1841 Shadyside Dr · Coolbaugh, PA 18466

$175,000

3 bd · 1.0 ba · 864 sqft · SingleFamily public records · 13 Days on market

Built 1990 0.26 ac lot Est $247k · 29% under $200/mo HOA · 11% 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 +15.0/15.0
• DSCR +6.2/10.0
• 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

Listing remarks MLS

COMPLETELY REMODELED Ranch home that backs up to the community pool and playground. This Spectacular Ranch home has been completely overhauled and Features Fresh Paint, New Carpet, a HUGE Wrap around Deck and so much more. The Bathroom is Brand New and Features all New fixtures including a New Tub. Come Cook in this Brand New Spacious Kitchen featuring New Cabinetry, New Laminate Countertops and a Fabulous tile backsplash. EXTREMELY LOW TAXES at less than $1600 per year. This home is priced to Sell so CALL TODAY !!!!

Key facts

• Private lot
• Off street parking
• 0.26 acre lot

Tags

• PRIVATE LOT
• OFF STREET PARKING

Property features AI

Finance

• HOA & community: HOA fee $200 monthly

Exterior

• Parking: Driveway with 6 parking spaces (total 6 garage/parking spaces)
• Utilities: Public sewer; Other water source
• Home design: Detached property; Estimated year built
• Construction: Vinyl siding; Slab foundation
• Exterior features: Community pool; Not in a federal flood zone; Pets allowed (dogs and cats)

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Baseboard electric heating; Window air conditioning units; Electric hot water
• Interior features: Electric fireplace (1); No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $205 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).

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: 358 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 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 $49k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 9y 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 $65k; list at $175k implies a 170% gain — meaningful room to come down on a strong offer.

Recommended offer $175,000

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. 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.
4. 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.
5. 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: 7.70%
• Cash-on-cash: 5.03%
• DSCR: 1.22
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $247,104
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1302 Winding Way	0.25mi	3/1.0	864 (0%)	14mo	$163,000	$189	76
1172 Tree Top Dr	0.66mi	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: 10.5%
• Equity multiple: 1.58×
• Total profit: $28,364
• Equity at exit: $72,427

10-year hold

• IRR: 13.2%
• Equity multiple: 2.84×
• Total profit: $90,294
• Equity at exit: $106,976

Cash invested: $49,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,904 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$108 /mo · $1,302/yr
• Insurance: −$73
• HOA: −$200
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $205

Break-even live

Break-even rent $1,644

Max offer price $175,000

Occupancy floor 84%

Sensitivity live

Price	-10% $304	-5% $255	+0% $205	+5% $156	+10% $106
Rent	-10% $55	-5% $130	+0% $205	+5% $281	+10% $356
Rate	-1.0pp $294	-0.5pp $250	base $205	+0.5pp $160	+1.0pp $114

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	8d	1	0.24mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	14d	1	0.39mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	14d	1	1.15mi

HOA detail

• Monthly dues: $200 · $2,400/yr
• Likely covers: pool

Listing history 12 events

1. 2026-06-21
   days on market $175,000 Active 13 DOM
2. 2026-06-19
   days on market $175,000 Active 11 DOM
3. 2026-06-18
   days on market $175,000 Active 10 DOM
4. 2026-06-18
   price $175,000 Active 9 DOM
5. 2026-06-17
   days on market $180,000 Active 9 DOM
6. 2026-06-16
   days on market $180,000 Active 8 DOM
7. 2026-06-15
   days on market $180,000 Active 7 DOM
8. 2026-06-14
   days on market $180,000 Active 5 DOM
9. 2026-06-13
   days on market $180,000 Active 4 DOM
10. 2026-06-10
    days on market $180,000 Active 2 DOM
11. 2026-06-09
    remarks 534-char remark
12. 2026-06-09
    listed $180,000 Active 1 DOM

ⓘ 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: $1,302 · $108/mo
• Projected year-2 tax: $2,033 · $169/mo
• Expected delta: +$732/yr (+$61/mo · 56.2%)

ⓘ 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 1/10 Low 7 d/yr ≥90°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: $22,854
• − Mortgage interest: −$9,803
• − Property taxes: −$1,302
• − Insurance: −$875
• − Repairs & maintenance: −$1,828
• − Management: −$1,828
• − HOA: −$2,400
• − Depreciation: −$5,091
• Taxable loss: −$273
• Est. tax savings @ 24.0%: +$66
• After-tax cash flow: $2,531/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

+136.2% since first listed

5 events — show timeline

• 2026-06-08 Listed $180,000 BRIGHT MLS
• 2017-06-06 Sold (Public Records) $64,900 Public Records
• 2017-05-31 Sold (MLS) $64,900 PMAR
• 2017-04-12 Listed $64,900 PMAR
• 2005-04-07 Sold (Public Records) $76,200 Public Records

Property tax history

-1.8%/yr

Latest (2026): $1,302 · +3.2% YoY. Source: county tax records.