9014 Idlewild Dr · Coolbaugh, PA 18466

$180,000

3 bd · 1.5 ba · 864 sqft · SingleFamily public records · 90 Days on market

Built 1988 9,583 sqft lot $208/sqft · 14% below area Est $209k · 14% under $143/mo HOA · 7% of rent

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Why this score? — see what drove the B 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 +25.9/30.0
• ARV discount +13.8/15.0
• DSCR +8.7/10.0
• 1% rule +7.1/10.0
• Appreciation +6.2/10.0
• 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

Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

Key facts

• 9,583 sq ft lot
• 2 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $440 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Recommended offer: $169k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — 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 14d 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 $5k of equity ($1k loan paydown + $4k 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 $50k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 90 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $153k; 18% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $169,200 (6.0% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.21% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.47%
• DSCR: 1.47
• GRM: 6.9

CMA / ARV

• ARV (median comp): $209,131
• List price: $180,000
• Delta: -13.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
9066 Idlewild Dr	0.38mi	2/1.0 (-1)	864 (0%)	6mo	$262,500	$304	70
9131 Brandywine Dr	0.14mi	2/1.0 (-1)	854 (-1%)	21mo	$178,000	$208	67
1531 Black Birch Way	0.60mi	3/1.0	836 (-3%)	10mo	$210,000	$251	56
9633 Stony Hollow Dr	0.69mi	3/1.0	806 (-7%)	10mo	$220,000	$273	46
9817 Deerwood Dr	0.61mi	3/1.0	948 (+10%)	9mo	$125,000	$132	46
5084 Spruce Ln	0.53mi	3/1.0	960 (+11%)	19mo	$190,000	$198	39
9833 Deerwood Dr	0.61mi	3/2.0	960 (+11%)	24mo	$221,000	$230	31
1172 Tree Top Dr	0.61mi	2/1.0 (-1)	752 (-13%)	24mo	$215,000	$286	23

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: 15.7%
• Equity multiple: 1.87×
• Total profit: $43,696
• Equity at exit: $74,496

10-year hold

• IRR: 17.9%
• Equity multiple: 3.46×
• Total profit: $124,131
• Equity at exit: $110,032

Cash invested: $50,400 (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: 6.9×

Monthly cashflow live

• Estimated rent: $2,176 high
• Mortgage (P&I): −$944
• Tax from tax record: −$117 /mo · $1,407/yr
• Insurance: −$75
• HOA: −$143
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $440

Break-even live

Break-even rent $1,619

Max offer price $180,000

Occupancy floor 75%

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: $45,000
• Closing costs: $5,400
• 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	0.10mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	7d	1	0.85mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	13d	1	1.02mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	1.09mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	1.09mi

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 28 events

1. 2026-06-18
   days on market $180,000 Active 90 DOM
2. 2026-06-17
   days on market $180,000 Active 89 DOM
3. 2026-06-16
   days on market $180,000 Active 88 DOM
4. 2026-06-15
   days on market $180,000 Active 87 DOM
5. 2026-06-14
   days on market $180,000 Active 85 DOM
6. 2026-06-13
   days on market $180,000 Active 84 DOM
7. 2026-06-10
   days on market $180,000 Active 82 DOM
8. 2026-06-08
   days on market $180,000 Active 80 DOM
9. 2026-06-07
   days on market $180,000 Active 79 DOM
10. 2026-06-02
    days on market $180,000 Active 74 DOM
11. 2026-06-01
    days on market $180,000 Active 73 DOM
12. 2026-05-31
    days on market $180,000 Active 72 DOM
13. 2026-05-30
    days on market $180,000 Active 71 DOM
14. 2026-03-16
    listed $190,000 Active
15. 2025-03-17
    soldstatus $153,000
16. 2025-03-12
    soldstatus $153,000 Closed 254-char remark

    Show marketing remark (254 chars)

    Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

17. 2025-03-12
    soldstatus $153,000 Sold

    Show marketing remark (254 chars)

    Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

18. 2025-02-05
    status Pending

    Show marketing remark (254 chars)

    Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

19. 2025-02-05
    status Pending 254-char remark

    Show marketing remark (254 chars)

    Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

20. 2024-12-21
    listed $135,000 Active 254-char remark

    Show marketing remark (254 chars)

    Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

21. 2024-12-21
    historical

    Show marketing remark (254 chars)

    Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

22. 2024-12-21
    listed $135,000 Active

    Show marketing remark (254 chars)

    Three bedrooms one bath and tons of potential is what you'll find in this cool Township Rancho. Excellent investment opportunity in a short term rental friendly community. Bring your contractor and make this place your own. Schedule an appointment today.

23. 2024-09-02
    listed $135,000 Active
24. 2024-08-02
    status Active
25. 2024-07-22
    historical Contingent (Show)
26. 2024-07-01
    listed $135,000 Active
27. 2024-07-01
    listed $135,000 Active - No Show
28. 2003-10-28
    soldstatus $60,000

ⓘ 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: $1,407 · $117/mo
• Projected year-2 tax: $2,125 · $177/mo
• Expected delta: +$719/yr (+$60/mo · 51.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 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: $26,111
• − Mortgage interest: −$10,083
• − Property taxes: −$1,407
• − Insurance: −$900
• − Repairs & maintenance: −$2,089
• − Management: −$2,089
• − HOA: −$1,716
• − Depreciation: −$5,236
• Taxable income: $2,591
• Est. tax owed @ 24.0%: −$622
• After-tax cash flow: $4,656/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

+216.7% since first listed

15 events — show timeline

• 2026-03-16 Listed $190,000 PMAR
• 2025-03-17 Sold (Public Records) $153,000 Public Records
• 2025-03-12 Sold (MLS) $153,000 GLVRMLS
• 2025-03-12 Sold (MLS) $153,000 PMAR
• 2025-02-05 Pending — GLVRMLS
• 2025-02-05 Pending — PMAR
• 2024-12-21 Listed $135,000 PMAR
• 2024-12-21 Listing Removed — GLVRMLS
• 2024-12-21 Listed $135,000 GLVRMLS
• 2024-09-02 Listed $135,000 PMAR
• 2024-08-02 Relisted — GLVRMLS
• 2024-07-22 Contingent — GLVRMLS
• 2024-07-01 Listed $135,000 PMAR
• 2024-07-01 Listed $135,000 GLVRMLS
• 2003-10-28 Sold (Public Records) $60,000 Public Records

Property tax history

-5.7%/yr

Latest (2026): $1,407 · +3.2% YoY. Source: county tax records.