes, making it a great starter or affordable option. Conveniently located just minutes from all Pocono attractions, shopping, and major routes. A perfect blend of comfort, style, and convenience--ideal as a primary residence, vacation home, or investment opportunity.

Key facts

• New siding
• Updated interior
• Modern kitchen

Tags

• RENOVATED RANCH HOME
• UPDATED INTERIOR
• MODERN KITCHEN
• NEW ROOF
• NEW SIDING
• AMENITY FILLED COMMUNITY

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $207k (10.1% below list).
• Recommended offer: $207k (10.1% 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: 355 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 weeks tenant-placement turnaround); 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 $64k cash investment doubles in ~7 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 85 days — a 6% lower offer ($216k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 19y ago; this cycle's ask has dropped $14k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $230k implies a 109% gain — meaningful room to come down on a strong offer.

Recommended offer $206,694 (10.1% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 10% 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. 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: 0.90% ✗
• Cap rate: 6.76%
• Cash-on-cash: 1.65%
• DSCR: 1.07
• GRM: 9.3

CMA / ARV

• ARV (median comp): $223,633
• List price: $230,000
• Delta: 2.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9817 Deerwood Dr	0.23mi	3/1.0	948 (-1%)	9mo	$125,000	$132	79
9833 Deerwood Dr	0.21mi	3/2.0	960 (0%)	24mo	$221,000	$230	66
9870 Deerwood Dr	0.45mi	2/1.0 (-1)	956 (-0%)	10mo	$140,000	$146	65
9066 Idlewild Dr	0.20mi	2/1.0 (-1)	864 (-10%)	6mo	$262,500	$304	64
9113 Idlewild Dr	0.41mi	3/1.0	1,000 (+4%)	14mo	$195,000	$195	62
9681 Stony Hollow Dr	0.48mi	3/1.0	1,008 (+5%)	14mo	$180,000	$179	57
9256 Westwood Dr	0.11mi	3/2.0	1,086 (+13%)	21mo	$175,000	$161	52
9546 Jasmine Dr	0.08mi	3/2.0	1,100 (+15%)	23mo	$220,000	$200	49
9008 Idlewild Dr	0.44mi	2/1.0 (-1)	1,080 (+12%)	9mo	$130,000	$120	46
9131 Brandywine Dr	0.34mi	2/1.0 (-1)	854 (-11%)	21mo	$178,000	$208	44
1031 Knollwood Dr	0.70mi	3/2.0	1,100 (+15%)	9mo	$146,000	$133	32

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: $25,627
• Equity at exit: $95,190

10-year hold

• IRR: 10.3%
• Equity multiple: 2.45×
• Total profit: $93,228
• Equity at exit: $140,596

Cash invested: $64,400 (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: 355
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $2,067 high
• Mortgage (P&I): −$1,206
• Tax from tax record: −$96 /mo · $1,154/yr
• Insurance: −$96
• HOA: −$146
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $89

Break-even live

Break-even rent $1,955

Max offer price $230,000

Occupancy floor 91%

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.31mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	7d	1	0.90mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	13d	1	0.91mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	1.11mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	1.11mi

HOA detail

• Monthly dues: $146 · $1,752/yr

Listing history 29 events

1. 2026-06-18
   days on market $230,000 Active 85 DOM
2. 2026-06-17
   days on market $230,000 Active 84 DOM
3. 2026-06-16
   days on market $230,000 Active 83 DOM
4. 2026-06-15
   days on market $230,000 Active 82 DOM
5. 2026-06-14
   days on market $230,000 Active 80 DOM
6. 2026-06-13
   days on market $230,000 Active 79 DOM
7. 2026-06-10
   days on market $230,000 Active 77 DOM
8. 2026-06-08
   days on market $230,000 Active 75 DOM
9. 2026-06-07
   pricedays on market $230,000 Active 74 DOM
10. 2026-06-02
    days on market $243,500 Active 69 DOM
11. 2026-06-01
    days on market $243,500 Active 68 DOM
12. 2026-05-31
    days on market $243,500 Active 67 DOM
13. 2026-05-30
    days on market $243,500 Active 66 DOM
14. 2026-04-25
    price $243,500 673-char remark

    Show marketing remark (673 chars)

    Beautifully renovated ranch home located in a desirable amenity-filled community. This move-in ready property features a completely updated interior, including a modern kitchen with sleek shaker cabinets, butcher countertops, and upgraded finishes throughout. Enjoy peace of mind with a new roof and new siding. Offering 3 bedrooms and 2 bathrooms, this home combines comfort and functionality with low taxes, making it a great starter or affordable option. Conveniently located just minutes from all Pocono attractions, shopping, and major routes. A perfect blend of comfort, style, and convenience--ideal as a primary residence, vacation home, or investment opportunity.

15. 2026-04-01
    status Active 673-char remark

    Show marketing remark (673 chars)

    Beautifully renovated ranch home located in a desirable amenity-filled community. This move-in ready property features a completely updated interior, including a modern kitchen with sleek shaker cabinets, butcher countertops, and upgraded finishes throughout. Enjoy peace of mind with a new roof and new siding. Offering 3 bedrooms and 2 bathrooms, this home combines comfort and functionality with low taxes, making it a great starter or affordable option. Conveniently located just minutes from all Pocono attractions, shopping, and major routes. A perfect blend of comfort, style, and convenience--ideal as a primary residence, vacation home, or investment opportunity.

16. 2026-03-26
    status Pending 673-char remark

    Show marketing remark (673 chars)

    Beautifully renovated ranch home located in a desirable amenity-filled community. This move-in ready property features a completely updated interior, including a modern kitchen with sleek shaker cabinets, butcher countertops, and upgraded finishes throughout. Enjoy peace of mind with a new roof and new siding. Offering 3 bedrooms and 2 bathrooms, this home combines comfort and functionality with low taxes, making it a great starter or affordable option. Conveniently located just minutes from all Pocono attractions, shopping, and major routes. A perfect blend of comfort, style, and convenience--ideal as a primary residence, vacation home, or investment opportunity.

17. 2026-03-19
    listed $244,000 Active 673-char remark

    Show marketing remark (673 chars)

    Beautifully renovated ranch home located in a desirable amenity-filled community. This move-in ready property features a completely updated interior, including a modern kitchen with sleek shaker cabinets, butcher countertops, and upgraded finishes throughout. Enjoy peace of mind with a new roof and new siding. Offering 3 bedrooms and 2 bathrooms, this home combines comfort and functionality with low taxes, making it a great starter or affordable option. Conveniently located just minutes from all Pocono attractions, shopping, and major routes. A perfect blend of comfort, style, and convenience--ideal as a primary residence, vacation home, or investment opportunity.

18. 2025-11-03
    soldstatus $110,000
19. 2024-12-02
    price $149,900
20. 2024-09-09
    price $179,900
21. 2024-09-09
    price $185,000
22. 2024-07-11
    listed $189,000 Active
23. 2023-11-14
    listed $169,000 Active
24. 2017-08-11
    soldstatus $10,000
25. 2017-07-08
    listed $23,000
26. 2014-07-25
    listed $25,000
27. 2009-09-19
    listed $49,000
28. 2007-12-21
    listed $79,900
29. 1986-07-07
    soldstatus $19,900

ⓘ 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: $1,154 · $96/mo
• Projected year-2 tax: $2,394 · $200/mo
• Expected delta: +$1,240/yr (+$103/mo · 107.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 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: $24,803
• − Mortgage interest: −$12,884
• − Property taxes: −$1,154
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,984
• − Management: −$1,984
• − HOA: −$1,752
• − Depreciation: −$6,691
• Taxable loss: −$2,796
• Est. tax savings @ 24.0%: +$671
• After-tax cash flow: $1,736/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

+1123.6% since first listed

16 events — show timeline

• 2026-04-25 Price Changed $243,500 PMAR
• 2026-04-01 Relisted — PMAR
• 2026-03-26 Pending — PMAR
• 2026-03-19 Listed $244,000 PMAR
• 2025-11-03 Sold (Public Records) $110,000 Public Records
• 2024-12-02 Price Changed $149,900 PMAR
• 2024-09-09 Price Changed $179,900 PMAR
• 2024-09-09 Price Changed $185,000 PMAR
• 2024-07-11 Listed $189,000 PMAR
• 2023-11-14 Listed $169,000 PMAR
• 2017-08-11 Sold (MLS) $10,000 PMAR
• 2017-07-08 Listed $23,000 PMAR
• 2014-07-25 Listed $25,000 PMAR
• 2009-09-19 Listed $49,000 PMAR
• 2007-12-21 Listed $79,900 PMAR
• 1986-07-07 Sold (Public Records) $19,900 Public Records

Property tax history

-7.3%/yr

Latest (2026): $1,154 · +3.2% YoY. Source: county tax records.