280 Coolbaugh Rd · Middle Smithfield, PA 18302

$190,000

2 bd · 1.0 ba · 1,200 sqft · SingleFamily public records · 110 Days on market

Built 1965 2.00 ac lot $158/sqft · at area comps Est $196k · at est. ↓ 12% since listing

---

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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.2/10.0
• ARV discount +8.9/15.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

Key facts

• Garage conversion
• Heated floors
• Outdoor space

Tags

• 2 ACRE LOT
• GARAGE CONVERSION
• HEATED FLOORS
• OUTDOOR SPACE
• PRIME LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 271 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• Monroe County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 110 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts; this cycle's ask has dropped $25k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

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

Recommended offer $172,900 (9.0% below list)

Questions for the listing agent

1. It's been on market 110 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 1965 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.42% ✓
• Cap rate: 11.22%
• Cash-on-cash: 17.58%
• DSCR: 1.78
• GRM: 5.9

CMA / ARV

• ARV (median comp): $195,947
• List price: $190,000
• Delta: -3.04%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2157 Deer Track Dr	0.42mi	3/1.5 (+1)	1,136 (-5%)	10mo	$90,000	$79	56
106 Tupelo Ln	0.50mi	3/1.0 (+1)	1,202 (+0%)	24mo	$165,000	$137	52
126 Boyer Rd	0.63mi	3/1.0 (+1)	1,200 (0%)	23mo	$250,000	$208	46
4114 Hummingbird Ln	0.57mi	2/1.0	1,312 (+9%)	19mo	$195,000	$149	42
3233 Pocono Dr	0.47mi	3/2.0 (+1)	1,062 (-12%)	10mo	$89,989	$85	41
3126 Penny Ln	0.55mi	3/2.0 (+1)	1,104 (-8%)	21mo	$280,000	$254	34
138 Coolbaugh Rd	0.53mi	3/2.0 (+1)	1,360 (+13%)	23mo	$305,000	$224	25

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 9.0%
• Equity multiple: 1.36×
• Total profit: $18,920
• Equity at exit: $28,330

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $80,666
• Equity at exit: $16,428

Cash invested: $53,200 (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 18302

• Home prices YoY: -20.6%
• Active inventory: 271
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,700 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$278 /mo · $3,336/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$567
• Net cashflow: $779

Break-even live

Break-even rent $1,713

Max offer price $190,000

Occupancy floor 66%

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1273 Chateau Dr East Stroudsburg, PA	3.0	1.0	1073	$2,700	$2.52	43d	1	1.42mi

Listing history 11 events

1. 2026-05-31
   days on market $190,000 Active 110 DOM
2. 2026-05-30
   days on market $190,000 Active 109 DOM
3. 2026-03-26
   status Active 998-char remark

   Show marketing remark (998 chars)

   Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

4. 2026-01-14
   status Active 998-char remark

   Show marketing remark (998 chars)

   Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

5. 2025-12-27
   status Pending 998-char remark

   Show marketing remark (998 chars)

   Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

6. 2025-12-24
   status Active 998-char remark

   Show marketing remark (998 chars)

   Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

7. 2025-12-19
   status Pending 998-char remark

   Show marketing remark (998 chars)

   Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

8. 2025-11-16
   status Active 998-char remark

   Show marketing remark (998 chars)

   Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

9. 2025-11-16
   price $190,000 998-char remark

   Show marketing remark (998 chars)

   Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

10. 2025-11-11
    status Pending 998-char remark

    Show marketing remark (998 chars)

    Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

11. 2025-11-04
    listed $215,000 Active 998-char remark

    Show marketing remark (998 chars)

    Property is under contract. Accepting back up offers. Endless Potential Awaits! Bring your vision and tools! This 3 bedroom, 1 bath home sits on a beautiful 2 acre lot and is ready to be transformed into the home of your dreams. With the right touch, it could become the cozy country home, family retreat, or peaceful getaway you've been searching for. The garage conversion was started and features heated floors, making it the perfect space to finish as a hangout, rec room, or home office. With some TLC and creativity, it can truly shine. The property offers plenty of outdoor space for a garden, play area, or both. With a prime location close to major highways, shopping, and dining, you will have the best of both worlds! Whether you're an investor, flipper, or handy homeowner, this is a rare opportunity to add value and create something special on a spacious lot in an excellent location. Home is being sold AS-IS. Buyer Responsible for CO. * Please do NOT park on neighbors Property *

ⓘ 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: $3,336 · $278/mo
• Projected year-2 tax: $3,336 · $278/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major
• 🌡 Heat 3/10 Moderate 7 d/yr ≥96°F today · 14 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 8% 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: $32,400
• − Mortgage interest: −$10,643
• − Property taxes: −$3,336
• − Insurance: −$950
• − Repairs & maintenance: −$2,592
• − Management: −$2,592
• − Depreciation: −$5,527
• Taxable income: $6,760
• Est. tax owed @ 24.0%: −$1,622
• After-tax cash flow: $7,731/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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — Middle Smithfield

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 17,593

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: Diverse neighborhood (Simpson 0.63)
• Race & ethnicity: White 53% Hispanic / Latino 24% Black 17% Two or more races 12% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 2%
• Foreign-born: 13% · Canada, Jamaica
• Languages at home: 79% English-only · Spanish 13% Other Indo-European 2% French/Haitian/Cajun 2%

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: ▼ -41.00%
• Current HPI: 157.9833
• 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

-11.6% since first listed

9 events — show timeline

• 2026-03-26 Relisted — PMAR
• 2026-01-14 Relisted — PMAR
• 2025-12-27 Pending — PMAR
• 2025-12-24 Relisted — PMAR
• 2025-12-19 Pending — PMAR
• 2025-11-16 Relisted — PMAR
• 2025-11-16 Price Changed $190,000 PMAR
• 2025-11-11 Pending — PMAR
• 2025-11-04 Listed $215,000 PMAR

Property tax history

+4.1%/yr

Latest (2026): $3,336 · +1.6% YoY. Source: county tax records.