9205 Westwood Dr · Coolbaugh, PA 18466

$210,000

4 bd · 1.5 ba · 1,080 sqft · SingleFamily public records · 112 Days on market

Built 1977 9,147 sqft lot $194/sqft · at area comps Est $220k · 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 +19.6/30.0
• ARV discount +9.6/15.0
• DSCR +6.2/10.0
• Appreciation +6.2/10.0
• 1% rule +5.3/10.0
• 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

Turnkey 4-bedroom Pocono retreat perfect for a vacation home, full-time living, Long Term Rental or Airbnb investment! Located in a gated community, this home offers the ideal blend of comfort, convenience, and income potential in one of the Poconos' most desirable areas. Step inside to a bright and inviting layout featuring an open living space, cozy fireplace, and natural light throughout. The functional 4-bedroom setup maximizes space, making it perfect for hosting guests or accommodating larger groups--an excellent opportunity for short-term rental income. Enjoy outdoor living with a private setting, ideal for relaxing after a day of exploring everything the Pocono Mountains have to offer. Situated just minutes from top attractions including Kalahari Resorts & Conventions, Camelback Mountain Resort, shopping, dining, and year-round activities, this home is perfectly positioned for both personal enjoyment and rental appeal. The community features amenities such as pools, lakes, security, and more--adding value for both homeowners and guests. Whether you're looking for a weekend escape, a primary residence, or an income-producing property, this is an opportunity you don't want to miss. Schedule your private showing today and start enjoying the Pocono lifestyle!

Key facts

• Gated community
• Sun filled room
• Skylights

Tags

• GATED COMMUNITY
• WOOD BURNING FIREPLACE
• STAINLESS STEEL APPLIANCES
• SUN FILLED ROOM
• SKYLIGHTS
• 24 HOUR SECURITY

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $191k (9.0% 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; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 44% 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 $59k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 112 days — a 9% lower offer ($191k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $110k; list at $210k implies a 91% gain — meaningful room to come down on a strong offer.

Recommended offer $191,100 (9.0% below list)

Questions for the listing agent

1. It's been on market 112 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — 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: 1.03% ✓
• Cap rate: 7.68%
• Cash-on-cash: 4.96%
• DSCR: 1.22
• GRM: 8.1

CMA / ARV

• ARV (median comp): $220,468
• List price: $210,000
• Delta: -4.75%
• 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
9148 Brandywine Dr	0.17mi	3/1.5 (-1)	1,120 (+4%)	10mo	$214,000	$191	73
1031 Knollwood Dr	0.42mi	3/2.0 (-1)	1,100 (+2%)	9mo	$146,000	$133	63
9423 Juniper Dr	0.30mi	3/2.0 (-1)	1,179 (+9%)	8mo	$150,844	$128	57
2139 Rosemont Dr	0.30mi	3/2.0 (-1)	1,136 (+5%)	18mo	$230,000	$202	56
1143 Country Place Dr	0.73mi	3/1.0 (-1)	1,080 (0%)	6mo	$150,000	$139	54
9251 Westwood Dr	0.38mi	3/2.0 (-1)	1,208 (+12%)	7mo	$250,000	$207	50
9318 Fairmount Way	0.45mi	3/2.0 (-1)	1,232 (+14%)	5mo	$175,000	$142	45
5358 Lockwood Dr	0.62mi	3/1.0 (-1)	1,200 (+11%)	5mo	$160,000	$133	41
9817 Deerwood Dr	0.57mi	3/1.0 (-1)	948 (-12%)	9mo	$125,000	$132	38
1175 Tree Top Dr	0.60mi	3/2.0 (-1)	1,000 (-7%)	18mo	$180,000	$180	38
9113 Idlewild Dr	0.72mi	3/1.0 (-1)	1,000 (-7%)	14mo	$195,000	$195	35
1654 Sunnyside Dr	0.65mi	3/2.0 (-1)	1,232 (+14%)	6mo	$170,000	$138	34

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: 10.4%
• Equity multiple: 1.57×
• Total profit: $33,768
• Equity at exit: $86,912

10-year hold

• IRR: 13.1%
• Equity multiple: 2.83×
• Total profit: $107,606
• Equity at exit: $128,371

Cash invested: $58,800 (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: $2,160 high
• Mortgage (P&I): −$1,101
• Tax from tax record: −$132 /mo · $1,580/yr
• Insurance: −$88
• HOA: −$143
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $243

Break-even live

Break-even rent $1,852

Max offer price $210,000

Occupancy floor 84%

Sensitivity live

Price	-10% $362	-5% $303	+0% $243	+5% $184	+10% $124
Rent	-10% $73	-5% $158	+0% $243	+5% $329	+10% $414
Rate	-1.0pp $349	-0.5pp $297	base $243	+0.5pp $189	+1.0pp $133

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	0.09mi
9696 Stony Hollow Dr Tobyhanna, PA	5.0	2.5	1048	$2,300	$2.19	13d	1	0.74mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	7d	1	0.82mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	13d	1	0.97mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	1.12mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	1.12mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	1.12mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	1.12mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	1.45mi

HOA detail

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

Listing history 23 events

1. 2026-06-18
   days on market $210,000 Active 112 DOM
2. 2026-06-17
   days on market $210,000 Active 111 DOM
3. 2026-06-17
   pricedays on market $210,000 Active 110 DOM
4. 2026-06-13
   days on market $219,900 Active 109 DOM
5. 2026-06-10
   days on market $219,900 Active 107 DOM
6. 2026-06-08
   days on market $219,900 Active 105 DOM
7. 2026-06-07
   days on market $219,900 Active 104 DOM
8. 2026-06-02
   days on market $219,900 Active 99 DOM
9. 2026-06-01
   days on market $219,900 Active 98 DOM
10. 2026-05-31
    days on market $219,900 Active 97 DOM
11. 2026-05-30
    days on market $219,900 Active 96 DOM
12. 2026-03-24
    price $219,900 1289-char remark

    Show marketing remark (1289 chars)

    Turnkey 4-bedroom Pocono retreat perfect for a vacation home, full-time living, Long Term Rental or Airbnb investment! Located in a gated community, this home offers the ideal blend of comfort, convenience, and income potential in one of the Poconos' most desirable areas. Step inside to a bright and inviting layout featuring an open living space, cozy fireplace, and natural light throughout. The functional 4-bedroom setup maximizes space, making it perfect for hosting guests or accommodating larger groups--an excellent opportunity for short-term rental income. Enjoy outdoor living with a private setting, ideal for relaxing after a day of exploring everything the Pocono Mountains have to offer. Situated just minutes from top attractions including Kalahari Resorts & Conventions, Camelback Mountain Resort, shopping, dining, and year-round activities, this home is perfectly positioned for both personal enjoyment and rental appeal. The community features amenities such as pools, lakes, security, and more--adding value for both homeowners and guests. Whether you're looking for a weekend escape, a primary residence, or an income-producing property, this is an opportunity you don't want to miss. Schedule your private showing today and start enjoying the Pocono lifestyle!

13. 2026-02-23
    listed $225,000 Active 1289-char remark

    Show marketing remark (1289 chars)

    Turnkey 4-bedroom Pocono retreat perfect for a vacation home, full-time living, Long Term Rental or Airbnb investment! Located in a gated community, this home offers the ideal blend of comfort, convenience, and income potential in one of the Poconos' most desirable areas. Step inside to a bright and inviting layout featuring an open living space, cozy fireplace, and natural light throughout. The functional 4-bedroom setup maximizes space, making it perfect for hosting guests or accommodating larger groups--an excellent opportunity for short-term rental income. Enjoy outdoor living with a private setting, ideal for relaxing after a day of exploring everything the Pocono Mountains have to offer. Situated just minutes from top attractions including Kalahari Resorts & Conventions, Camelback Mountain Resort, shopping, dining, and year-round activities, this home is perfectly positioned for both personal enjoyment and rental appeal. The community features amenities such as pools, lakes, security, and more--adding value for both homeowners and guests. Whether you're looking for a weekend escape, a primary residence, or an income-producing property, this is an opportunity you don't want to miss. Schedule your private showing today and start enjoying the Pocono lifestyle!

14. 2025-12-01
    historical
15. 2025-09-11
    listed $239,900 Active
16. 2025-09-10
    listed $239,900 Active
17. 2025-06-12
    price $235,000
18. 2025-05-21
    listed $239,900 Active
19. 2024-07-18
    price $239,900
20. 2024-06-13
    listed $249,900 Active
21. 2021-09-20
    soldstatus $110,000
22. 2007-02-02
    soldstatus $84,000
23. 2003-08-08
    soldstatus $60,000

ⓘ 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: $1,580 · $132/mo
• Projected year-2 tax: $2,449 · $204/mo
• Expected delta: +$869/yr (+$72/mo · 55.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 1/10 Low 7 d/yr ≥89°F today · 15 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: $25,925
• − Mortgage interest: −$11,763
• − Property taxes: −$1,580
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,074
• − Management: −$2,074
• − HOA: −$1,716
• − Depreciation: −$6,109
• Taxable loss: −$442
• Est. tax savings @ 24.0%: +$106
• After-tax cash flow: $3,025/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

+266.5% since first listed

12 events — show timeline

• 2026-03-24 Price Changed $219,900 PMAR
• 2026-02-23 Listed $225,000 PMAR
• 2025-12-01 Listing Removed — GLVRMLS
• 2025-09-11 Listed $239,900 GLVRMLS
• 2025-09-10 Listed $239,900 PMAR
• 2025-06-12 Price Changed $235,000 PMAR
• 2025-05-21 Listed $239,900 PMAR
• 2024-07-18 Price Changed $239,900 PMAR
• 2024-06-13 Listed $249,900 PMAR
• 2021-09-20 Sold (Public Records) $110,000 Public Records
• 2007-02-02 Sold (Public Records) $84,000 Public Records
• 2003-08-08 Sold (Public Records) $60,000 Public Records

Property tax history

-5.9%/yr

Latest (2026): $1,580 · +3.2% YoY. Source: county tax records.