8574 Bumble Bee Way · Gouldsboro, PA 18466

$219,900

3 bd · 2.5 ba · 1,136 sqft · SingleFamily public records · 123 Days on market

Built 1986 10,018 sqft lot $194/sqft · 9% above area Est $243k · 10% under $149/mo HOA · 8% of rent

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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 +12.4/30.0
• ARV discount +11.8/15.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• 1% rule +3.8/10.0
• DSCR +3.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

Key facts

• 0.23 acre lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-35 ($-418/yr) — negative.
• To cash-flow at today's rent, offer at most $214k (2.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $194k (11.7% below list).
• Recommended offer: $194k (12.0% below list) — sets the bar for market timing.

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 $7k of equity ($2k 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 $62k cash investment doubles in ~8 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 123 days — a 12% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 22y ago; this cycle's ask has dropped $30k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $193,512 (12.0% 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 123 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.88% ✗
• Cap rate: 6.10%
• Cash-on-cash: -0.68%
• DSCR: 0.97
• GRM: 9.4

CMA / ARV

• ARV (median comp): $243,423
• List price: $219,900
• Delta: -9.66%
• 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
8191 Elk Ct	0.28mi	3/2.0	1,134 (-0%)	1mo	$245,000	$216	83
8229 Sunset Dr	0.26mi	3/2.0	1,144 (+1%)	2mo	$190,000	$166	83
8208 Sunset Dr	0.18mi	3/2.0	1,176 (+4%)	8mo	$240,000	$204	77
1094 Country Place Dr	0.49mi	3/2.0	1,140 (+0%)	2mo	$297,000	$261	73
8934 Deerfield Rd	0.28mi	3/1.5	1,100 (-3%)	10mo	$160,000	$145	69
8237 Natures Dr	0.19mi	3/2.0	1,260 (+11%)	6mo	$237,500	$188	66
954 Country Place Dr	0.26mi	3/1.0	1,040 (-8%)	4mo	$205,000	$197	65
8540 Hillcrest Dr	0.42mi	3/2.0	1,240 (+9%)	9mo	$270,000	$218	56
7515 Crestview Dr	0.42mi	3/1.0	1,250 (+10%)	3mo	$300,000	$240	55
126 Feather Ln	0.53mi	3/2.0	1,232 (+8%)	6mo	$130,000	$106	54
1143 Country Place Dr	0.68mi	3/1.0	1,080 (-5%)	6mo	$150,000	$139	49
7696 Fawn Ln	0.61mi	3/1.5	1,008 (-11%)	2mo	$235,000	$233	47

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: 5.0%
• Equity multiple: 1.28×
• Total profit: $16,935
• Equity at exit: $91,010

10-year hold

• IRR: 8.4%
• Equity multiple: 2.18×
• Total profit: $72,958
• Equity at exit: $134,422

Cash invested: $61,572 (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: 355
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $1,942 high
• Mortgage (P&I): −$1,153
• Tax from tax record: −$175 /mo · $2,103/yr
• Insurance: −$92
• HOA: −$149
• Vacancy / Maint / Mgmt: −$408
• Net cashflow: $-35

Break-even live

Break-even rent $1,986

Max offer price $213,742

Occupancy floor 97%

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: $54,975
• Closing costs: $6,597
• 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	0.23mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	0.23mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	43d	1	0.61mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	43d	1	0.64mi
9026 Idlewild Dr Tobyhanna, PA	3.0	2.0	1068	$2,300	$2.15	13d	1	1.13mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	43d	1	1.26mi

HOA detail

• Monthly dues: $149 · $1,788/yr

Listing history 31 events

1. 2026-06-13
   status $219,900 Pending 123 DOM
2. 2026-06-10
   days on market $219,900 Active 123 DOM
3. 2026-06-08
   days on market $219,900 Active 121 DOM
4. 2026-06-07
   days on market $219,900 Active 120 DOM
5. 2026-06-02
   days on market $219,900 Active 115 DOM
6. 2026-06-01
   days on market $219,900 Active 114 DOM
7. 2026-05-31
   days on market $219,900 Active 113 DOM
8. 2026-05-30
   days on market $219,900 Active 112 DOM
9. 2026-05-15
   price $219,900 702-char remark

   Show marketing remark (702 chars)

   Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

10. 2026-05-15
    price $219,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

11. 2026-05-11
    status Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

12. 2026-04-04
    price $229,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

13. 2026-04-04
    price $229,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

14. 2026-03-01
    price $239,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

15. 2026-02-28
    price $239,900 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

16. 2026-02-09
    listed $249,900 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

17. 2026-02-08
    listed $249,900 Active 702-char remark

    Show marketing remark (702 chars)

    Welcome to 8574 Bumble Bee Way, a contemporary 4 bedroom home nestled in the Pocono County Place community. This inviting property offers a practical layout designed for both everyday living and entertaining. The main entrance opens into a bright dining area that flows seamlessly into the kitchen, creating a welcoming space for meals and gatherings. Just off the dining area is the living room, providing a comfortable spot to relax, with convenient access leading directly to the garage. With generous bedroom size, and a thoughtfully connected main living area, this home offers flexibility for a variety of lifestyles. Located in a peaceful community setting, this is a perfect place to call home!

18. 2023-10-25
    soldstatus $240,000
19. 2022-10-14
    historical
20. 2020-12-07
    listed $179,900
21. 2019-06-11
    listed $142,388
22. 2017-03-08
    soldstatus $25,000
23. 2015-09-04
    listed $29,900
24. 2014-12-24
    listed $45,900
25. 2007-04-20
    soldstatus $165,000
26. 2007-04-18
    soldstatus $165,000
27. 2007-02-12
    listed $159,900
28. 2006-06-05
    listed $144,900
29. 2004-12-30
    soldstatus $90,500
30. 2004-09-13
    listed $89,775
31. 1985-07-17
    soldstatus $8,800

ⓘ 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: $2,103 · $175/mo
• Projected year-2 tax: $2,789 · $232/mo
• Expected delta: +$686/yr (+$57/mo · 32.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 70% 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: $23,304
• − Mortgage interest: −$12,318
• − Property taxes: −$2,103
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,864
• − Management: −$1,864
• − HOA: −$1,788
• − Depreciation: −$6,397
• Taxable loss: −$4,130
• Est. tax savings @ 24.0%: +$991
• After-tax cash flow: $573/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

+2398.9% since first listed

23 events — show timeline

• 2026-05-15 Price Changed $219,900 PWMLS
• 2026-05-15 Price Changed $219,900 PMAR
• 2026-05-11 Relisted — PWMLS
• 2026-04-04 Price Changed $229,900 PWMLS
• 2026-04-04 Price Changed $229,900 PMAR
• 2026-03-01 Price Changed $239,900 PWMLS
• 2026-02-28 Price Changed $239,900 PMAR
• 2026-02-09 Listed $249,900 PWMLS
• 2026-02-08 Listed $249,900 PMAR
• 2023-10-25 Sold (Public Records) $240,000 Public Records
• 2022-10-14 Listing Removed — GLVRMLS
• 2020-12-07 Listed $179,900 PMAR
• 2019-06-11 Listed $142,388 GLVRMLS
• 2017-03-08 Sold (MLS) $25,000 PMAR
• 2015-09-04 Listed $29,900 PMAR
• 2014-12-24 Listed $45,900 PMAR
• 2007-04-20 Sold (Public Records) $165,000 Public Records
• 2007-04-18 Sold (MLS) $165,000 PMAR
• 2007-02-12 Listed $159,900 PMAR
• 2006-06-05 Listed $144,900 PMAR
• 2004-12-30 Sold (MLS) $90,500 PMAR
• 2004-09-13 Listed $89,775 PMAR
• 1985-07-17 Sold (Public Records) $8,800 Public Records

Property tax history

-4.6%/yr

Latest (2026): $2,103 · +3.2% YoY. Source: county tax records.