6060 Boardwalk Dr · Coolbaugh, PA 18466

$270,000

2 bd · 1.5 ba · 884 sqft · SingleFamily public records · 34 Days on market

Built 1980 10,454 sqft lot Est $227k · 19% over · waterfront $115/mo HOA · 6% 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 +9.1/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• 1% rule +2.5/10.0
• DSCR +2.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

This inviting lakefront retreat at 6060 Boardwalk Drive offers the perfect blend of comfort and convenience in the heart of Pocono Country Place. Set along the water's edge, the home welcomes you with peaceful views that shift gently with the seasons, creating an immediate sense of escape from everyday life. Inside, the thoughtfully designed 884-square-foot layout features three bedrooms and two full bathrooms, providing ample space for family, guests, or quiet personal time. Natural light fills the living areas, highlighting the home's warm character and making every corner feel open and welcoming. Whether you're preparing morning coffee while watching the lake or gathering in the evening, the spaces encourage connection and contentment. The location enhances every experience. Enjoy direct access to the community's lake for swimming, boating, or simply unwinding by the shore. The property's established appeal as a vacation destination also opens the door to strong short-term rental potential, allowing you to create lasting memories while generating income when you're away. Pocono Country Place itself delivers a true sense of community with its array of amenities, walking paths, and year-round activities that make everyday living feel like a getaway. Imagine mornings on the water, evenings under the stars, and the freedom to enjoy it all on your own schedule. This is more than a property. It is the place where memories take root and relaxation becomes routine. Schedule a private showing today to experience the home in person. Contact us to arrange your visit and discover how 6060 Boardwalk Drive can become your personal sanctuary in the Poconos.

Key facts

• Lakefront retreat
• Array of amenities
• Walking paths

Tags

• LAKEFRONT RETREAT
• DIRECT ACCESS TO LAKE
• ARRAY OF AMENITIES
• WALKING PATHS
• YEAR-ROUND ACTIVITIES

Property features AI

Finance

• HOA & community: Association fee $115 monthly

Exterior

• Parking: 2-car garage; Driveway
• Utilities: Public water; Public sewer; Electric power
• Home design: Residential zoning (R-3, medium); Has view
• Construction: Asphalt/fiberglass roof; Vinyl siding; Below-grade finished living area; Above-grade finished living area
• Exterior features: Patio; Vinyl siding

Interior

• Kitchen: Dishwasher; Electric oven; Electric range; Microwave; Refrigerator
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; Wall/window air conditioning units
• Interior features: Dining area; Separate/formal dining room; Eat-in kitchen; Family room on lower level; Finished basement; Fireplace in family room; Has view
• Laundry & utility: Laundry on lower level; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $270k.

Deal economics

• At list price, monthly cash flow is $-207 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $233k (13.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (25.0% below list).
• Recommended offer: $202k (25.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 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 $8k 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.
• By year 5, 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 34 days — a 3% lower offer ($262k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 15y 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 $54k; list at $270k implies a 395% gain — meaningful room to come down on a strong offer.

Recommended offer $202,372 (25.0% 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. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
7. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
8. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
9. 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.
10. 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.
11. 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: 0.75% ✗
• Cap rate: 5.37%
• Cash-on-cash: -3.29%
• DSCR: 0.85
• GRM: 11.1

CMA / ARV

• ARV (on-the-fly): $226,746
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6309 Ventnor Dr	0.20mi	2/1.0	913 (+3%)	9mo	$165,000	$181	75
6269 Park Pl	0.22mi	2/1.0	893 (+1%)	22mo	$165,000	$185	68
6307 Ventnor Dr	0.21mi	3/1.0 (+1)	960 (+9%)	13mo	$175,000	$182	58
3050 Briarwood Dr	0.59mi	3/1.0 (+1)	912 (+3%)	3mo	$170,000	$186	57
8955 Deerfield Rd	0.69mi	2/1.0	864 (-2%)	12mo	$190,000	$220	52
7695 Fawn Ln	0.55mi	3/1.0 (+1)	924 (+4%)	10mo	$225,000	$244	52
7696 Fawn Ln	0.53mi	3/1.5 (+1)	1,008 (+14%)	2mo	$235,000	$233	45
7942 Sleepy Hollow Dr	0.72mi	2/1.0	964 (+9%)	5mo	$182,750	$190	45
7164 Mountain Dr	0.49mi	3/1.0 (+1)	960 (+9%)	14mo	$160,000	$167	44
6124 Boardwalk Dr	0.42mi	2/1.0	768 (-13%)	17mo	$169,000	$220	43
7443 Tamara Ln	0.60mi	3/1.0 (+1)	957 (+8%)	12mo	$169,000	$177	42
5397 Vine Ter	0.57mi	3/1.0 (+1)	1,000 (+13%)	18mo	$215,000	$215	30

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: 2.5%
• Equity multiple: 1.14×
• Total profit: $10,237
• Equity at exit: $111,745

10-year hold

• IRR: 6.2%
• Equity multiple: 1.88×
• Total profit: $66,576
• Equity at exit: $165,048

Cash invested: $75,600 (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: 11.1×

Monthly cashflow live

• Estimated rent: $2,024 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$163 /mo · $1,951/yr
• Insurance: −$112
• HOA: −$115
• Vacancy / Maint / Mgmt: −$425
• Net cashflow: $-207

Break-even live

Break-even rent $2,286

Max offer price $233,382

Occupancy floor —

Sensitivity live

Price	-10% $-54	-5% $-131	+0% $-207	+5% $-284	+10% $-360
Rent	-10% $-367	-5% $-287	+0% $-207	+5% $-127	+10% $-47
Rate	-1.0pp $-71	-0.5pp $-139	base $-207	+0.5pp $-277	+1.0pp $-348

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	45d	1	1.16mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	16d	1	1.16mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	1.23mi

HOA detail

• Monthly dues: $115 · $1,380/yr
• Likely covers: water

Listing history 24 events

1. 2026-06-21
   days on market $270,000 Active 34 DOM
2. 2026-06-19
   days on market $270,000 Active 32 DOM
3. 2026-06-18
   days on market $270,000 Active 31 DOM
4. 2026-06-17
   days on market $270,000 Active 30 DOM
5. 2026-06-16
   days on market $270,000 Active 29 DOM
6. 2026-06-15
   days on market $270,000 Active 28 DOM
7. 2026-06-14
   days on market $270,000 Active 26 DOM
8. 2026-06-13
   days on market $270,000 Active 25 DOM
9. 2026-06-10
   days on market $270,000 Active 23 DOM
10. 2026-06-09
    days on market $270,000 Active 22 DOM
11. 2026-06-08
    days on market $270,000 Active 21 DOM
12. 2026-06-07
    days on market $270,000 Active 20 DOM
13. 2026-06-02
    days on market $270,000 Active 15 DOM
14. 2026-06-01
    days on market $270,000 Active 14 DOM
15. 2026-05-31
    days on market $270,000 Active 13 DOM
16. 2026-05-30
    days on market $270,000 Active 12 DOM
17. 2026-04-30
    listed $270,000 Active

    Show marketing remark (1673 chars)

    This inviting lakefront retreat at 6060 Boardwalk Drive offers the perfect blend of comfort and convenience in the heart of Pocono Country Place. Set along the water's edge, the home welcomes you with peaceful views that shift gently with the seasons, creating an immediate sense of escape from everyday life. Inside, the thoughtfully designed 884-square-foot layout features three bedrooms and two full bathrooms, providing ample space for family, guests, or quiet personal time. Natural light fills the living areas, highlighting the home's warm character and making every corner feel open and welcoming. Whether you're preparing morning coffee while watching the lake or gathering in the evening, the spaces encourage connection and contentment. The location enhances every experience. Enjoy direct access to the community's lake for swimming, boating, or simply unwinding by the shore. The property's established appeal as a vacation destination also opens the door to strong short-term rental potential, allowing you to create lasting memories while generating income when you're away. Pocono Country Place itself delivers a true sense of community with its array of amenities, walking paths, and year-round activities that make everyday living feel like a getaway. Imagine mornings on the water, evenings under the stars, and the freedom to enjoy it all on your own schedule. This is more than a property. It is the place where memories take root and relaxation becomes routine. Schedule a private showing today to experience the home in person. Contact us to arrange your visit and discover how 6060 Boardwalk Drive can become your personal sanctuary in the Poconos.

18. 2026-04-30
    listed $270,000 Active 1673-char remark

    Show marketing remark (1673 chars)

    This inviting lakefront retreat at 6060 Boardwalk Drive offers the perfect blend of comfort and convenience in the heart of Pocono Country Place. Set along the water's edge, the home welcomes you with peaceful views that shift gently with the seasons, creating an immediate sense of escape from everyday life. Inside, the thoughtfully designed 884-square-foot layout features three bedrooms and two full bathrooms, providing ample space for family, guests, or quiet personal time. Natural light fills the living areas, highlighting the home's warm character and making every corner feel open and welcoming. Whether you're preparing morning coffee while watching the lake or gathering in the evening, the spaces encourage connection and contentment. The location enhances every experience. Enjoy direct access to the community's lake for swimming, boating, or simply unwinding by the shore. The property's established appeal as a vacation destination also opens the door to strong short-term rental potential, allowing you to create lasting memories while generating income when you're away. Pocono Country Place itself delivers a true sense of community with its array of amenities, walking paths, and year-round activities that make everyday living feel like a getaway. Imagine mornings on the water, evenings under the stars, and the freedom to enjoy it all on your own schedule. This is more than a property. It is the place where memories take root and relaxation becomes routine. Schedule a private showing today to experience the home in person. Contact us to arrange your visit and discover how 6060 Boardwalk Drive can become your personal sanctuary in the Poconos.

19. 2013-08-21
    soldstatus $54,500
20. 2013-08-14
    soldstatus $54,500 526-char remark

    Show marketing remark (526 chars)

    VERBAL ACCEPTANCE 7/13/13 PRICED TO SELL, DRAMATIC PRICE REDUCTION, OWNER MOVING, LAKEVIEW HOME We've already reduced the price for you to save negotiation time. Come see this TRUE LAKEVIEW with large deck facing the lake. House has deeded walk to lake access included. Home features a raised ranch that has room for all with a family room, large foyer, sitting room, open floor plan, and easy upkeep. Freshly painted full side deck lets you enjoy the view and scenery. House comes with a wood stove to stay warm this winter.

21. 2013-02-05
    listed $59,900 526-char remark

    Show marketing remark (526 chars)

    VERBAL ACCEPTANCE 7/13/13 PRICED TO SELL, DRAMATIC PRICE REDUCTION, OWNER MOVING, LAKEVIEW HOME We've already reduced the price for you to save negotiation time. Come see this TRUE LAKEVIEW with large deck facing the lake. House has deeded walk to lake access included. Home features a raised ranch that has room for all with a family room, large foyer, sitting room, open floor plan, and easy upkeep. Freshly painted full side deck lets you enjoy the view and scenery. House comes with a wood stove to stay warm this winter.

22. 2011-05-14
    listed $87,500
23. 1994-10-18
    soldstatus $57,000
24. 1978-01-19
    soldstatus $12,000

ⓘ 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: $1,951 · $163/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: +$1,157/yr (+$96/mo · 59.3%)

ⓘ 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 8% 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: $24,285
• − Mortgage interest: −$15,124
• − Property taxes: −$1,951
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,943
• − Management: −$1,943
• − HOA: −$1,380
• − Depreciation: −$7,855
• Taxable loss: −$7,261
• Est. tax savings @ 24.0%: +$1,743
• After-tax cash flow: $-745/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

+2150.0% since first listed

8 events — show timeline

• 2026-04-30 Listed $270,000 PMAR
• 2026-04-30 Listed $270,000 GLVRMLS
• 2013-08-21 Sold (Public Records) $54,500 Public Records
• 2013-08-14 Sold (MLS) $54,500 PMAR
• 2013-02-05 Listed $59,900 PMAR
• 2011-05-14 Listed $87,500 PMAR
• 1994-10-18 Sold (Public Records) $57,000 Public Records
• 1978-01-19 Sold (Public Records) $12,000 Public Records

Property tax history

-5.4%/yr

Latest (2026): $1,951 · +3.2% YoY. Source: county tax records.