3106 Mohawk Trl · Coolbaugh, PA 18466

$250,000

3 bd · 2.0 ba · 1,170 sqft · SingleFamily public records · 203 Days on market

Built 1973 0.28 ac lot $214/sqft · at area comps Est $248k · at est.

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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 +21.3/30.0
• ARV discount +7.2/15.0
• DSCR +6.8/10.0
• Appreciation +6.2/10.0
• 1% rule +5.0/10.0
• 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

Newly Remodeled with all modern upgrades. A must see move-in ready 4 bed, 2 bath home located in the desirable Pocono Farms county club community! Perfect for full-time living, vacation home or an investment property. Features: • 4 Bedrooms Lower level 12x10 / 11x10 Upstairs 13x18/ 13x14 • Updated kitchen & bathrooms • Open living/dining layout 18x13 Circular paved driveway with large front deck • Wooded lot in a peaceful neighborhood • Community amenities: pool, lake, golf course, clubhouse & more!

Key facts

• Quiet wooded lot
• Remodeled
• Updated kitchen

Tags

• REMODELED
• UPDATED KITCHEN
• OPEN LIVING DINING LAYOUT
• CIRCULAR PAVED DRIVEWAY
• LARGE FRONT DECK
• QUIET WOODED LOT

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $367 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $250k).
• Recommended offer: $220k (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; 2 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($2k loan paydown + $6k 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 $70k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 203 days — a 12% lower offer ($220k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 4y 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 $220,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 203 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 1973 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.00% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 8.3

CMA / ARV

• ARV (median comp): $248,242
• List price: $250,000
• Delta: 0.71%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1122 Seven Nations Ln	0.20mi	3/2.0	1,204 (+3%)	12mo	$239,950	$199	76
109 Wood Duck Pl	0.31mi	3/2.0	1,104 (-6%)	1mo	$260,000	$236	76
107 Black Bear Ln	0.34mi	3/2.0	1,194 (+2%)	9mo	$255,000	$214	74
335 Outer Dr	0.08mi	3/1.5	1,216 (+4%)	17mo	$320,000	$263	73
1026 Seven Nations Dr	0.25mi	3/2.5	1,300 (+11%)	7mo	$260,000	$200	62
113 Colt Pl	0.34mi	4/2.0 (+1)	1,108 (-5%)	15mo	$330,000	$298	58
109 St Regis Walk	0.66mi	3/2.0	1,248 (+7%)	1mo	$307,000	$246	57
1246 Cambell Way	0.54mi	3/2.0	1,096 (-6%)	18mo	$263,000	$240	49
7230 Wigwam Way	0.63mi	3/2.0	1,248 (+7%)	14mo	$264,000	$212	48
214 Pheasant Pl	0.45mi	4/2.0 (+1)	1,344 (+15%)	8mo	$360,000	$268	42
5100 Seneca Way	0.44mi	2/2.0 (-1)	1,324 (+13%)	18mo	$208,500	$157	37
6149 Victoria Dr	0.69mi	2/— (-1)	1,308 (+12%)	12mo	$24,000	$18	33

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: 11.7%
• Equity multiple: 1.64×
• Total profit: $45,064
• Equity at exit: $103,467

10-year hold

• IRR: 14.2%
• Equity multiple: 2.98×
• Total profit: $138,369
• Equity at exit: $152,822

Cash invested: $70,000 (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: 355
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $2,500 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$193 /mo · $2,314/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $367

Break-even live

Break-even rent $2,035

Max offer price $250,000

Occupancy floor 80%

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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3262 Hamlet Dr Coolbaugh Township, PA	3.0	2.0	1200	$3,000	$2.50	43d	1	1.04mi
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	44d	1	1.05mi

Listing history 25 events

1. 2026-06-18
   days on market $250,000 Active 203 DOM
2. 2026-06-17
   days on market $250,000 Active 202 DOM
3. 2026-06-16
   days on market $250,000 Active 201 DOM
4. 2026-06-15
   days on market $250,000 Active 200 DOM
5. 2026-06-14
   days on market $250,000 Active 198 DOM
6. 2026-06-13
   days on market $250,000 Active 197 DOM
7. 2026-06-10
   days on market $250,000 Active 195 DOM
8. 2026-06-08
   days on market $250,000 Active 193 DOM
9. 2026-06-07
   days on market $250,000 Active 192 DOM
10. 2026-06-02
    days on market $250,000 Active 187 DOM
11. 2026-06-01
    days on market $250,000 Active 186 DOM
12. 2026-05-31
    days on market $250,000 Active 185 DOM
13. 2026-05-30
    days on market $250,000 Active 184 DOM
14. 2026-04-20
    soldstatus $235,000 Closed 559-char remark

    Show marketing remark (559 chars)

    Newly Remodeled with all modern upgrades. A must see move-in ready 4 bed, 2 bath home located in the desirable Pocono Farms county club community! Perfect for full-time living, vacation home or an investment property. Features: • 4 Bedrooms Lower level 12x10 / 11x10 Upstairs 13x18/ 13x14 • Updated kitchen & bathrooms • Open living/dining layout 18x13 Circular paved driveway with large front deck • Wooded lot in a peaceful neighborhood • Community amenities: pool, lake, golf course, clubhouse & more!

15. 2026-04-20
    soldstatus $235,000

    Show marketing remark (559 chars)

    Newly Remodeled with all modern upgrades. A must see move-in ready 4 bed, 2 bath home located in the desirable Pocono Farms county club community! Perfect for full-time living, vacation home or an investment property. Features: • 4 Bedrooms Lower level 12x10 / 11x10 Upstairs 13x18/ 13x14 • Updated kitchen & bathrooms • Open living/dining layout 18x13 Circular paved driveway with large front deck • Wooded lot in a peaceful neighborhood • Community amenities: pool, lake, golf course, clubhouse & more!

16. 2026-03-10
    status Pending 559-char remark

    Show marketing remark (559 chars)

    Newly Remodeled with all modern upgrades. A must see move-in ready 4 bed, 2 bath home located in the desirable Pocono Farms county club community! Perfect for full-time living, vacation home or an investment property. Features: • 4 Bedrooms Lower level 12x10 / 11x10 Upstairs 13x18/ 13x14 • Updated kitchen & bathrooms • Open living/dining layout 18x13 Circular paved driveway with large front deck • Wooded lot in a peaceful neighborhood • Community amenities: pool, lake, golf course, clubhouse & more!

17. 2025-12-08
    listed $250,000 Active 559-char remark

    Show marketing remark (559 chars)

    Newly Remodeled with all modern upgrades. A must see move-in ready 4 bed, 2 bath home located in the desirable Pocono Farms county club community! Perfect for full-time living, vacation home or an investment property. Features: • 4 Bedrooms Lower level 12x10 / 11x10 Upstairs 13x18/ 13x14 • Updated kitchen & bathrooms • Open living/dining layout 18x13 Circular paved driveway with large front deck • Wooded lot in a peaceful neighborhood • Community amenities: pool, lake, golf course, clubhouse & more!

18. 2025-11-27
    listed $250,000 Active 647-char remark

    Show marketing remark (647 chars)

    Newly Remodeled 4 bedroom, 2 bath Home. Come see this cozy move-in ready home located in the desirable Pocono Farms Country Club community! Perfect for full-time living, vacation, or investment. Features: 4 Bedrooms Lower level 12x10 / 11x10 Upstairs 13x18/ 13x14 Bathrooms 1,170 sq ft of living space Updated kitchen & bathrooms Open living/dining layout 18x13 Circular paved driveway with large front deck Quiet wooded lot in a peaceful neighborhood Community amenities: pool, lake, golf course, clubhouse & more! Please message me with your preferred contact information to schedule an appointment to see the property.

19. 2025-09-22
    status Active
20. 2025-09-14
    status Pending
21. 2025-07-19
    listed $170,000 Active
22. 2023-01-30
    soldstatus $110,000
23. 2023-01-06
    listed $125,000 Active
24. 2022-11-22
    listed $157,500 Active
25. 1990-05-18
    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: $2,314 · $193/mo
• Projected year-2 tax: $3,132 · $261/mo
• Expected delta: +$818/yr (+$68/mo · 35.3%)

ⓘ 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 2/10 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: $30,004
• − Mortgage interest: −$14,004
• − Property taxes: −$2,314
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,400
• − Management: −$2,400
• − Depreciation: −$7,273
• Taxable income: $363
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $4,320/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

+291.7% since first listed

12 events — show timeline

• 2026-04-20 Sold (Public Records) $235,000 Public Records
• 2026-04-20 Sold (MLS) $235,000 PMAR
• 2026-03-10 Pending — PMAR
• 2025-12-08 Listed $250,000 PMAR
• 2025-11-27 Listed $250,000 ForSaleByOwner.com
• 2025-09-22 Relisted — PMAR
• 2025-09-14 Pending — PMAR
• 2025-07-19 Listed $170,000 PMAR
• 2023-01-30 Sold (Public Records) $110,000 Public Records
• 2023-01-06 Listed $125,000 PMAR
• 2022-11-22 Listed $157,500 PMAR
• 1990-05-18 Sold (Public Records) $60,000 Public Records

Property tax history

-1.6%/yr

Latest (2026): $2,314 · +3.2% YoY. Source: county tax records.