7174 Robinwood Dr · Gouldsboro, PA 18466

$215,000

3 bd · 1.5 ba · 1,200 sqft · SingleFamily public records · 45 Days on market

Built 1992 9,583 sqft lot $179/sqft · at area comps Est $216k · at est. $140/mo HOA · 7% of rent

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Why this score? — see what drove the D+ 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 +14.2/30.0
• ARV discount +7.8/15.0
• Appreciation +6.2/10.0
• DSCR +4.3/10.0
• 1% rule +4.1/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

3 Bedroom, 2 full bath ranch home in a STR friendly community with lots of amenities. Could use some TLC, come take a look and make a reasonable offer.

Key facts

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

Property features AI

Finance

• Other: Lot approximately 0.22 acres; Property zoned residential
• HOA & community: Homeowners association with annual fee (includes security); Community amenities: gated entry, clubhouse, playground, tennis courts, pool

Exterior

• Parking: Driveway with 2 open parking spaces
• Security: 24-hour security
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; No shared/common walls; Subdivision: A Pocono Country Place
• Construction: Vinyl siding construction
• Exterior features: Wooded lot; Paved road; Private maintained road; Asphalt roof; Vinyl siding

Interior

• Kitchen: Electric range; Refrigerator; Water heater
• Bedrooms: 5 total rooms (includes bedrooms and living spaces)
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric heating; No central cooling
• Interior features: Eat-in kitchen; Unfurnished; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $36 ($433/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $196k (8.9% below list).
• Recommended offer: $196k (8.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 68/100 on livability (#903 in PA) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, employment B+; Watch: schools D-, amenities F, commute F.
• 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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% 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 $7k 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 $60k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, 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 45 days — a 3% lower offer ($209k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y 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 $180k; 19% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $195,859 (8.9% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.91% ✗
• Cap rate: 6.49%
• Cash-on-cash: 0.72%
• DSCR: 1.03
• GRM: 9.1

CMA / ARV

• ARV (median comp): $216,285
• List price: $215,000
• Delta: -0.59%
• 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
8208 Sunset Dr	0.13mi	3/2.0	1,176 (-2%)	8mo	$240,000	$204	82
8229 Sunset Dr	0.18mi	3/2.0	1,144 (-5%)	2mo	$190,000	$166	80
7515 Crestview Dr	0.25mi	3/1.0	1,250 (+4%)	3mo	$300,000	$240	77
1094 Country Place Dr	0.30mi	3/2.0	1,140 (-5%)	2mo	$297,000	$261	74
8191 Elk Ct	0.36mi	3/2.0	1,134 (-6%)	1mo	$245,000	$216	71
8237 Natures Dr	0.33mi	3/2.0	1,260 (+5%)	6mo	$237,500	$188	69
126 Feather Ln	0.49mi	3/2.0	1,232 (+3%)	6mo	$130,000	$106	66
7511 Crestview Dr	0.24mi	3/2.0	1,342 (+12%)	2mo	$270,000	$201	66
954 Country Place Dr	0.28mi	3/1.0	1,040 (-13%)	4mo	$205,000	$197	60
1150 Country Place Dr	0.52mi	3/2.0	1,320 (+10%)	3mo	$240,000	$182	55
1143 Country Place Dr	0.49mi	3/1.0	1,080 (-10%)	6mo	$150,000	$139	53
532 Country Place Dr	0.74mi	3/2.0	1,263 (+5%)	4mo	$242,000	$192	51

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: 6.3%
• Equity multiple: 1.35×
• Total profit: $21,013
• Equity at exit: $88,982

10-year hold

• IRR: 9.6%
• Equity multiple: 2.34×
• Total profit: $80,913
• Equity at exit: $131,427

Cash invested: $60,200 (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: 9.1×

Monthly cashflow live

• Estimated rent: $1,959 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$154 /mo · $1,850/yr
• Insurance: −$90
• HOA: −$140
• Vacancy / Maint / Mgmt: −$411
• Net cashflow: $36

Break-even live

Break-even rent $1,913

Max offer price $215,000

Occupancy floor 93%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	0.28mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	0.28mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	43d	1	0.50mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	43d	1	0.60mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	1.00mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	43d	1	1.12mi

HOA detail

• Monthly dues: $140 · $1,680/yr

Listing history 20 events

1. 2026-06-19
   days on market $215,000 Active 45 DOM
2. 2026-06-18
   days on market $215,000 Active 44 DOM
3. 2026-06-17
   days on market $215,000 Active 43 DOM
4. 2026-06-16
   days on market $215,000 Active 42 DOM
5. 2026-06-15
   days on market $215,000 Active 41 DOM
6. 2026-06-14
   days on market $215,000 Active 39 DOM
7. 2026-06-13
   days on market $215,000 Active 38 DOM
8. 2026-06-10
   days on market $215,000 Active 36 DOM
9. 2026-06-09
   days on market $215,000 Active 35 DOM
10. 2026-06-08
    days on market $215,000 Active 34 DOM
11. 2026-06-07
    days on market $215,000 Active 33 DOM
12. 2026-06-02
    days on market $215,000 Active 28 DOM
13. 2026-06-01
    days on market $215,000 Active 27 DOM
14. 2026-05-31
    days on market $215,000 Active 26 DOM
15. 2026-05-30
    days on market $215,000 Active 25 DOM
16. 2026-05-04
    listed $215,000 Active 332-char remark
17. 2025-05-12
    soldstatus $180,000
18. 2025-05-09
    soldstatus $180,000 Closed 151-char remark

    Show marketing remark (151 chars)

    3 Bedroom, 2 full bath ranch home in a STR friendly community with lots of amenities. Could use some TLC, come take a look and make a reasonable offer.

19. 2025-04-01
    status Pending 151-char remark

    Show marketing remark (151 chars)

    3 Bedroom, 2 full bath ranch home in a STR friendly community with lots of amenities. Could use some TLC, come take a look and make a reasonable offer.

20. 2024-10-29
    listed $180,000 Active 151-char remark

    Show marketing remark (151 chars)

    3 Bedroom, 2 full bath ranch home in a STR friendly community with lots of amenities. Could use some TLC, come take a look and make a reasonable offer.

ⓘ 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: $1,850 · $154/mo
• Projected year-2 tax: $2,623 · $219/mo
• Expected delta: +$774/yr (+$64/mo · 41.8%)

ⓘ 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 2/10 Low 7 d/yr ≥89°F today · 16 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: $23,503
• − Mortgage interest: −$12,043
• − Property taxes: −$1,850
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,880
• − Management: −$1,880
• − HOA: −$1,680
• − Depreciation: −$6,255
• Taxable loss: −$3,160
• Est. tax savings @ 24.0%: +$758
• After-tax cash flow: $1,191/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 — Gouldsboro

• Score: 68/100
• State rank: #903
• US rank: #9638

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment B+ Housing A+ Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

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

+19.4% since first listed

5 events — show timeline

• 2026-05-04 Listed $215,000 PMAR
• 2025-05-12 Sold (Public Records) $180,000 Public Records
• 2025-05-09 Sold (MLS) $180,000 PMAR
• 2025-04-01 Pending — PMAR
• 2024-10-29 Listed $180,000 PMAR

Property tax history

+0.2%/yr

Latest (2026): $1,850 · +3.2% YoY. Source: county tax records.