8830 Cloudcrest Dr · Gouldsboro, PA 18466

$189,000

3 bd · 1.0 ba · 1,138 sqft · SingleFamily public records · 105 Days on market

Built 1987 10,018 sqft lot $166/sqft · 14% below area Est $220k · 14% under $149/mo HOA · 8% of rent ↓ 3% since listing

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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 +17.0/30.0
• ARV discount +13.8/15.0
• Appreciation +6.2/10.0
• DSCR +5.3/10.0
• 1% rule +5.2/10.0
• 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

First time on the market. Come and see this 3 bed 1 bath A frame house in the gated community of A Pocono Country Place. Make this home yours as a full time home or a vacation home. The community has amenities including lakes, beaches, pools, tennis, and more. Come and see this Pocono get away

Key facts

• Gated community
• 0.23 acre lot
• 2 parking spots

Tags

• GATED COMMUNITY
• AMENITIES INCLUDING LAKES
• AMENITIES INCLUDING BEACHES
• AMENITIES INCLUDING POOLS
• AMENITIES INCLUDING TENNIS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $189k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $189k).
• Recommended offer: $172k (9.0% below list) — sets the bar for market timing.
• Cap rate 7.1% vs local median 5.5% in Gouldsboro — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 $6k 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 $53k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 3 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.

Recommended offer $171,990 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 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. 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. 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?
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: 1.02% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.87%
• DSCR: 1.13
• GRM: 8.1

CMA / ARV

• ARV (median comp): $219,553
• List price: $189,000
• Delta: -13.92%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8229 Sunset Dr	0.34mi	3/2.0	1,144 (+0%)	2mo	$190,000	$166	78
954 Country Place Dr	0.13mi	3/1.0	1,040 (-9%)	4mo	$205,000	$197	77
1094 Country Place Dr	0.38mi	3/2.0	1,140 (+0%)	2mo	$297,000	$261	76
8934 Deerfield Rd	0.24mi	3/1.5	1,100 (-3%)	10mo	$160,000	$145	73
8191 Elk Ct	0.47mi	3/2.0	1,134 (-0%)	1mo	$245,000	$216	72
8208 Sunset Dr	0.27mi	3/2.0	1,176 (+3%)	8mo	$240,000	$204	71
7515 Crestview Dr	0.39mi	3/1.0	1,250 (+10%)	3mo	$300,000	$240	63
8540 Hillcrest Dr	0.30mi	3/2.0	1,240 (+9%)	9mo	$270,000	$218	60
1143 Country Place Dr	0.60mi	3/1.0	1,080 (-5%)	6mo	$150,000	$139	59
8237 Natures Dr	0.40mi	3/2.0	1,260 (+11%)	6mo	$237,500	$188	54
7275 Long Pine Dr	0.46mi	3/2.0	1,260 (+11%)	10mo	$225,000	$179	48
126 Feather Ln	0.64mi	3/2.0	1,232 (+8%)	6mo	$130,000	$106	48

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: 8.4%
• Equity multiple: 1.46×
• Total profit: $24,550
• Equity at exit: $78,221

10-year hold

• IRR: 11.4%
• Equity multiple: 2.59×
• Total profit: $84,380
• Equity at exit: $115,534

Cash invested: $52,920 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,933 high
• Mortgage (P&I): −$991
• Tax from tax record: −$182 /mo · $2,186/yr
• Insurance: −$79
• HOA: −$149
• Vacancy / Maint / Mgmt: −$406
• Net cashflow: $126

Break-even live

Break-even rent $1,773

Max offer price $189,000

Occupancy floor 88%

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: $47,250
• Closing costs: $5,670
• 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	0.14mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	0.14mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	43d	1	0.64mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	43d	1	0.74mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.97mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	43d	1	1.23mi

HOA detail

• Monthly dues: $149 · $1,788/yr
• Likely covers: poolsecurity

Listing history 6 events

1. 2026-05-01
   status Active 295-char remark

   Show marketing remark (295 chars)

   First time on the market. Come and see this 3 bed 1 bath A frame house in the gated community of A Pocono Country Place. Make this home yours as a full time home or a vacation home. The community has amenities including lakes, beaches, pools, tennis, and more. Come and see this Pocono get away

2. 2026-03-02
   price $189,000 295-char remark

   Show marketing remark (295 chars)

   First time on the market. Come and see this 3 bed 1 bath A frame house in the gated community of A Pocono Country Place. Make this home yours as a full time home or a vacation home. The community has amenities including lakes, beaches, pools, tennis, and more. Come and see this Pocono get away

3. 2026-01-18
   status Active 295-char remark

   Show marketing remark (295 chars)

   First time on the market. Come and see this 3 bed 1 bath A frame house in the gated community of A Pocono Country Place. Make this home yours as a full time home or a vacation home. The community has amenities including lakes, beaches, pools, tennis, and more. Come and see this Pocono get away

4. 2025-12-22
   status Pending 295-char remark

   Show marketing remark (295 chars)

   First time on the market. Come and see this 3 bed 1 bath A frame house in the gated community of A Pocono Country Place. Make this home yours as a full time home or a vacation home. The community has amenities including lakes, beaches, pools, tennis, and more. Come and see this Pocono get away

5. 2025-11-12
   price $190,000 295-char remark

   Show marketing remark (295 chars)

   First time on the market. Come and see this 3 bed 1 bath A frame house in the gated community of A Pocono Country Place. Make this home yours as a full time home or a vacation home. The community has amenities including lakes, beaches, pools, tennis, and more. Come and see this Pocono get away

6. 2025-09-28
   listed $195,500 Active 295-char remark

   Show marketing remark (295 chars)

   First time on the market. Come and see this 3 bed 1 bath A frame house in the gated community of A Pocono Country Place. Make this home yours as a full time home or a vacation home. The community has amenities including lakes, beaches, pools, tennis, and more. Come and see this Pocono get away

ⓘ 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: $2,186 · $182/mo
• Projected year-2 tax: $2,586 · $216/mo
• Expected delta: +$400/yr (+$33/mo · 18.3%)

ⓘ 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 1/10 Low
• 🌡 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: $23,202
• − Mortgage interest: −$10,587
• − Property taxes: −$2,186
• − Insurance: −$945
• − Repairs & maintenance: −$1,856
• − Management: −$1,856
• − HOA: −$1,788
• − Depreciation: −$5,498
• Taxable loss: −$1,515
• Est. tax savings @ 24.0%: +$364
• After-tax cash flow: $1,880/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

-3.3% since first listed

6 events — show timeline

• 2026-05-01 Relisted — PMAR
• 2026-03-02 Price Changed $189,000 PMAR
• 2026-01-18 Relisted — PMAR
• 2025-12-22 Pending — PMAR
• 2025-11-12 Price Changed $190,000 PMAR
• 2025-09-28 Listed $195,500 PMAR

Property tax history

-3.6%/yr

Latest (2026): $2,186 · +3.2% YoY. Source: county tax records.