7108 Robinwood Dr · Coolbaugh, PA 18466

$169,500

3 bd · 1.0 ba · 768 sqft · SingleFamily public records · 236 Days on market

Built 1976 8,712 sqft lot $221/sqft · at area comps Est $165k · at est. $143/mo HOA · 7% of rent

---

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 +25.2/30.0
• DSCR +8.3/10.0
• 1% rule +6.9/10.0
• ARV discount +6.2/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to this cozy and well maintained 3 bedroom 1 bathroom ranch nestled in the heart of the Poconos. Perfect as a full-time residence, vacation getaway or as an investment property, this home presents space for bonding or just recuperating. The ranch-style design offers comfort, privacy, and easy access to the year-round amenities of A Pocono Country Place -- a secure, gated community surrounded by lakes, forests, mountain scenery, water parks and shopping. Step inside to find a bright, open living area with large windows, and a wood-burning fireplace ideal for family gatherings. The home features three cozy bedrooms, a full bath. The only thing missing is your personal touch. Come and see if this home is for you.

Key facts

• Pocono retreat
• Gated community
• Open living area

Tags

• POCONO RETREAT
• GATED COMMUNITY
• WOOD-BURNING FIREPLACE
• OPEN LIVING AREA

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $378 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $149k (12.0% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $47k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 236 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 24y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; list at $170k implies a 70% gain — meaningful room to come down on a strong offer.

Recommended offer $149,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 236 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.19% ✓
• Cap rate: 8.97%
• Cash-on-cash: 9.56%
• DSCR: 1.43
• GRM: 7.0

CMA / ARV

• ARV (median comp): $164,752
• List price: $169,500
• Delta: 2.88%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6337 Ventnor Dr	0.40mi	3/1.0	744 (-3%)	4mo	$76,000	$102	73
488 Country Place Dr	0.30mi	2/1.0 (-1)	744 (-3%)	4mo	$180,000	$242	73
8062 Red Squirrel dr Dr	0.39mi	2/1.0 (-1)	800 (+4%)	1mo	$145,000	$181	69
6124 Boardwalk Dr	0.34mi	2/1.0 (-1)	768 (0%)	17mo	$169,000	$220	65
8958 Pheasant Ln	0.61mi	2/1.0 (-1)	750 (-2%)	2mo	$215,000	$287	61
7148 Robinwood Dr	0.33mi	3/2.0	708 (-8%)	18mo	$272,000	$384	52
8955 Deerfield Rd	0.28mi	2/1.0 (-1)	864 (+12%)	12mo	$190,000	$220	51
6331 Ventnor Dr	0.38mi	2/1.0 (-1)	864 (+12%)	24mo	$139,500	$161	37

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: 14.9%
• Equity multiple: 1.82×
• Total profit: $38,851
• Equity at exit: $70,151

10-year hold

• IRR: 17.1%
• Equity multiple: 3.36×
• Total profit: $111,944
• Equity at exit: $103,613

Cash invested: $47,460 (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: 7.0×

Monthly cashflow live

• Estimated rent: $2,013 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$110 /mo · $1,315/yr
• Insurance: −$71
• HOA: −$143
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $378

Break-even live

Break-even rent $1,534

Max offer price $169,500

Occupancy floor 76%

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.68mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	0.68mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.83mi

HOA detail

• Monthly dues: $143 · $1,716/yr
• Likely covers: watersecurity

Listing history 30 events

1. 2026-06-18
   days on market $169,500 Active 236 DOM
2. 2026-06-17
   days on market $169,500 Active 235 DOM
3. 2026-06-16
   days on market $169,500 Active 234 DOM
4. 2026-06-15
   days on market $169,500 Active 233 DOM
5. 2026-06-14
   days on market $169,500 Active 231 DOM
6. 2026-06-13
   days on market $169,500 Active 230 DOM
7. 2026-06-10
   days on market $169,500 Active 228 DOM
8. 2026-06-08
   days on market $169,500 Active 226 DOM
9. 2026-06-07
   days on market $169,500 Active 225 DOM
10. 2026-06-02
    days on market $169,500 Active 220 DOM
11. 2026-06-01
    days on market $169,500 Active 219 DOM
12. 2026-05-31
    days on market $169,500 Active 218 DOM
13. 2026-05-30
    days on market $169,500 Active 217 DOM
14. 2026-04-01
    price $169,500 727-char remark

    Show marketing remark (727 chars)

    Welcome to this cozy and well maintained 3 bedroom 1 bathroom ranch nestled in the heart of the Poconos. Perfect as a full-time residence, vacation getaway or as an investment property, this home presents space for bonding or just recuperating. The ranch-style design offers comfort, privacy, and easy access to the year-round amenities of A Pocono Country Place -- a secure, gated community surrounded by lakes, forests, mountain scenery, water parks and shopping. Step inside to find a bright, open living area with large windows, and a wood-burning fireplace ideal for family gatherings. The home features three cozy bedrooms, a full bath. The only thing missing is your personal touch. Come and see if this home is for you.

15. 2025-11-22
    historical
16. 2025-10-18
    listed $180,000 Active 727-char remark

    Show marketing remark (727 chars)

    Welcome to this cozy and well maintained 3 bedroom 1 bathroom ranch nestled in the heart of the Poconos. Perfect as a full-time residence, vacation getaway or as an investment property, this home presents space for bonding or just recuperating. The ranch-style design offers comfort, privacy, and easy access to the year-round amenities of A Pocono Country Place -- a secure, gated community surrounded by lakes, forests, mountain scenery, water parks and shopping. Step inside to find a bright, open living area with large windows, and a wood-burning fireplace ideal for family gatherings. The home features three cozy bedrooms, a full bath. The only thing missing is your personal touch. Come and see if this home is for you.

17. 2025-05-22
    listed $180,000 Active
18. 2025-04-07
    historical $1,400
19. 2025-01-27
    price $1,400
20. 2024-10-09
    listed $1,600
21. 2022-07-12
    soldstatus $100,000
22. 2022-07-08
    soldstatus $100,000
23. 2022-03-11
    listed $114,900
24. 2019-01-17
    listed $50,000
25. 2015-02-12
    soldstatus $12,500
26. 2014-11-11
    listed $14,500
27. 2006-04-17
    soldstatus $64,000
28. 2002-03-01
    soldstatus $34,000
29. 2002-01-18
    listed $37,900
30. 1997-08-28
    soldstatus $34,000

ⓘ 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: $1,315 · $110/mo
• Projected year-2 tax: $1,997 · $166/mo
• Expected delta: +$682/yr (+$57/mo · 51.8%)

ⓘ 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 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: $24,153
• − Mortgage interest: −$9,495
• − Property taxes: −$1,315
• − Insurance: −$848
• − Repairs & maintenance: −$1,932
• − Management: −$1,932
• − HOA: −$1,716
• − Depreciation: −$4,931
• Taxable income: $1,985
• Est. tax owed @ 24.0%: −$476
• After-tax cash flow: $4,060/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

+398.5% since first listed

17 events — show timeline

• 2026-04-01 Price Changed $169,500 PMAR
• 2025-11-22 Listing Removed — BRIGHT MLS
• 2025-10-18 Listed $180,000 PMAR
• 2025-05-22 Listed $180,000 BRIGHT MLS
• 2025-04-07 Rental Removed $1,400 PMAR
• 2025-01-27 Price Changed $1,400 PMAR
• 2024-10-09 Listed for Rent $1,600 PMAR
• 2022-07-12 Sold (Public Records) $100,000 Public Records
• 2022-07-08 Sold (MLS) $100,000 PMAR
• 2022-03-11 Listed $114,900 PMAR
• 2019-01-17 Listed $50,000 PMAR
• 2015-02-12 Sold (MLS) $12,500 PMAR
• 2014-11-11 Listed $14,500 PMAR
• 2006-04-17 Sold (Public Records) $64,000 Public Records
• 2002-03-01 Sold (MLS) $34,000 PMAR
• 2002-01-18 Listed $37,900 PMAR
• 1997-08-28 Sold (Public Records) $34,000 Public Records

Property tax history

-5.6%/yr

Latest (2026): $1,315 · +3.2% YoY. Source: county tax records.