7020 Vista Dr · Gouldsboro, PA 18466

$219,900

3 bd · 2.0 ba · 1,246 sqft · SingleFamily public records · 87 Days on market

Built 2006 9,583 sqft lot $176/sqft · 7% above area Est $185k · 19% over $143/mo HOA · 7% 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 +13.1/30.0
• Appreciation +6.2/10.0
• 1% rule +4.2/10.0
• Schools +4.0/10.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Fully remodeled two-story home on a quiet cul-de-sac in a private gated, amenity-filled community. This move-in-ready property features new paint, laminate flooring, and updated appliances throughout. The home offers 3 bedrooms and 2 fully renovated baths, a bright living room, and a formal dining room ideal for entertaining. Enjoy morning coffee on the welcoming front porch or relax on the covered rear deck overlooking the backyard. The community features lakes, pools, tennis courts, and is short-term-rental friendly, making it ideal as a full-time residence, vacation getaway, or investment property. Conveniently located near major ski resorts, waterparks, and outlet shopping, offering year-round recreation and strong rental appeal.

Key facts

• 9,583 sq ft lot
• Built 2006
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-9 ($-105/yr) — negative.
• To cash-flow at today's rent, offer at most $218k (0.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $202k (8.3% below list).
• Recommended offer: $202k (8.3% below list) — sets the bar for 1% rule.

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: 355 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 ~8 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

• It's been on market 87 days — a 6% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 17y 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 $42k; list at $220k implies a 424% gain — meaningful room to come down on a strong offer.

Recommended offer $201,722 (8.3% 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 87 days. Have you received any prior offers? Is the seller open to a 8% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.92% ✗
• Cap rate: 6.25%
• Cash-on-cash: -0.17%
• DSCR: 0.99
• GRM: 9.1

CMA / ARV

• ARV (median comp): $185,451
• List price: $219,900
• Delta: 18.58%
• 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
1150 Country Place Dr	0.05mi	3/2.0	1,320 (+6%)	3mo	$240,000	$182	86
7515 Crestview Dr	0.24mi	3/1.0	1,250 (+0%)	3mo	$300,000	$240	82
7511 Crestview Dr	0.24mi	3/2.0	1,342 (+8%)	2mo	$270,000	$201	75
1094 Country Place Dr	0.23mi	3/2.0	1,140 (-8%)	2mo	$297,000	$261	74
532 Country Place Dr	0.47mi	3/2.0	1,263 (+1%)	4mo	$242,000	$192	72
5389 Vine Ter	0.49mi	3/2.0	1,281 (+3%)	1mo	$175,000	$137	72
6128 Boardwalk Dr	0.32mi	3/2.5	1,144 (-8%)	3mo	$285,000	$249	67
8229 Sunset Dr	0.43mi	3/2.0	1,144 (-8%)	2mo	$190,000	$166	65
462 Country Place Dr	0.30mi	3/2.0	1,428 (+15%)	1mo	$255,000	$179	61
3188 Carobeth Dr	0.74mi	3/1.5	1,292 (+4%)	0mo	$380,000	$294	57
8191 Elk Ct	0.66mi	3/2.0	1,134 (-9%)	1mo	$245,000	$216	53
765 Country Place Dr	0.73mi	3/2.0	1,400 (+12%)	3mo	$195,699	$140	43

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: 5.5%
• Equity multiple: 1.30×
• Total profit: $18,618
• Equity at exit: $91,010

10-year hold

• IRR: 8.8%
• Equity multiple: 2.24×
• Total profit: $76,652
• Equity at exit: $134,422

Cash invested: $61,572 (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: 9.1×

Monthly cashflow live

• Estimated rent: $2,017 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$215 /mo · $2,575/yr
• Insurance: −$92
• HOA: −$143
• Vacancy / Maint / Mgmt: −$424
• Net cashflow: $-9

Break-even live

Break-even rent $2,028

Max offer price $218,352

Occupancy floor 95%

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	43d	1	0.32mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	43d	1	0.64mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	43d	1	0.68mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	0.69mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	0.69mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.74mi

HOA detail

• Monthly dues: $143 · $1,716/yr
• Likely covers: waterpoolsecurity

Listing history 9 events

1. 2026-05-09
   status Pending 743-char remark

   Show marketing remark (743 chars)

   Fully remodeled two-story home on a quiet cul-de-sac in a private gated, amenity-filled community. This move-in-ready property features new paint, laminate flooring, and updated appliances throughout. The home offers 3 bedrooms and 2 fully renovated baths, a bright living room, and a formal dining room ideal for entertaining. Enjoy morning coffee on the welcoming front porch or relax on the covered rear deck overlooking the backyard. The community features lakes, pools, tennis courts, and is short-term-rental friendly, making it ideal as a full-time residence, vacation getaway, or investment property. Conveniently located near major ski resorts, waterparks, and outlet shopping, offering year-round recreation and strong rental appeal.

2. 2026-05-09
   status Pending 743-char remark

   Show marketing remark (743 chars)

   Fully remodeled two-story home on a quiet cul-de-sac in a private gated, amenity-filled community. This move-in-ready property features new paint, laminate flooring, and updated appliances throughout. The home offers 3 bedrooms and 2 fully renovated baths, a bright living room, and a formal dining room ideal for entertaining. Enjoy morning coffee on the welcoming front porch or relax on the covered rear deck overlooking the backyard. The community features lakes, pools, tennis courts, and is short-term-rental friendly, making it ideal as a full-time residence, vacation getaway, or investment property. Conveniently located near major ski resorts, waterparks, and outlet shopping, offering year-round recreation and strong rental appeal.

3. 2026-02-04
   listed $219,900 Active 743-char remark

   Show marketing remark (743 chars)

   Fully remodeled two-story home on a quiet cul-de-sac in a private gated, amenity-filled community. This move-in-ready property features new paint, laminate flooring, and updated appliances throughout. The home offers 3 bedrooms and 2 fully renovated baths, a bright living room, and a formal dining room ideal for entertaining. Enjoy morning coffee on the welcoming front porch or relax on the covered rear deck overlooking the backyard. The community features lakes, pools, tennis courts, and is short-term-rental friendly, making it ideal as a full-time residence, vacation getaway, or investment property. Conveniently located near major ski resorts, waterparks, and outlet shopping, offering year-round recreation and strong rental appeal.

4. 2026-02-02
   listed $219,900 Active 743-char remark

   Show marketing remark (743 chars)

   Fully remodeled two-story home on a quiet cul-de-sac in a private gated, amenity-filled community. This move-in-ready property features new paint, laminate flooring, and updated appliances throughout. The home offers 3 bedrooms and 2 fully renovated baths, a bright living room, and a formal dining room ideal for entertaining. Enjoy morning coffee on the welcoming front porch or relax on the covered rear deck overlooking the backyard. The community features lakes, pools, tennis courts, and is short-term-rental friendly, making it ideal as a full-time residence, vacation getaway, or investment property. Conveniently located near major ski resorts, waterparks, and outlet shopping, offering year-round recreation and strong rental appeal.

5. 2010-03-12
   soldstatus $42,000
6. 2010-03-12
   soldstatus $42,000
7. 2010-01-28
   listed $39,900
8. 2010-01-22
   listed $39,900
9. 2009-09-29
   listed $54,900

ⓘ 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: $2,575 · $215/mo
• Projected year-2 tax: $3,025 · $252/mo
• Expected delta: +$450/yr (+$37/mo · 17.5%)

ⓘ 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 2/10 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: $24,207
• − Mortgage interest: −$12,318
• − Property taxes: −$2,575
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,937
• − Management: −$1,937
• − HOA: −$1,716
• − Depreciation: −$6,397
• Taxable loss: −$3,772
• Est. tax savings @ 24.0%: +$905
• After-tax cash flow: $800/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

+300.5% since first listed

9 events — show timeline

• 2026-05-09 Pending — PMAR
• 2026-05-09 Pending — GLVRMLS
• 2026-02-04 Listed $219,900 PMAR
• 2026-02-02 Listed $219,900 GLVRMLS
• 2010-03-12 Sold (MLS) $42,000 PMAR
• 2010-03-12 Sold (MLS) $42,000 GLVRMLS
• 2010-01-28 Listed $39,900 GLVRMLS
• 2010-01-22 Listed $39,900 PMAR
• 2009-09-29 Listed $54,900 PMAR

Property tax history

+0.3%/yr

Latest (2026): $2,575 · +3.2% YoY. Source: county tax records.