7163 Mountain Dr · Gouldsboro, PA 18466

$195,000

2 bd · 2.0 ba · 1,320 sqft · SingleFamily public records · 32 Days on market

Built 1981 8,712 sqft lot $148/sqft · at area comps Est $205k · at est. $149/mo HOA · 7% 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 +19.3/30.0
• ARV discount +9.7/15.0
• Appreciation +6.2/10.0
• DSCR +6.1/10.0
• 1% rule +5.6/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Back on the Market No fault to Seller! You Honestly have to see it to believe it! Meticulously maintained nostalgic gem situated in the heart of Pocono Country Place. Characterized by warmth and charm, this pristine home has been lovingly preserved and offers a unique blend of comfort, accessibility, and convenience. Featuring handicap-accessible accommodations, this property is designed for effortless living while still offering that cozy Pocono retreat ambiance buyers are seeking. Located just moments from the community's main amenities, residents can enjoy pools, lakes, playgrounds, clubhouse access, sports courts, and more. Whether you're searching for a primary residence, downsizing o

Key facts

• Community amenities
• 8,712 sq ft lot
• 2 garage spots

Tags

• COMMUNITY AMENITIES
• EASY ACCESS TO MAJOR ROUTES
• MAINTENANCE-FRIENDLY LIVING

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($1,788 / $149 monthly equivalent); Association amenities: Security, gated access, dog park, picnic area, spa/hot tub, fitness center, tennis courts, basketball court, pool; Association fee includes security

Exterior

• Parking: 4 parking spaces total; 2-car attached garage; 2 open paved parking spaces; Driveway; garage faces front
• Security: Accessible entrance noted in property features
• Utilities: Public water; Public sewer
• Home design: Single family house; Residential property; Located in the Pocono Country Place subdivision
• Construction: Vinyl siding; Asphalt/fiberglass roof
• Exterior features: Enclosed patio; Level lot with few trees; Paved road; Private maintained road with road maintenance agreement

Interior

• Kitchen: Range; Refrigerator; Dishwasher; Exhaust fan; Water heater
• Bedrooms: Total rooms: 7
• Flooring: Hardwood
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Ceiling fan(s)
• Interior features: Furnished; Accessible entrance; Crawl space basement; Living room fireplace (1)
• Laundry & utility: Washer; Dryer; Laundry located in hall

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $195k.

Deal economics

• At list price, monthly cash flow is $213 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $195k).
• Recommended offer: $189k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 5.5% in Gouldsboro — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

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 + $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 $55k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 32 days — a 3% lower offer ($189k) 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.

Recommended offer $189,150 (3.0% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 3% 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. 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: 1.06% ✓
• Cap rate: 7.60%
• Cash-on-cash: 4.68%
• DSCR: 1.21
• GRM: 7.9

CMA / ARV

• ARV (median comp): $205,225
• List price: $195,000
• Delta: -4.98%
• 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
1150 Country Place Dr	0.18mi	3/2.0 (+1)	1,320 (0%)	3mo	$240,000	$182	84
7511 Crestview Dr	0.18mi	3/2.0 (+1)	1,342 (+2%)	2mo	$270,000	$201	82
7515 Crestview Dr	0.17mi	3/1.0 (+1)	1,250 (-5%)	3mo	$300,000	$240	72
532 Country Place Dr	0.38mi	3/2.0 (+1)	1,263 (-4%)	4mo	$242,000	$192	67
462 Country Place Dr	0.32mi	3/2.0 (+1)	1,428 (+8%)	1mo	$255,000	$179	66
5389 Vine Ter	0.59mi	3/2.0 (+1)	1,281 (-3%)	1mo	$175,000	$137	62
1094 Country Place Dr	0.28mi	3/2.0 (+1)	1,140 (-14%)	2mo	$297,000	$261	58
3188 Carobeth Dr	0.68mi	3/1.5 (+1)	1,292 (-2%)	0mo	$380,000	$294	58
8229 Sunset Dr	0.32mi	3/2.0 (+1)	1,144 (-13%)	2mo	$190,000	$166	56
765 Country Place Dr	0.58mi	3/2.0 (+1)	1,400 (+6%)	3mo	$195,699	$140	55
6128 Boardwalk Dr	0.40mi	3/2.5 (+1)	1,144 (-13%)	3mo	$285,000	$249	50
8191 Elk Ct	0.53mi	3/2.0 (+1)	1,134 (-14%)	1mo	$245,000	$216	46

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: 10.2%
• Equity multiple: 1.56×
• Total profit: $30,561
• Equity at exit: $80,704

10-year hold

• IRR: 12.9%
• Equity multiple: 2.80×
• Total profit: $98,312
• Equity at exit: $119,201

Cash invested: $54,600 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,068 high
• Mortgage (P&I): −$1,023
• Tax from tax record: −$168 /mo · $2,017/yr
• Insurance: −$81
• HOA: −$149
• Vacancy / Maint / Mgmt: −$434
• Net cashflow: $213

Break-even live

Break-even rent $1,799

Max offer price $195,000

Occupancy floor 85%

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: $48,750
• Closing costs: $5,850
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.16mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	0.47mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	0.68mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	0.68mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	0.70mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.91mi

HOA detail

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

Listing history 12 events

1. 2026-06-19
   days on market $195,000 Active 32 DOM
2. 2026-06-18
   days on market $195,000 Active 31 DOM
3. 2026-06-17
   days on market $195,000 Active 30 DOM
4. 2026-06-16
   days on market $195,000 Active 29 DOM
5. 2026-06-15
   days on market $195,000 Active 28 DOM
6. 2026-06-14
   days on market $195,000 Active 26 DOM
7. 2026-06-13
   days on market $195,000 Active 25 DOM
8. 2026-06-10
   days on market $195,000 Active 23 DOM
9. 2026-06-09
   days on market $195,000 Active 22 DOM
10. 2026-06-08
    days on market $195,000 Active 21 DOM
11. 2026-06-07
    statusdays on market $195,000 Active 20 DOM
12. 2026-05-13
    listed $195,000 Active 1198-char remark

ⓘ 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: $2,017 · $168/mo
• Projected year-2 tax: $2,549 · $212/mo
• Expected delta: +$532/yr (+$44/mo · 26.4%)

ⓘ 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: $24,816
• − Mortgage interest: −$10,923
• − Property taxes: −$2,017
• − Insurance: −$975
• − Repairs & maintenance: −$1,985
• − Management: −$1,985
• − HOA: −$1,788
• − Depreciation: −$5,673
• Taxable loss: −$531
• Est. tax savings @ 24.0%: +$127
• After-tax cash flow: $2,681/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 events — show timeline

• 2026-06-03 Relisted — PMAR
• 2026-05-29 Pending — PMAR
• 2026-05-13 Listed $195,000 PMAR

Property tax history

-4.7%/yr

Latest (2026): $2,017 · +3.2% YoY. Source: county tax records.