2085 Minqua Trl · Coolbaugh, PA 18466

$309,000

4 bd · 2.0 ba · 1,184 sqft · SingleFamily public records · 124 Days on market

Built 2006 0.27 ac lot $261/sqft · 44% above area Est $308k · at est. $142/mo HOA · 6% 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 +10.4/30.0
• ARV discount +7.3/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• 1% rule +3.2/10.0
• DSCR +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Recently renovated home located in Pocono Farms Country Club. Perfect for vacation, short term rental or primary living. Features 3 bedrooms, 2 and 1/2 baths, large family room, laundry room, large 2 car garage, and back deck. Includes all appliances. Association features an 18-hole golf course, lake, clubhouse, pro shop, gym, outdoor pool, tennis, basketball, beaches and more. Located minutes from all Pocono attractions, major routes and services. Call for an appointment now!

Key facts

• Outdoor pool
• Clubhouse
• Paved driveway

Tags

• RECENTLY RENOVATED
• PAVED DRIVEWAY
• OUTDOOR POOL
• 18 HOLE GOLF COURSE
• CLUBHOUSE
• GYM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $-164 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $280k (9.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (18.0% below list).
• Recommended offer: $253k (18.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade D — 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: 358 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 $9k of equity ($2k loan paydown + $7k 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.
• By year 4, 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 124 days — a 12% lower offer ($272k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y ago; this cycle's ask has dropped $36k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $220k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Recommended offer $253,417 (18.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 124 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
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. 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?
7. 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.
8. 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.
9. 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: 0.82% ✗
• Cap rate: 5.65%
• Cash-on-cash: -2.28%
• DSCR: 0.90
• GRM: 10.2

CMA / ARV

• ARV (median comp): $307,814
• List price: $309,000
• Delta: 0.39%
• 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
1026 Seven Nations Dr	0.08mi	3/2.5 (-1)	1,300 (+10%)	7mo	$260,000	$200	67
107 Black Bear Ln	0.42mi	3/2.0 (-1)	1,194 (+1%)	9mo	$255,000	$214	67
109 Wood Duck Pl	0.44mi	3/2.0 (-1)	1,104 (-7%)	1mo	$260,000	$236	62
1122 Seven Nations Ln	0.46mi	3/2.0 (-1)	1,204 (+2%)	12mo	$239,950	$199	61
5111 Iroquois St	0.35mi	3/2.0 (-1)	1,200 (+1%)	19mo	$196,947	$164	61
335 Outer Dr	0.34mi	3/1.5 (-1)	1,216 (+3%)	17mo	$320,000	$263	58
1246 Cambell Way	0.30mi	3/2.0 (-1)	1,096 (-7%)	18mo	$263,000	$240	54
113 Colt Pl	0.58mi	4/2.0	1,108 (-6%)	15mo	$330,000	$298	50
424 Northampton Rd	0.69mi	3/2.5 (-1)	1,176 (-1%)	16mo	$269,000	$229	46
803 Grouse Pt	0.46mi	3/2.0 (-1)	1,268 (+7%)	20mo	$320,000	$252	45
214 Pheasant Pl	0.56mi	4/2.0	1,344 (+14%)	8mo	$360,000	$268	45
1335 Cambell Way	0.64mi	3/1.0 (-1)	1,234 (+4%)	13mo	$267,000	$216	43

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: 3.4%
• Equity multiple: 1.19×
• Total profit: $16,425
• Equity at exit: $127,885

10-year hold

• IRR: 7.1%
• Equity multiple: 2.00×
• Total profit: $86,536
• Equity at exit: $188,888

Cash invested: $86,520 (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: 358
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,534 medium
• Mortgage (P&I): −$1,620
• Tax from tax record: −$275 /mo · $3,301/yr
• Insurance: −$129
• HOA: −$142
• Vacancy / Maint / Mgmt: −$532
• Net cashflow: $-164

Break-even live

Break-even rent $2,742

Max offer price $279,976

Occupancy floor —

Sensitivity live

Price	-10% $11	-5% $-77	+0% $-164	+5% $-252	+10% $-339
Rent	-10% $-365	-5% $-264	+0% $-164	+5% $-64	+10% $36
Rate	-1.0pp $-9	-0.5pp $-86	base $-164	+0.5pp $-244	+1.0pp $-326

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: $77,250
• Closing costs: $9,270
• 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	45d	1	1.00mi
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	46d	1	1.16mi

HOA detail

• Monthly dues: $142 · $1,704/yr
• Likely covers: poolgym

Listing history 20 events

1. 2026-06-21
   days on market $309,000 Active 124 DOM
2. 2026-06-18
   status $309,000 Active 121 DOM
3. 2026-06-17
   status $309,000 Pending 121 DOM
4. 2026-06-16
   days on market $309,000 Active 121 DOM
5. 2026-06-15
   days on market $309,000 Active 120 DOM
6. 2026-06-14
   days on market $309,000 Active 118 DOM
7. 2026-06-13
   days on market $309,000 Active 117 DOM
8. 2026-06-10
   days on market $309,000 Active 115 DOM
9. 2026-06-08
   days on market $309,000 Active 113 DOM
10. 2026-06-07
    days on market $309,000 Active 112 DOM
11. 2026-06-02
    days on market $309,000 Active 107 DOM
12. 2026-06-01
    days on market $309,000 Active 106 DOM
13. 2026-05-31
    days on market $309,000 Active 105 DOM
14. 2026-05-30
    days on market $309,000 Active 104 DOM
15. 2026-04-24
    price $309,000 481-char remark

    Show marketing remark (481 chars)

    Recently renovated home located in Pocono Farms Country Club. Perfect for vacation, short term rental or primary living. Features 3 bedrooms, 2 and 1/2 baths, large family room, laundry room, large 2 car garage, and back deck. Includes all appliances. Association features an 18-hole golf course, lake, clubhouse, pro shop, gym, outdoor pool, tennis, basketball, beaches and more. Located minutes from all Pocono attractions, major routes and services. Call for an appointment now!

16. 2026-02-07
    listed $345,000 Active 481-char remark

    Show marketing remark (481 chars)

    Recently renovated home located in Pocono Farms Country Club. Perfect for vacation, short term rental or primary living. Features 3 bedrooms, 2 and 1/2 baths, large family room, laundry room, large 2 car garage, and back deck. Includes all appliances. Association features an 18-hole golf course, lake, clubhouse, pro shop, gym, outdoor pool, tennis, basketball, beaches and more. Located minutes from all Pocono attractions, major routes and services. Call for an appointment now!

17. 2021-02-26
    soldstatus $220,000 363-char remark

    Show marketing remark (363 chars)

    Looking to purchase that home in the Poconos you always wanted? Then this one is for you! This updated bi-level has new flooring/carpet throughout, fresh paint, modern kitchen with new stainless steel appliances, large family room which can be used as a home office, 2 car garage and more. Community has many amenities to enjoy: beaches, clubhouse, golf and more!

18. 2021-01-08
    listed $204,900 363-char remark

    Show marketing remark (363 chars)

    Looking to purchase that home in the Poconos you always wanted? Then this one is for you! This updated bi-level has new flooring/carpet throughout, fresh paint, modern kitchen with new stainless steel appliances, large family room which can be used as a home office, 2 car garage and more. Community has many amenities to enjoy: beaches, clubhouse, golf and more!

19. 2006-08-24
    soldstatus $188,083
20. 2005-02-04
    soldstatus $19,500

ⓘ 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: $3,301 · $275/mo
• Projected year-2 tax: $4,092 · $341/mo
• Expected delta: +$790/yr (+$66/mo · 23.9%)

ⓘ 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 9% 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: $30,410
• − Mortgage interest: −$17,309
• − Property taxes: −$3,301
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,433
• − Management: −$2,433
• − HOA: −$1,704
• − Depreciation: −$8,989
• Taxable loss: −$7,304
• Est. tax savings @ 24.0%: +$1,753
• After-tax cash flow: $-219/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

+1484.6% since first listed

6 events — show timeline

• 2026-04-24 Price Changed $309,000 PMAR
• 2026-02-07 Listed $345,000 PMAR
• 2021-02-26 Sold (MLS) $220,000 PMAR
• 2021-01-08 Listed $204,900 PMAR
• 2006-08-24 Sold (Public Records) $188,083 Public Records
• 2005-02-04 Sold (Public Records) $19,500 Public Records

Property tax history

-2.7%/yr

Latest (2026): $3,301 · +3.2% YoY. Source: county tax records.