6263 Park Pl · Coolbaugh, PA 18466

$229,000

3 bd · 1.0 ba · 880 sqft · SingleFamily public records · 83 Days on market

Built 1983 8,712 sqft lot $260/sqft · 25% above area Est $179k · 28% over $125/mo HOA · 6% of rent

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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 +13.9/30.0
• Appreciation +6.2/10.0
• DSCR +4.2/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• 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

Bring your vision and a little TLC to this 3BED/2 BATH RAISED RANCH in a lake amenity community . Open concept kitchen/ living room area, spacious bedrooms and features an unfinished basement with the potential for extra living space . This home is full of possibilities. Large Back yard makes perfect for entertaining. Enjoy year-round seasonal community activities, such as swimming. fishing and tennis. Walking distance to the lake! Great opportunity for those looking for an investment property or their very own home. Close to shopping, restaurants , Martz Busway, major POCONO attractions & I-80 . Home is being sold as -is. Schedule your showing today!

Key facts

• Close to restaurants
• Unfinished basement
• Large back yard

Tags

• UNFINISHED BASEMENT
• LARGE BACK YARD
• WALKING DISTANCE TO THE LAKE
• CLOSE TO SHOPPING
• CLOSE TO RESTAURANTS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $229k.

Deal economics

• At list price, monthly cash flow is $26 ($313/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 $201k (12.0% below list).
• Recommended offer: $201k (12.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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 $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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.

Recommended offer $201,411 (12.0% below list)

Questions for the listing agent

1. It's been on market 83 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. 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: 0.88% ✗
• Cap rate: 6.43%
• Cash-on-cash: 0.49%
• DSCR: 1.02
• GRM: 9.5

CMA / ARV

• ARV (median comp): $179,212
• List price: $229,000
• Delta: 27.78%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6309 Ventnor Dr	0.32mi	2/1.0 (-1)	913 (+4%)	9mo	$165,000	$181	66
7695 Fawn Ln	0.40mi	3/1.0	924 (+5%)	10mo	$225,000	$244	65
3050 Briarwood Dr	0.66mi	3/1.0	912 (+4%)	3mo	$170,000	$186	60
6307 Ventnor Dr	0.33mi	3/1.0	960 (+9%)	13mo	$175,000	$182	59
7696 Fawn Ln	0.38mi	3/1.5	1,008 (+14%)	2mo	$235,000	$233	54
7443 Tamara Ln	0.54mi	3/1.0	957 (+9%)	12mo	$169,000	$177	50
8955 Deerfield Rd	0.67mi	2/1.0 (-1)	864 (-2%)	12mo	$190,000	$220	50
7164 Mountain Dr	0.51mi	3/1.0	960 (+9%)	14mo	$160,000	$167	50
7942 Sleepy Hollow Dr	0.64mi	2/1.0 (-1)	964 (+10%)	5mo	$182,750	$190	45
6124 Boardwalk Dr	0.56mi	2/1.0 (-1)	768 (-13%)	17mo	$169,000	$220	34
5397 Vine Ter	0.74mi	3/1.0	1,000 (+14%)	18mo	$215,000	$215	28
8219 Sunset Dr	0.67mi	4/1.0 (+1)	1,008 (+14%)	15mo	$155,000	$154	27

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: 6.1%
• Equity multiple: 1.34×
• Total profit: $21,568
• Equity at exit: $94,776

10-year hold

• IRR: 9.3%
• Equity multiple: 2.32×
• Total profit: $84,348
• Equity at exit: $139,985

Cash invested: $64,120 (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: 9.5×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,201
• Tax from tax record: −$144 /mo · $1,725/yr
• Insurance: −$95
• HOA: −$125
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $26

Break-even live

Break-even rent $1,981

Max offer price $229,000

Occupancy floor 94%

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: $57,250
• Closing costs: $6,870
• 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	43d	1	1.11mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	1.11mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	1.33mi

HOA detail

• Monthly dues: $125 · $1,500/yr

Listing history 14 events

1. 2026-06-18
   days on market $229,000 Active 83 DOM
2. 2026-06-17
   days on market $229,000 Active 82 DOM
3. 2026-06-16
   days on market $229,000 Active 81 DOM
4. 2026-06-15
   days on market $229,000 Active 80 DOM
5. 2026-06-14
   days on market $229,000 Active 78 DOM
6. 2026-06-13
   days on market $229,000 Active 77 DOM
7. 2026-06-10
   days on market $229,000 Active 75 DOM
8. 2026-06-08
   days on market $229,000 Active 73 DOM
9. 2026-06-07
   pricedays on market $229,000 Active 72 DOM
10. 2026-06-02
    days on market $245,000 Active 67 DOM
11. 2026-06-01
    days on market $245,000 Active 66 DOM
12. 2026-05-31
    days on market $245,000 Active 65 DOM
13. 2026-05-30
    days on market $245,000 Active 64 DOM
14. 2026-03-27
    listed $250,000 Active 667-char remark

    Show marketing remark (667 chars)

    Bring your vision and a little TLC to this 3BED/2 BATH RAISED RANCH in a lake amenity community . Open concept kitchen/ living room area, spacious bedrooms and features an unfinished basement with the potential for extra living space . This home is full of possibilities. Large Back yard makes perfect for entertaining. Enjoy year-round seasonal community activities, such as swimming. fishing and tennis. Walking distance to the lake! Great opportunity for those looking for an investment property or their very own home. Close to shopping, restaurants , Martz Busway, major POCONO attractions & I-80 . Home is being sold as -is. Schedule your showing today!

ⓘ 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: $1,725 · $144/mo
• Projected year-2 tax: $2,671 · $223/mo
• Expected delta: +$947/yr (+$79/mo · 54.9%)

ⓘ 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 2/10 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: $24,169
• − Mortgage interest: −$12,828
• − Property taxes: −$1,725
• − Insurance: −$1,145
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − HOA: −$1,500
• − Depreciation: −$6,662
• Taxable loss: −$3,557
• Est. tax savings @ 24.0%: +$854
• After-tax cash flow: $1,167/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

1 event — show timeline

• 2026-03-27 Listed $250,000 PMAR

Property tax history

-0.6%/yr

Latest (2026): $1,725 · +3.2% YoY. Source: county tax records.