8866 Chipmunk Dr · Gouldsboro, PA 18466

$220,000

4 bd · 1.5 ba · 1,736 sqft · SingleFamily public records · 2 Days on market

Built 1998 9,147 sqft lot Est $245k · 10% under $12/mo HOA · 1% of rent

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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 +19.7/30.0
• ARV discount +12.1/15.0
• DSCR +6.2/10.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Lots of Room. Spacious 4 bedroom, 2 bath home with wood fireplace, living/dining room combo with hardwood floors, eat-in kitchen. 4th bedroom possible office/den. Amenity filled community with lakes, outdoor pools, near casino, shopping center, public school. Bring all offers.

Key facts

• Community amenities
• Tennis courts
• Updated bathrooms

Tags

• UPDATED BATHROOMS
• GRANITE COUNTERTOPS
• CORNER LOT
• COMMUNITY AMENITIES
• BASKETBALL COURTS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $257 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $220k).
• Cap rate 7.7% vs local median 5.4% in Gouldsboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 68/100 on livability (#903 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D-, amenities F, commute F.
• 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; 13 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 69% 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 ~6 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 11y 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 $118k; list at $220k implies a 86% gain — meaningful room to come down on a strong offer.

Recommended offer $220,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.00% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $244,776
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
973 Country Place Dr	0.17mi	3/2.0 (-1)	1,672 (-4%)	9mo	$300,000	$179	72
640 Country Place Dr	0.58mi	4/2.5	1,752 (+1%)	2mo	$285,000	$163	66
8192 Elk Ct	0.48mi	4/3.0	1,822 (+5%)	5mo	$210,000	$115	59
1041 Country Place Dr	0.30mi	3/1.0 (-1)	1,560 (-10%)	8mo	$220,000	$141	56
1120 Country-place Dr	0.57mi	3/2.5 (-1)	1,642 (-5%)	3mo	$320,000	$195	53
785 Country Place Dr	0.51mi	4/2.0	1,911 (+10%)	6mo	$285,000	$149	52
8567 Hillcrest Dr	0.47mi	3/2.5 (-1)	1,900 (+9%)	4mo	$265,000	$139	51
8526 Hillcrest Dr	0.32mi	3/2.0 (-1)	1,500 (-14%)	8mo	$210,000	$140	49
7021 Vista Dr	0.63mi	5/2.0 (+1)	1,860 (+7%)	4mo	$370,000	$199	48
7324 Meadowlark Dr	0.50mi	3/2.0 (-1)	1,904 (+10%)	8mo	$100,000	$53	47
7090 Cypress Ln	0.47mi	3/1.5 (-1)	1,952 (+12%)	8mo	$235,000	$120	46
7693 Fawn Ln	0.73mi	3/2.5 (-1)	1,780 (+2%)	10mo	$240,000	$135	45

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: 10.4%
• Equity multiple: 1.58×
• Total profit: $35,481
• Equity at exit: $91,051

10-year hold

• IRR: 13.2%
• Equity multiple: 2.83×
• Total profit: $112,873
• Equity at exit: $134,484

Cash invested: $61,600 (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: 8.3×

Monthly cashflow live

• Estimated rent: $2,205 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$228 /mo · $2,736/yr
• Insurance: −$92
• HOA: −$12
• Vacancy / Maint / Mgmt: −$463
• Net cashflow: $257

Break-even live

Break-even rent $1,880

Max offer price $220,000

Occupancy floor 83%

Sensitivity live

Price	-10% $381	-5% $319	+0% $257	+5% $195	+10% $132
Rent	-10% $83	-5% $170	+0% $257	+5% $344	+10% $431
Rate	-1.0pp $368	-0.5pp $313	base $257	+0.5pp $200	+1.0pp $142

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
8446 Bear Trail Dr Tobyhanna, PA	3.0	2.0	1902	$2,100	$1.10	44d	1	0.13mi
8136 Pecan Ter Tobyhanna, PA	5.0	2.0	2200	$2,450	$1.11	44d	1	0.37mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	44d	1	0.49mi
655 Country Place Dr Tobyhanna, PA	4.0	2.0	1914	$2,200	$1.15	44d	1	0.61mi
126 Feather Ln Tobyhanna, PA	4.0	2.0	2068	$2,900	$1.40	44d	1	0.67mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.70mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	0.77mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	1.06mi
9294 Bluebird Ct Tobyhanna, PA	3.0	2.5	2107	$2,150	$1.02	14d	1	1.18mi
9593 Dawn Ln Tobyhanna, PA	4.0	2.5	1888	$2,300	$1.22	44d	1	1.22mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	21d	1	1.26mi
1002 Knollwood Dr Tobyhanna, PA	4.0	1.5	2088	$2,300	$1.10	14d	1	1.31mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	1.32mi

HOA detail

• Monthly dues: $12 · $144/yr
• Likely covers: pool

Listing history 9 events

1. 2026-04-10
   status Pending
2. 2026-04-08
   listed $220,000 Active
3. 2026-03-24
   price $269,900
4. 2026-03-06
   listed $279,900 Active
5. 2021-03-03
   soldstatus $118,450
6. 2021-02-12
   soldstatus $118,450 278-char remark

   Show marketing remark (278 chars)

   Lots of Room. Spacious 4 bedroom, 2 bath home with wood fireplace, living/dining room combo with hardwood floors, eat-in kitchen. 4th bedroom possible office/den. Amenity filled community with lakes, outdoor pools, near casino, shopping center, public school. Bring all offers.

7. 2020-12-16
   listed $118,450 278-char remark

   Show marketing remark (278 chars)

   Lots of Room. Spacious 4 bedroom, 2 bath home with wood fireplace, living/dining room combo with hardwood floors, eat-in kitchen. 4th bedroom possible office/den. Amenity filled community with lakes, outdoor pools, near casino, shopping center, public school. Bring all offers.

8. 2020-08-28
   listed $118,450
9. 2015-07-14
   listed $87,900

ⓘ 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: $2,736 · $228/mo
• Projected year-2 tax: $3,106 · $259/mo
• Expected delta: +$370/yr (+$31/mo · 13.5%)

ⓘ 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 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: $26,466
• − Mortgage interest: −$12,323
• − Property taxes: −$2,736
• − Insurance: −$1,100
• − Repairs & maintenance: −$2,117
• − Management: −$2,117
• − HOA: −$144
• − Depreciation: −$6,400
• Taxable loss: −$472
• Est. tax savings @ 24.0%: +$113
• After-tax cash flow: $3,197/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 — Gouldsboro

• Score: 68/100
• State rank: #903
• US rank: #9638

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

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

+150.3% since first listed

9 events — show timeline

• 2026-04-10 Pending — PMAR
• 2026-04-08 Listed $220,000 PMAR
• 2026-03-24 Price Changed $269,900 PMAR
• 2026-03-06 Listed $279,900 PMAR
• 2021-03-03 Sold (Public Records) $118,450 Public Records
• 2021-02-12 Sold (MLS) $118,450 PMAR
• 2020-12-16 Listed $118,450 PMAR
• 2020-08-28 Listed $118,450 PMAR
• 2015-07-14 Listed $87,900 PMAR

Property tax history

-4.4%/yr

Latest (2026): $2,736 · +3.2% YoY. Source: county tax records.