9193 Buttonwood Ct · Coolbaugh, PA 18466

$210,600

3 bd · 2.0 ba · 1,252 sqft · SingleFamily public records · 72 Days on market

Built 1986 0.32 ac lot $168/sqft · 6% below area Est $225k · 6% under $133/mo HOA · 6% 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 +18.7/30.0
• ARV discount +10.4/15.0
• Appreciation +6.2/10.0
• DSCR +5.9/10.0
• 1% rule +5.1/10.0
• 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

Set up your tour for this cozy contemporary home. It features 3 bedrooms and 2 bath. Has an attached garage w/ laundry. The home also has a sunroom and a living room that has a brick faced fireplace. It is located in an amenity filed community near interstate 80, 84, 380 and near many local attractions. Skiing, dining and outlets for shopping. STR allowed. Make your appointment today!

Key facts

• Local attractions
• Sunroom
• 0.32 acre lot

Tags

• SUNROOM
• BRICK FACED FIREPLACE
• AMENITY FILLED COMMUNITY
• LOCAL ATTRACTIONS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $211k.

Deal economics

• At list price, monthly cash flow is $208 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $211k).
• Recommended offer: $198k (6.0% 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; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 45% 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 72 days — a 6% lower offer ($198k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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 $15k; list at $211k implies a 1313% gain — meaningful room to come down on a strong offer.

Recommended offer $197,964 (6.0% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.01% ✓
• Cap rate: 7.48%
• Cash-on-cash: 4.23%
• DSCR: 1.19
• GRM: 8.2

CMA / ARV

• ARV (median comp): $224,966
• List price: $210,600
• Delta: -6.39%
• 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
9318 Fairmount Way	0.29mi	3/2.0	1,232 (-2%)	5mo	$175,000	$142	80
9251 Westwood Dr	0.28mi	3/2.0	1,208 (-4%)	7mo	$250,000	$207	76
9033 Idlewild Dr	0.04mi	3/2.0	1,404 (+12%)	6mo	$240,000	$171	72
9423 Juniper Dr	0.25mi	3/2.0	1,179 (-6%)	8mo	$150,844	$128	72
9390 Birch Ln	0.28mi	3/2.0	1,376 (+10%)	3mo	$215,000	$156	68
9670 Stony Hollow Dr	0.65mi	3/2.0	1,236 (-1%)	4mo	$240,000	$194	64
9416 Juniper Dr	0.21mi	3/2.0	1,406 (+12%)	9mo	$167,000	$119	62
9458 Juniper Dr	0.47mi	3/2.0	1,390 (+11%)	2mo	$157,900	$114	58
9008 Idlewild Dr	0.22mi	2/1.0 (-1)	1,080 (-14%)	9mo	$130,000	$120	50
1094 Country Place Dr	0.75mi	3/2.0	1,140 (-9%)	2mo	$297,000	$261	49
1066 Knollwood Dr	0.74mi	3/2.0	1,350 (+8%)	6mo	$335,000	$248	48
1031 Knollwood Dr	0.57mi	3/2.0	1,100 (-12%)	9mo	$146,000	$133	46

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: 9.7%
• Equity multiple: 1.54×
• Total profit: $31,579
• Equity at exit: $87,161

10-year hold

• IRR: 12.5%
• Equity multiple: 2.75×
• Total profit: $102,997
• Equity at exit: $128,737

Cash invested: $58,968 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,134 high
• Mortgage (P&I): −$1,104
• Tax from tax record: −$153 /mo · $1,834/yr
• Insurance: −$88
• HOA: −$133
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $208

Break-even live

Break-even rent $1,871

Max offer price $210,600

Occupancy floor 85%

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: $52,650
• Closing costs: $6,318
• Reserves months: —
• Total cash needed: —

Rent comps 11 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
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	20d	1	0.17mi
1763 Rolling Hills Dr Tobyhanna, PA	3.0	1.5	1008	$1,800	$1.79	7d	1	0.89mi
2846 Fairhaven Dr Tobyhanna, PA	3.0	2.0	1024	$1,950	$1.90	13d	1	0.99mi
1354 Winding Way Coolbaugh Township, PA	4.0	3.0	1870	$2,100	$1.12	20d	1	1.04mi
954 Country Place Dr Tobyhanna, PA	3.0	1.0	1000	$1,900	$1.90	15d	1	1.05mi
954 Country Place Dr Unit H623 Tobyhanna, PA	3.0	1.0	1040	$1,900	$1.83	43d	1	1.05mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	43d	1	1.14mi
5215 Sundew Ter Tobyhanna, PA	3.0	1.5	1200	$1,750	$1.46	43d	1	1.21mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	43d	1	1.42mi
7694 Fawn Ln Tobyhanna, PA	3.0	2.0	1128	$1,800	$1.60	43d	1	1.45mi

HOA detail

• Monthly dues: $133 · $1,596/yr

Listing history 24 events

1. 2026-06-18
   days on market $210,600 Active 72 DOM
2. 2026-06-17
   days on market $210,600 Active 71 DOM
3. 2026-06-16
   days on market $210,600 Active 70 DOM
4. 2026-06-15
   days on market $210,600 Active 69 DOM
5. 2026-06-14
   days on market $210,600 Active 67 DOM
6. 2026-06-13
   days on market $210,600 Active 66 DOM
7. 2026-06-10
   days on market $210,600 Active 64 DOM
8. 2026-06-08
   days on market $210,600 Active 62 DOM
9. 2026-06-07
   days on market $210,600 Active 61 DOM
10. 2026-06-02
    days on market $210,600 Active 56 DOM
11. 2026-06-01
    days on market $210,600 Active 55 DOM
12. 2026-05-31
    days on market $210,600 Active 54 DOM
13. 2026-05-30
    days on market $210,600 Active 53 DOM
14. 2026-04-02
    listed $210,600 Active 387-char remark

    Show marketing remark (387 chars)

    Set up your tour for this cozy contemporary home. It features 3 bedrooms and 2 bath. Has an attached garage w/ laundry. The home also has a sunroom and a living room that has a brick faced fireplace. It is located in an amenity filed community near interstate 80, 84, 380 and near many local attractions. Skiing, dining and outlets for shopping. STR allowed. Make your appointment today!

15. 2025-04-21
    historical $1,850
16. 2025-03-10
    price $225,000
17. 2024-12-14
    listed $2,000
18. 2024-12-13
    listed $233,667 Active
19. 2015-06-05
    soldstatus $14,900
20. 2015-04-17
    listed $14,900
21. 2004-12-01
    soldstatus $85,000
22. 2004-11-23
    soldstatus $85,000
23. 2004-03-22
    listed $89,000
24. 2001-08-02
    soldstatus $65,950

ⓘ 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: $1,834 · $153/mo
• Projected year-2 tax: $2,581 · $215/mo
• Expected delta: +$747/yr (+$62/mo · 40.7%)

ⓘ 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: $25,610
• − Mortgage interest: −$11,797
• − Property taxes: −$1,834
• − Insurance: −$1,053
• − Repairs & maintenance: −$2,049
• − Management: −$2,049
• − HOA: −$1,596
• − Depreciation: −$6,127
• Taxable loss: −$894
• Est. tax savings @ 24.0%: +$215
• After-tax cash flow: $2,710/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

+219.3% since first listed

11 events — show timeline

• 2026-04-02 Listed $210,600 PMAR
• 2025-04-21 Rental Removed $1,850 PMAR
• 2025-03-10 Price Changed $225,000 PMAR
• 2024-12-14 Listed for Rent $2,000 PMAR
• 2024-12-13 Listed $233,667 PMAR
• 2015-06-05 Sold (MLS) $14,900 PMAR
• 2015-04-17 Listed $14,900 PMAR
• 2004-12-01 Sold (Public Records) $85,000 Public Records
• 2004-11-23 Sold (MLS) $85,000 PMAR
• 2004-03-22 Listed $89,000 PMAR
• 2001-08-02 Sold (Public Records) $65,950 Public Records

Property tax history

-5.5%/yr

Latest (2026): $1,834 · +3.2% YoY. Source: county tax records.