912 Country Place Dr · Gouldsboro, PA 18466

$160,000

3 bd · 1.0 ba · 1,184 sqft · SingleFamily public records · 182 Days on market

Built 1978 0.27 ac lot $135/sqft · 39% below area Est $197k · 19% under $143/mo HOA · 7% of rent

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Why this score? — see what drove the B 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 +24.5/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +7.1/10.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

Key facts

• Large windows
• Open floor plan
• Wooded lot

Tags

• WOODED LOT
• OPEN FLOOR PLAN
• LARGE WINDOWS
• WRAPAROUND DECK
• INTERIOR UPDATES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $327 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.7% 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 $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 $45k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 182 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $35k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $72k; list at $160k implies a 122% gain — meaningful room to come down on a strong offer.

Recommended offer $140,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 182 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 1978 — 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. 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?
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: 1.21% ✓
• Cap rate: 8.75%
• Cash-on-cash: 8.76%
• DSCR: 1.39
• GRM: 6.9

CMA / ARV

• ARV (median comp): $197,293
• List price: $160,000
• Delta: -18.90%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8208 Sunset Dr	0.33mi	3/2.0	1,176 (-1%)	8mo	$240,000	$204	72
8229 Sunset Dr	0.42mi	3/2.0	1,144 (-3%)	2mo	$190,000	$166	69
8191 Elk Ct	0.41mi	3/2.0	1,134 (-4%)	2mo	$245,000	$216	69
954 Country Place Dr	0.21mi	3/1.0	1,040 (-12%)	4mo	$205,000	$197	67
8237 Natures Dr	0.29mi	3/2.0	1,260 (+6%)	6mo	$237,500	$188	67
7515 Crestview Dr	0.56mi	3/1.0	1,250 (+6%)	3mo	$300,000	$240	62
1094 Country Place Dr	0.61mi	3/2.0	1,140 (-4%)	2mo	$297,000	$261	60
8934 Deerfield Rd	0.41mi	3/1.5	1,100 (-7%)	10mo	$160,000	$145	58
8540 Hillcrest Dr	0.53mi	3/2.0	1,240 (+5%)	9mo	$270,000	$218	56
126 Feather Ln	0.69mi	3/2.0	1,232 (+4%)	6mo	$130,000	$106	52
7511 Crestview Dr	0.56mi	3/2.0	1,342 (+13%)	2mo	$270,000	$201	46
7696 Fawn Ln	0.75mi	3/1.5	1,008 (-15%)	2mo	$235,000	$233	36

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: 14.1%
• Equity multiple: 1.78×
• Total profit: $34,818
• Equity at exit: $66,219

10-year hold

• IRR: 16.4%
• Equity multiple: 3.27×
• Total profit: $101,770
• Equity at exit: $97,806

Cash invested: $44,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,938 high
• Mortgage (P&I): −$839
• Tax from tax record: −$155 /mo · $1,861/yr
• Insurance: −$67
• HOA: −$143
• Vacancy / Maint / Mgmt: −$407
• Net cashflow: $327

Break-even live

Break-even rent $1,524

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $418	-5% $372	+0% $327	+5% $282	+10% $237
Rent	-10% $174	-5% $251	+0% $327	+5% $404	+10% $480
Rate	-1.0pp $408	-0.5pp $368	base $327	+0.5pp $286	+1.0pp $243

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	0.22mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	44d	1	0.22mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	44d	1	0.77mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.78mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	1.23mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	44d	1	1.43mi

HOA detail

• Monthly dues: $143 · $1,716/yr

Listing history 9 events

1. 2026-05-02
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

2. 2026-04-28
   status Active 611-char remark

   Show marketing remark (611 chars)

   Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

3. 2026-04-09
   status Pending 611-char remark

   Show marketing remark (611 chars)

   Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

4. 2026-03-31
   price $160,000 611-char remark

   Show marketing remark (611 chars)

   Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

5. 2026-03-31
   status Active 611-char remark

   Show marketing remark (611 chars)

   Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

6. 2025-12-14
   price $180,000 611-char remark

   Show marketing remark (611 chars)

   Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

7. 2025-10-06
   listed $195,000 Active 611-char remark

   Show marketing remark (611 chars)

   Motivated Seller with Investor Opportunity - 3BR/1.5BA Fixer-Upper with Strong Potential!!! This 3-bedroom, 1.5-bath home sits on a wooded lot and offers solid structure with room for updates and value-add improvements. The property features an open floor plan, large windows, and a wraparound deck. Recent repair of roof. Interior updates would maximize resale or rental potential. With its desirable location, good layout, and manageable size, this property is ideal for renovation and resale, long-term rental, or short-term vacation use. Bring your vision and take advantage of this promising investment.

8. 1994-01-21
   soldstatus $72,000
9. 1977-06-17
   soldstatus $8,500

ⓘ 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: $1,861 · $155/mo
• Projected year-2 tax: $2,195 · $183/mo
• Expected delta: +$333/yr (+$28/mo · 17.9%)

ⓘ 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 2/10 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: $23,255
• − Mortgage interest: −$8,962
• − Property taxes: −$1,861
• − Insurance: −$800
• − Repairs & maintenance: −$1,860
• − Management: −$1,860
• − HOA: −$1,716
• − Depreciation: −$4,655
• Taxable income: $1,540
• Est. tax owed @ 24.0%: −$370
• After-tax cash flow: $3,556/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

+1782.4% since first listed

9 events — show timeline

• 2026-05-02 Pending — PMAR
• 2026-04-28 Relisted — PMAR
• 2026-04-09 Pending — PMAR
• 2026-03-31 Price Changed $160,000 PMAR
• 2026-03-31 Relisted — PMAR
• 2025-12-14 Price Changed $180,000 PMAR
• 2025-10-06 Listed $195,000 PMAR
• 1994-01-21 Sold (Public Records) $72,000 Public Records
• 1977-06-17 Sold (Public Records) $8,500 Public Records

Property tax history

-0.3%/yr

Latest (2026): $1,861 · +3.2% YoY. Source: county tax records.