7470 Leila Ct · Gouldsboro, PA 18466

$290,000

4 bd · 2.5 ba · 2,070 sqft · SingleFamily public records · 20 Days on market

Built 2009 0.33 ac lot Est $329k · 12% under $143/mo HOA · 6% of rent

---

Why this score? — see what drove the D+ 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).

• ARV discount +12.9/15.0
• Cash flow +8.1/30.0
• Appreciation +6.2/10.0
• Schools +4.0/10.0
• 1% rule +3.4/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0

Listing remarks

Come See This Beautifully Maintained Colonial Home Featuring 4 Bedrooms, 3 Bathrooms, Central AC For Those Hot Summer Days, And A Charming Gas Stone-Faced Fireplace For Those Chilly Winter Nights. Natural Lighting Throughout. Great Space With Plenty Of Storage. The Primary Suite Boasts A Jetted Tub For The Perfect Spot To Unwind. Attached Garage With Door Leading To Outside For Easy In And Out Access. Schedule Appointment Today!

Key facts

• Central ac
• Natural lighting
• Attached garage

Tags

• COLONIAL HOME
• CENTRAL AC
• GAS STONE-FACED FIREPLACE
• NATURAL LIGHTING
• JETTED TUB
• ATTACHED GARAGE

Property features AI

Finance

• HOA & community: Homeowners association with annual fee (maintenance of grounds included); Community amenities: Security, gated entry, clubhouse, playground, recreation facilities, tennis courts, basketball court, pool

Exterior

• Parking: Attached garage (1 car); Driveway with gravel
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: House-style condominium; Two stories
• Construction: Structure type: House
• Exterior features: Deck

Interior

• Kitchen: Electric cooktop; Refrigerator; Microwave; Pantry
• Flooring: Hardwood; Laminate; Tile; Vinyl
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Ceiling fans
• Interior features: Pantry; Cathedral ceilings and high ceilings; Walk-in closets; Ceiling fans; Storage space; Living room propane fireplace
• Laundry & utility: Laundry on main level in laundry closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-285 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $240k (17.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (16.1% below list).
• Recommended offer: $240k (17.4% below list) — sets the bar for cash-flow.

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; 9 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 $9k of equity ($2k loan paydown + $7k 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 ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $190k; list at $290k implies a 53% gain — meaningful room to come down on a strong offer.

Recommended offer $239,598 (17.4% 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. 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?
5. 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?
6. 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.
7. 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.
8. 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: 0.84% ✗
• Cap rate: 5.11%
• Cash-on-cash: -4.22%
• DSCR: 0.81
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $329,130
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
7261 Long Pine Dr	0.42mi	4/2.0	2,000 (-3%)	4mo	$299,000	$150	70
6000 Boardwalk Dr	0.40mi	4/2.5	2,198 (+6%)	5mo	$355,000	$162	67
8192 Elk Ct	0.20mi	4/3.0	1,822 (-12%)	5mo	$210,000	$115	64
6098 Boardwalk Dr	0.66mi	4/3.0	2,080 (+0%)	5mo	$299,000	$144	62
539 Country Place Dr	0.48mi	3/2.0 (-1)	2,000 (-3%)	4mo	$345,000	$173	62
6224 Park Pl	0.55mi	4/3.0	2,000 (-3%)	6mo	$330,000	$165	61
7086 Boulder Ct	0.60mi	4/2.0	1,984 (-4%)	4mo	$315,500	$159	60
7500 Crestview Dr	0.46mi	4/2.5	2,278 (+10%)	6mo	$339,000	$149	57
8567 Hillcrest Dr	0.46mi	3/2.5 (-1)	1,900 (-8%)	4mo	$265,000	$139	57
6323 Ventnor Dr	0.47mi	3/2.0 (-1)	1,848 (-11%)	3mo	$305,000	$165	51
7021 Vista Dr	0.48mi	5/2.0 (+1)	1,860 (-10%)	4mo	$370,000	$199	50
6084 Boardwalk Dr	0.63mi	3/2.5 (-1)	1,808 (-13%)	6mo	$250,000	$138	40

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: 1.6%
• Equity multiple: 1.09×
• Total profit: $7,173
• Equity at exit: $120,022

10-year hold

• IRR: 5.5%
• Equity multiple: 1.78×
• Total profit: $63,726
• Equity at exit: $177,274

Cash invested: $81,200 (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 18466

• Home prices YoY: 1.2%
• Active inventory: 355
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $2,435 high
• Mortgage (P&I): −$1,521
• Tax from tax record: −$424 /mo · $5,088/yr
• Insurance: −$121
• HOA: −$143
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $-285

Break-even live

Break-even rent $2,796

Max offer price $239,598

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-203	+0% $-285	+5% $-367	+10% $-449
Rent	-10% $-478	-5% $-381	+0% $-285	+5% $-189	+10% $-93
Rate	-1.0pp $-139	-0.5pp $-212	base $-285	+0.5pp $-360	+1.0pp $-437

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: $72,500
• Closing costs: $8,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
126 Feather Ln Tobyhanna, PA	4.0	2.0	2068	$2,900	$1.40	44d	1	0.12mi
655 Country Place Dr Tobyhanna, PA	4.0	2.0	1914	$2,200	$1.15	44d	1	0.18mi
776 Country Place Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	44d	1	0.25mi
7067 Vista Dr Tobyhanna, PA	3.0	2.0	1436	$2,250	$1.57	44d	1	0.29mi
8136 Pecan Ter Tobyhanna, PA	5.0	2.0	2200	$2,450	$1.11	44d	1	0.33mi
8446 Bear Trail Dr Tobyhanna, PA	3.0	2.0	1902	$2,100	$1.10	44d	1	0.48mi
1002 Knollwood Dr Tobyhanna, PA	4.0	1.5	2088	$2,300	$1.10	13d	1	1.42mi
9149 Brandywine Dr Tobyhanna, PA	4.0	3.0	1870	$2,100	$1.12	21d	1	1.49mi
9294 Bluebird Ct Tobyhanna, PA	3.0	2.5	2107	$2,150	$1.02	13d	1	1.49mi

HOA detail

• Monthly dues: $143 · $1,716/yr
• Likely covers: gas

Listing history 14 events

1. 2026-06-15
   status $290,000 Pending 20 DOM
2. 2026-06-15
   days on market $290,000 Active 20 DOM
3. 2026-06-14
   days on market $290,000 Active 18 DOM
4. 2026-06-13
   days on market $290,000 Active 17 DOM
5. 2026-06-10
   days on market $290,000 Active 15 DOM
6. 2026-06-09
   days on market $290,000 Active 14 DOM
7. 2026-06-08
   days on market $290,000 Active 13 DOM
8. 2026-06-07
   days on market $290,000 Active 12 DOM
9. 2026-06-02
   days on market $290,000 Active 7 DOM
10. 2026-06-01
    days on market $290,000 Active 6 DOM
11. 2026-05-31
    days on market $290,000 Active 5 DOM
12. 2026-05-30
    days on market $290,000 Active 4 DOM
13. 2026-05-26
    listed $290,000 Active
14. 2010-08-06
    soldstatus $190,000

ⓘ 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: $5,088 · $424/mo
• Projected year-2 tax: $5,088 · $424/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 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: $29,214
• − Mortgage interest: −$16,245
• − Property taxes: −$5,088
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − HOA: −$1,716
• − Depreciation: −$8,436
• Taxable loss: −$8,394
• Est. tax savings @ 24.0%: +$2,015
• After-tax cash flow: $-1,409/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

+52.6% since first listed

2 events — show timeline

• 2026-05-26 Listed $290,000 PMAR
• 2010-08-06 Sold (Public Records) $190,000 Public Records

Property tax history

-1.4%/yr

Latest (2026): $5,088 · +3.2% YoY. Source: county tax records.