1615 Church St · Coolbaugh, PA 18466

$209,000

3 bd · 1.5 ba · 1,232 sqft · SingleFamily public records · 104 Days on market

Built 1902 9,583 sqft lot $170/sqft · 37% above area Est $153k · 37% over

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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 +22.4/30.0
• DSCR +7.2/10.0
• Appreciation +6.2/10.0
• 1% rule +5.9/10.0
• Schools +4.0/10.0
• 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

It's a well maintained, 3-bedroom, 2-bath home in scenic area of the Poconos. Features include: hardwood floors, a newer roof and boiler, and plenty of storage with a large walk-up attic and full basement. Some accessible upgrades as well. Enjoy the beautiful yard, featuring a storage shed, and detached 2-car garage. Not in a gated community, so no HOA fees! Cash or conventional financing only.

Key facts

• Newer roof
• Large walk-up attic
• Full basement

Tags

• HARDWOOD FLOORS
• NEWER ROOF
• LARGE WALK-UP ATTIC
• FULL BASEMENT
• STORAGE SHED
• DETACHED 2-CAR GARAGE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $209k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $209k).
• Recommended offer: $190k (9.0% 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: 355 active listings in the ZIP; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k 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 $59k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $190,190 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.09% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.17%
• DSCR: 1.32
• GRM: 7.6

CMA / ARV

• ARV (median comp): $152,714
• List price: $209,000
• Delta: 36.86%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1106 Mill St	0.14mi	3/1.0	1,258 (+2%)	18mo	$144,000	$114	74
1117 Mill St	0.17mi	3/2.0	1,374 (+12%)	1mo	$268,000	$195	70
1578 Prospect St	0.21mi	3/2.0	1,279 (+4%)	21mo	$225,000	$176	64
117 Patch Ln	0.32mi	3/1.0	1,054 (-14%)	9mo	$130,001	$123	51

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: 12.5%
• Equity multiple: 1.69×
• Total profit: $40,459
• Equity at exit: $86,499

10-year hold

• IRR: 15.0%
• Equity multiple: 3.08×
• Total profit: $121,878
• Equity at exit: $127,759

Cash invested: $58,520 (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: 7.6×

Monthly cashflow live

• Estimated rent: $2,279 medium
• Mortgage (P&I): −$1,096
• Tax from tax record: −$268 /mo · $3,213/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$479
• Net cashflow: $350

Break-even live

Break-even rent $1,836

Max offer price $209,000

Occupancy floor 80%

Sensitivity live

Price	-10% $468	-5% $409	+0% $350	+5% $291	+10% $231
Rent	-10% $170	-5% $260	+0% $350	+5% $440	+10% $530
Rate	-1.0pp $455	-0.5pp $403	base $350	+0.5pp $296	+1.0pp $240

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $209,000 Active 104 DOM
2. 2026-06-17
   days on market $209,000 Active 103 DOM
3. 2026-06-16
   days on market $209,000 Active 102 DOM
4. 2026-06-15
   days on market $209,000 Active 101 DOM
5. 2026-06-14
   days on market $209,000 Active 99 DOM
6. 2026-06-13
   days on market $209,000 Active 98 DOM
7. 2026-06-10
   days on market $209,000 Active 96 DOM
8. 2026-06-08
   days on market $209,000 Active 94 DOM
9. 2026-06-07
   days on market $209,000 Active 93 DOM
10. 2026-06-02
    days on market $209,000 Active 88 DOM
11. 2026-06-01
    days on market $209,000 Active 87 DOM
12. 2026-05-31
    days on market $209,000 Active 86 DOM
13. 2026-05-30
    days on market $209,000 Active 85 DOM
14. 2026-05-07
    status Active 398-char remark

    Show marketing remark (398 chars)

    It's a well maintained, 3-bedroom, 2-bath home in scenic area of the Poconos. Features include: hardwood floors, a newer roof and boiler, and plenty of storage with a large walk-up attic and full basement. Some accessible upgrades as well. Enjoy the beautiful yard, featuring a storage shed, and detached 2-car garage. Not in a gated community, so no HOA fees! Cash or conventional financing only.

15. 2026-05-07
    historical 398-char remark

    Show marketing remark (398 chars)

    It's a well maintained, 3-bedroom, 2-bath home in scenic area of the Poconos. Features include: hardwood floors, a newer roof and boiler, and plenty of storage with a large walk-up attic and full basement. Some accessible upgrades as well. Enjoy the beautiful yard, featuring a storage shed, and detached 2-car garage. Not in a gated community, so no HOA fees! Cash or conventional financing only.

16. 2026-04-07
    price $210,900 398-char remark

    Show marketing remark (398 chars)

    It's a well maintained, 3-bedroom, 2-bath home in scenic area of the Poconos. Features include: hardwood floors, a newer roof and boiler, and plenty of storage with a large walk-up attic and full basement. Some accessible upgrades as well. Enjoy the beautiful yard, featuring a storage shed, and detached 2-car garage. Not in a gated community, so no HOA fees! Cash or conventional financing only.

17. 2026-03-06
    listed $214,900 Active 398-char remark

    Show marketing remark (398 chars)

    It's a well maintained, 3-bedroom, 2-bath home in scenic area of the Poconos. Features include: hardwood floors, a newer roof and boiler, and plenty of storage with a large walk-up attic and full basement. Some accessible upgrades as well. Enjoy the beautiful yard, featuring a storage shed, and detached 2-car garage. Not in a gated community, so no HOA fees! Cash or conventional financing only.

18. 2026-01-16
    historical
19. 2026-01-13
    status Active
20. 2026-01-13
    historical
21. 2025-11-19
    listed $219,000 Active
22. 2025-11-19
    listed $219,000 Active
23. 2025-08-13
    price $214,900
24. 2025-07-22
    listed $222,000 Active
25. 2024-11-18
    soldstatus $189,995
26. 2024-11-15
    soldstatus $189,995 Closed
27. 2024-09-10
    price $189,995
28. 2024-08-27
    listed $194,995 Active
29. 1977-05-24
    soldstatus $19,000

ⓘ 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: $3,213 · $268/mo
• Projected year-2 tax: $3,257 · $271/mo
• Expected delta: +$45/yr (+$4/mo · 1.4%)

ⓘ 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 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: $27,350
• − Mortgage interest: −$11,707
• − Property taxes: −$3,213
• − Insurance: −$1,045
• − Repairs & maintenance: −$2,188
• − Management: −$2,188
• − Depreciation: −$6,080
• Taxable income: $929
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $3,973/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

+1010.0% since first listed

16 events — show timeline

• 2026-05-07 Relisted — LCAR
• 2026-05-07 Delisted — LCAR
• 2026-04-07 Price Changed $210,900 LCAR
• 2026-03-06 Listed $214,900 LCAR
• 2026-01-16 Listing Removed — BRIGHT MLS
• 2026-01-13 Relisted — PMAR
• 2026-01-13 Delisted — PMAR
• 2025-11-19 Listed $219,000 PMAR
• 2025-11-19 Listed $219,000 BRIGHT MLS
• 2025-08-13 Price Changed $214,900 PMAR
• 2025-07-22 Listed $222,000 PMAR
• 2024-11-18 Sold (Public Records) $189,995 Public Records
• 2024-11-15 Sold (MLS) $189,995 PMAR
• 2024-09-10 Price Changed $189,995 PMAR
• 2024-08-27 Listed $194,995 PMAR
• 1977-05-24 Sold (Public Records) $19,000 Public Records

Property tax history

+7.3%/yr

Latest (2026): $3,213 · +3.2% YoY. Source: county tax records.