5659 Pembrook Drive Dr · Coolbaugh, PA 18466

$180,000

3 bd · 1.0 ba · 1,037 sqft · SingleFamily public records · 102 Days on market

Built 1976 0.27 ac lot Est $177k · at est. $149/mo HOA · 8% 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 +21.3/30.0
• DSCR +6.8/10.0
• ARV discount +6.8/15.0
• Appreciation +6.2/10.0
• 1% rule +6.0/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Well maintained house located in community with many amenities, and convenient to all Pocono attractions. Spacious living room with free standing fireplace for those chilly Pocono nights. Three good size bedrooms, loft and eat in kitchen add to the comfort of this house, Large deck for relaxing and entertaining,

Key facts

• Large deck
• 0.27 acre lot
• 4 parking spots

Tags

• FREE STANDING FIREPLACE
• LARGE DECK
• COMMUNITY WITH MANY AMENITIES

Property features AI

Finance

• Other: Located in the A Pocono Country Place subdivision
• HOA & community: Homeowners association with annual fee; Association amenities include security, gated access, clubhouse, meeting room, picnic area, playground, tennis courts, basketball court and pool; Association fee is billed annually and includes trash service

Exterior

• Parking: Off-street parking on site; 4 open parking spaces
• Security: Accessible entrance
• Utilities: Public water; Public sewer; Phone and cable connected
• Home design: Single-family house; Residential zoning (R-3); No shared/common walls
• Construction: Asbestos shingle roof; Crawl space foundation; House structure
• Exterior features: Private yard; Storage shed; Deck; Sliding doors; Level lot with front and back yard; Paved, privately maintained road and private road frontage

Interior

• Kitchen: Electric cooktop; Electric oven; Refrigerator; Microwave
• Bedrooms: Total of 7 rooms (includes bedrooms and living spaces)
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: 1 full bathroom
• Heating & cooling: Electric heating
• Interior features: Eat-in kitchen; Open floorplan; Furnished; Living room wood-burning free-standing fireplace
• Laundry & utility: Washer and dryer located on the main level inside

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $264 ($3k/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: $164k (9.0% 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; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $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 ~6 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 102 days — a 9% lower offer ($164k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $62k; list at $180k implies a 190% gain — meaningful room to come down on a strong offer.

Recommended offer $163,800 (9.0% below list)

Questions for the listing agent

1. It's been on market 102 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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: 1.10% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.30%
• DSCR: 1.28
• GRM: 7.6

CMA / ARV

• ARV (on-the-fly): $177,327
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1143 Country Place Dr	0.58mi	3/1.0	1,080 (+4%)	6mo	$150,000	$139	61
9008 Idlewild Dr	0.49mi	2/1.0 (-1)	1,080 (+4%)	9mo	$130,000	$120	57
6128 Boardwalk Dr	0.39mi	3/2.5	1,144 (+10%)	3mo	$285,000	$249	56
5391 Vine Ter	0.28mi	3/1.0	1,176 (+13%)	12mo	$150,000	$128	54
1031 Knollwood Dr	0.55mi	3/2.0	1,100 (+6%)	9mo	$146,000	$133	53
6307 Ventnor Dr	0.66mi	3/1.0	960 (-7%)	13mo	$175,000	$182	46
9148 Brandywine Dr	0.74mi	3/1.5	1,120 (+8%)	10mo	$214,000	$191	42
1517 Black Birch Way	0.50mi	2/2.0 (-1)	1,176 (+13%)	11mo	$245,000	$208	36
6309 Ventnor Dr	0.67mi	2/1.0 (-1)	913 (-12%)	9mo	$165,000	$181	36
1216 Country Place Dr	0.62mi	3/2.0	1,170 (+13%)	13mo	$200,000	$171	34
6447 Marvin Gdns	0.73mi	3/2.0	1,179 (+14%)	13mo	$202,000	$171	28
6319 Ventnor Dr	0.74mi	3/2.0	1,192 (+15%)	11mo	$195,000	$164	28

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: 1.65×
• Total profit: $32,531
• Equity at exit: $74,496

10-year hold

• IRR: 14.3%
• Equity multiple: 2.99×
• Total profit: $100,048
• 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: 7.6×

Monthly cashflow live

• Estimated rent: $1,972 high
• Mortgage (P&I): −$944
• Tax from tax record: −$126 /mo · $1,508/yr
• Insurance: −$75
• HOA: −$149
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $264

Break-even live

Break-even rent $1,637

Max offer price $180,000

Occupancy floor 82%

Sensitivity live

Price	-10% $366	-5% $315	+0% $264	+5% $213	+10% $163
Rent	-10% $109	-5% $187	+0% $264	+5% $342	+10% $420
Rate	-1.0pp $355	-0.5pp $310	base $264	+0.5pp $218	+1.0pp $170

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 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	0.57mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.61mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.87mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	7d	1	1.05mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	1.20mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	1.26mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	1.26mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	13d	1	1.35mi

HOA detail

• Monthly dues: $149 · $1,788/yr

Listing history 11 events

1. 2026-06-18
   days on market $180,000 Active 102 DOM
2. 2026-06-17
   days on market $180,000 Active 101 DOM
3. 2026-06-16
   days on market $180,000 Active 100 DOM
4. 2026-06-15
   days on market $180,000 Active 99 DOM
5. 2026-06-14
   days on market $180,000 Active 97 DOM
6. 2026-06-13
   days on market $180,000 Active 96 DOM
7. 2026-06-10
   days on market $180,000 Active 94 DOM
8. 2026-06-08
   days on market $180,000 Active 92 DOM
9. 2026-06-07
   days on market $180,000 Active 91 DOM
10. 2026-06-02
    remarks 313-char remark
11. 2026-06-02
    listed $180,000 Active 86 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: $1,508 · $126/mo
• Projected year-2 tax: $2,176 · $181/mo
• Expected delta: +$668/yr (+$56/mo · 44.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 2/10 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: $23,666
• − Mortgage interest: −$10,083
• − Property taxes: −$1,508
• − Insurance: −$900
• − Repairs & maintenance: −$1,893
• − Management: −$1,893
• − HOA: −$1,788
• − Depreciation: −$5,236
• Taxable income: $364
• Est. tax owed @ 24.0%: −$87
• After-tax cash flow: $3,085/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

+267.3% since first listed

4 events — show timeline

• 2026-06-01 Relisted — PMAR
• 2025-09-02 Listed $180,000 PMAR
• 2002-09-09 Sold (Public Records) $62,000 Public Records
• 1999-04-26 Sold (Public Records) $49,000 Public Records

Property tax history

-5.6%/yr

Latest (2026): $1,508 · +3.2% YoY. Source: county tax records.