9660 Stony Hollow Dr · Coolbaugh, PA 18466

$192,700

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 249 Days on market

Built 1977 0.34 ac lot $223/sqft · 8% below area Est $210k · 8% under $117/mo HOA · 6% 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 +11.2/15.0
• DSCR +6.2/10.0
• Appreciation +6.2/10.0
• 1% rule +5.4/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Discover the charm of the Pocono Mountains in this cozy 3-bedroom, 1-bath ranch-style home—perfect for Airbnb hosting or a relaxing getaway. The open floorplan is ideal for entertaining, and the property comes fully furnished for a seamless move-in experience. Just a short walk from the lake and pool, you'll enjoy access to fantastic community amenities including a pool, beach, lake, basketball and tennis courts, and more. The seller is motivated and ready to make a deal! While the home needs a bit of TLC, it's a wonderful opportunity to create your dream retreat in a sought-after location.

Key facts

• Beach
• Community amenities
• Open floorplan

Tags

• OPEN FLOORPLAN
• FULLY FURNISHED
• COMMUNITY AMENITIES
• POOL
• BEACH
• LAKE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $193k.

Deal economics

• At list price, monthly cash flow is $225 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $193k).
• Recommended offer: $170k (12.0% 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; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 13d on market — plan ~1-2 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 $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 $54k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 249 days — a 12% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Recommended offer $169,576 (12.0% below list)

Questions for the listing agent

1. It's been on market 249 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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: 1.04% ✓
• Cap rate: 7.69%
• Cash-on-cash: 5.00%
• DSCR: 1.22
• GRM: 8.0

CMA / ARV

• ARV (median comp): $210,077
• List price: $192,700
• Delta: -8.27%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9633 Stony Hollow Dr	0.17mi	3/1.0	806 (-7%)	10mo	$220,000	$273	72
9817 Deerwood Dr	0.17mi	3/1.0	948 (+10%)	9mo	$125,000	$132	68
9066 Idlewild Dr	0.53mi	2/1.0 (-1)	864 (0%)	6mo	$262,500	$304	65
9870 Deerwood Dr	0.35mi	2/1.0 (-1)	956 (+11%)	10mo	$140,000	$146	52
9833 Deerwood Dr	0.21mi	3/2.0	960 (+11%)	24mo	$221,000	$230	48
9131 Brandywine Dr	0.70mi	2/1.0 (-1)	854 (-1%)	21mo	$178,000	$208	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: 10.5%
• Equity multiple: 1.58×
• Total profit: $31,095
• Equity at exit: $79,753

10-year hold

• IRR: 13.2%
• Equity multiple: 2.83×
• Total profit: $98,994
• Equity at exit: $117,795

Cash invested: $53,956 (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: 8.0×

Monthly cashflow live

• Estimated rent: $1,998 high
• Mortgage (P&I): −$1,011
• Tax from tax record: −$146 /mo · $1,750/yr
• Insurance: −$80
• HOA: −$117
• Vacancy / Maint / Mgmt: −$420
• Net cashflow: $225

Break-even live

Break-even rent $1,714

Max offer price $192,700

Occupancy floor 84%

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: $48,175
• Closing costs: $5,781
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.72mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	13d	1	0.85mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	7d	1	1.01mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	1.37mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	1.37mi

HOA detail

• Monthly dues: $117 · $1,404/yr
• Likely covers: pool

Listing history 23 events

1. 2026-06-18
   days on market $192,700 Active 249 DOM
2. 2026-06-17
   days on market $192,700 Active 248 DOM
3. 2026-06-16
   days on market $192,700 Active 247 DOM
4. 2026-06-15
   days on market $192,700 Active 246 DOM
5. 2026-06-14
   days on market $192,700 Active 244 DOM
6. 2026-06-13
   days on market $192,700 Active 243 DOM
7. 2026-06-10
   days on market $192,700 Active 241 DOM
8. 2026-06-08
   days on market $192,700 Active 239 DOM
9. 2026-06-07
   days on market $192,700 Active 238 DOM
10. 2026-06-02
    days on market $192,700 Active 233 DOM
11. 2026-06-01
    days on market $192,700 Active 232 DOM
12. 2026-05-31
    days on market $192,700 Active 231 DOM
13. 2026-05-30
    days on market $192,700 Active 230 DOM
14. 2025-10-12
    listed $192,700 Active 603-char remark

    Show marketing remark (603 chars)

    Discover the charm of the Pocono Mountains in this cozy 3-bedroom, 1-bath ranch-style home—perfect for Airbnb hosting or a relaxing getaway. The open floorplan is ideal for entertaining, and the property comes fully furnished for a seamless move-in experience. Just a short walk from the lake and pool, you'll enjoy access to fantastic community amenities including a pool, beach, lake, basketball and tennis courts, and more. The seller is motivated and ready to make a deal! While the home needs a bit of TLC, it's a wonderful opportunity to create your dream retreat in a sought-after location.

15. 2025-10-12
    price $192,700

    Show marketing remark (603 chars)

    Discover the charm of the Pocono Mountains in this cozy 3-bedroom, 1-bath ranch-style home—perfect for Airbnb hosting or a relaxing getaway. The open floorplan is ideal for entertaining, and the property comes fully furnished for a seamless move-in experience. Just a short walk from the lake and pool, you'll enjoy access to fantastic community amenities including a pool, beach, lake, basketball and tennis courts, and more. The seller is motivated and ready to make a deal! While the home needs a bit of TLC, it's a wonderful opportunity to create your dream retreat in a sought-after location.

16. 2025-01-03
    status Active
17. 2024-10-05
    price $193,500
18. 2024-06-10
    price $199,900
19. 2024-05-08
    price $223,500
20. 2024-04-05
    listed $245,000 Active
21. 2022-04-11
    soldstatus $180,000
22. 2022-04-06
    soldstatus $180,000 Closed
23. 2021-12-11
    listed $169,900

ⓘ 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: $1,750 · $146/mo
• Projected year-2 tax: $2,398 · $200/mo
• Expected delta: +$647/yr (+$54/mo · 37.0%)

ⓘ 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 1/10 Low 7 d/yr ≥89°F today · 15 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: $23,977
• − Mortgage interest: −$10,794
• − Property taxes: −$1,750
• − Insurance: −$964
• − Repairs & maintenance: −$1,918
• − Management: −$1,918
• − HOA: −$1,404
• − Depreciation: −$5,606
• Taxable loss: −$377
• Est. tax savings @ 24.0%: +$91
• After-tax cash flow: $2,788/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

+13.4% since first listed

10 events — show timeline

• 2025-10-12 Listed $192,700 PMAR
• 2025-10-12 Price Changed $192,700 PMAR
• 2025-01-03 Relisted — PMAR
• 2024-10-05 Price Changed $193,500 PMAR
• 2024-06-10 Price Changed $199,900 PMAR
• 2024-05-08 Price Changed $223,500 PMAR
• 2024-04-05 Listed $245,000 PMAR
• 2022-04-11 Sold (Public Records) $180,000 Public Records
• 2022-04-06 Sold (MLS) $180,000 PMAR
• 2021-12-11 Listed $169,900 PMAR

Property tax history

+1.6%/yr

Latest (2026): $1,750 · +3.2% YoY. Source: county tax records.