3125 Robert David Dr · Coolbaugh, PA 18466

$319,900

3 bd · 1.5 ba · 1,308 sqft · SingleFamily public records · 12 Days on market

Built 1986 0.56 ac lot Est $260k · 23% over $21/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +9.8/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• DSCR +2.8/10.0
• 1% rule +2.6/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

BRIGHT & OPEN 3bd Contemporary Home in a GREAT location close to shopping centers, indoor water parks, casino, & other popular attractions the Poconos has to offer. The LARGE Kitchen has a center island, plenty of cabinet & counter space, & dining area w/ slider to screen porch perfect to relax in with your morning coffee & a nice read. The Dining Area is open to the Kitchen & Living Room w/ high cathedral ceilings perfect for entertainment. This floor also has a VERY CONVENIENT 1ST FLOOR BEDROOM. 2nd floor features 2 bedrooms & a LARGE loft area perfect for extra living space w/ full closet & bath. This home also has electric & propane heating, large detached 2 car garage, & best of all NO DUES AND LOW TAXES! What more can you ask for? CALL TODAY!

Key facts

• Large center island
• Wooded lot
• Screened porch

Tags

• REMODELED CONTEMPORARY HOME
• WOODED LOT
• WOOD BURNING FIREPLACE
• LARGE CENTER ISLAND
• UPDATED CABINETRY
• SCREENED PORCH

Property features AI

Finance

• HOA & community: Homeowners association with annual fee ($250/year); Community amenities include tennis courts and a pool

Exterior

• Parking: Attached garage with 2 covered spaces; Additional 4 open/off-street paved parking spaces; Driveway; garage faces front
• Utilities: Public water; Septic tank sewer; Electric service with circuit breakers
• Home design: Single-family house; Residential property; One-story layout (above-grade finished area listed)
• Construction: Asphalt/fiberglass shingle roof; Masonry wood-burning fireplace in living room; Crawl space basement with sump pump
• Exterior features: Front and rear porches (including screened porch); Deck; Sliding doors; Shed on property; Level, cleared and wooded areas; Front and back yard; Paved road access (private maintained road)

Interior

• Kitchen: Gas range; Refrigerator; Dishwasher; Range hood; Stainless steel appliances
• Bedrooms: Total of 8 rooms (includes bedrooms and living spaces)
• Flooring: Laminate; Tile; Wood
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Baseboard heating (electric and propane); Ceiling fans; Wall cooling units
• Interior features: Eat-in kitchen; Kitchen island; Stone countertops; Beamed ceilings; Cathedral and vaulted ceilings; High ceilings; Open floorplan; Ceiling fans; Natural woodwork; Bay windows with wood frames; Unfurnished
• Laundry & utility: Stacked washer/dryer; Laundry on main level (inside)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $320k.

Deal economics

• At list price, monthly cash flow is $-204 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $284k (11.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (23.9% below list).
• Recommended offer: $243k (23.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade F — 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; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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 $10k of equity ($2k loan paydown + $8k 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 ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y ago 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.
• Current owner paid $181k; list at $320k implies a 77% gain — meaningful room to come down on a strong offer.

Recommended offer $243,302 (23.9% 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. 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. 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?
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: 0.76% ✗
• Cap rate: 5.53%
• Cash-on-cash: -2.73%
• DSCR: 0.88
• GRM: 11.0

CMA / ARV

• ARV (on-the-fly): $260,292
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6149 Victoria Dr	0.15mi	2/— (-1)	1,308 (0%)	12mo	$24,000	$18	78
2150 Geraci Pl	0.19mi	3/2.0	1,468 (+12%)	7mo	$293,000	$200	63
252 Coach Rd	0.49mi	2/2.0 (-1)	1,338 (+2%)	5mo	$250,000	$187	62
1026 Seven Nations Dr	0.64mi	3/2.5	1,300 (-1%)	7mo	$260,000	$200	59
109 St Regis Walk	0.73mi	3/2.0	1,248 (-5%)	1mo	$307,000	$246	55
139 Fergus Way	0.46mi	3/2.5	1,456 (+11%)	1mo	$285,000	$196	54
3262 Hamlet Dr	0.47mi	2/2.0 (-1)	1,200 (-8%)	5mo	$260,000	$217	53
409 Northampton Rd	0.60mi	3/2.0	1,426 (+9%)	4mo	$233,000	$163	51
1581 Belgravia Dr	0.71mi	3/2.0	1,380 (+6%)	8mo	$312,250	$226	49
3217 Hamlet Dr	0.60mi	3/2.0	1,452 (+11%)	3mo	$255,000	$176	49
1013 Rob Roy Dr	0.71mi	4/2.0 (+1)	1,392 (+6%)	3mo	$249,000	$179	47
1122 Seven Nations Ln	0.71mi	3/2.0	1,204 (-8%)	12mo	$239,950	$199	42

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: 3.0%
• Equity multiple: 1.17×
• Total profit: $14,787
• Equity at exit: $132,397

10-year hold

• IRR: 6.7%
• Equity multiple: 1.94×
• Total profit: $84,594
• Equity at exit: $195,551

Cash invested: $89,572 (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: 11.0×

Monthly cashflow live

• Estimated rent: $2,433 medium
• Mortgage (P&I): −$1,678
• Tax from tax record: −$294 /mo · $3,527/yr
• Insurance: −$133
• HOA: −$21
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-204

Break-even live

Break-even rent $2,691

Max offer price $283,908

Occupancy floor —

Sensitivity live

Price	-10% $-23	-5% $-113	+0% $-204	+5% $-294	+10% $-385
Rent	-10% $-396	-5% $-300	+0% $-204	+5% $-108	+10% $-12
Rate	-1.0pp $-43	-0.5pp $-122	base $-204	+0.5pp $-287	+1.0pp $-371

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: $79,975
• Closing costs: $9,597
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	0.45mi
3222 Evergreen Cir Unit B Tobyhanna, PA	3.0	2.0	1300	$1,950	$1.50	46d	1	0.62mi
145 Snowshoe Ct Unit 204 Mt Pocono, PA	3.0	2.0	1152	$1,800	$1.56	45d	1	1.47mi

HOA detail

• Monthly dues: $21 · $252/yr
• Likely covers: waterelectric

Listing history 10 events

1. 2026-06-21
   days on market $319,900 Active 12 DOM
2. 2026-06-19
   days on market $319,900 Active 10 DOM
3. 2026-06-18
   days on market $319,900 Active 9 DOM
4. 2026-06-17
   days on market $319,900 Active 8 DOM
5. 2026-06-16
   days on market $319,900 Active 7 DOM
6. 2026-06-15
   days on market $319,900 Active 6 DOM
7. 2026-06-14
   days on market $319,900 Active 4 DOM
8. 2026-06-13
   days on market $319,900 Active 3 DOM
9. 2026-06-10
   remarks 699-char remark
10. 2026-06-10
    listed $319,900 Active 1 DOM

ⓘ 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: $3,527 · $294/mo
• Projected year-2 tax: $4,291 · $358/mo
• Expected delta: +$764/yr (+$64/mo · 21.6%)

ⓘ 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 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: $29,196
• − Mortgage interest: −$17,919
• − Property taxes: −$3,527
• − Insurance: −$1,600
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − HOA: −$252
• − Depreciation: −$9,306
• Taxable loss: −$8,080
• Est. tax savings @ 24.0%: +$1,939
• After-tax cash flow: $-506/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

+1290.9% since first listed

6 events — show timeline

• 2026-06-09 Listed $319,900 PMAR
• 2021-11-04 Sold (Public Records) $181,000 Public Records
• 2021-11-02 Sold (MLS) $181,000 PMAR
• 2021-07-08 Listed $169,000 PMAR
• 2005-09-01 Sold (Public Records) $156,500 Public Records
• 1985-05-29 Sold (Public Records) $23,000 Public Records

Property tax history

-1.3%/yr

Latest (2026): $3,527 · +3.2% YoY. Source: county tax records.