COOLBAUGH TOWNSHIP, PA – The owner of a CVS Pharmacy location on Route 940 has filed a legal challenge against Monroe County after the Board of Assessment Revision refused to lower the property’s $3.6 million tax assessment, court records show.

SCP 2011-C37-037 LLC, the entity that owns the CVS Pharmacy at 3016 Route 940 in Coolbaugh Township, filed a Petition for Allowance of Appeal in the Monroe County Court of Common Pleas on Monday, December 2, 2025, arguing the current assessment is “improper, unsatisfactory and unlawful.”

The case names the Monroe County Board of Assessment Revision, Monroe County, Coolbaugh Township, and the Pocono Mountain School District as respondents—the taxing bodies that stand to lose revenue if the property owner prevails.

The Dispute

At issue is the 2026 tax year assessment of $3,607,220 for the commercial property identified as Tax Parcel No. 03.5A.1.2.

The property owner initially contested the valuation before the Monroe County Board of Assessment Revision, which held a hearing on October 23, 2025. Less than two weeks later, on November 4, the Board issued a decision denying the requested reduction and affirming the existing assessment.

“The Board of Assessment Revision in an open meeting has decided your assessment is in order,” wrote Deborah Storman, Secretary to the Board, in the November 4 disposition letter. “Therefore, the assessment on your property will remain unchanged from that set for 2026.”

The letter informed the property owner of its right to appeal the decision to the Monroe County Court of Common Pleas within 30 days—a deadline the company met with its December 2 filing.

Six Reasons for the Challenge

In its petition, SCP 2011-C37-037 LLC alleges the Board’s assessment determination is flawed for multiple reasons:

The property owner claims the assessment is based on an erroneous determination of fair market value, lacks uniformity with similar properties, and is discriminatory. The petition further argues the assessment is “substantially higher than assessments of comparable properties in the taxing district” and describes it as “arbitrary and capricious in relation to assessments of similarly situated property.”

The filing concludes by calling the assessment “otherwise unjust and inequitable.”

The company is asking the Court to reverse the Board’s decision, reduce the assessment, and issue any necessary orders to effectuate that reduction.

Who Pays If CVS Wins?

Property tax appeals by commercial entities can have real consequences for local governments and school districts that depend on that revenue.

In this case, the respondents include Coolbaugh Township, which provides municipal services to the area, and the Pocono Mountain School District, one of the largest school systems in Monroe County serving thousands of students across multiple townships.

A successful appeal resulting in a lower assessment would reduce the property taxes paid by the CVS location, shifting a marginally larger burden onto other property owners in the taxing district—or reducing available revenue for services and schools.

The exact dollar amount at stake depends on the extent of any reduction and the current millage rates applied by each taxing body.

Legal Representation

The property owner is represented by Andrew W. Hood, Esq., an attorney with Stavitsky & Associates LLC, a New Jersey-based law firm located at 350 Passaic Avenue in Fairfield. The firm specializes in property tax appeals.

Court records show Hood paid $132.50 in filing fees when submitting the appeal Monday morning.

SCP 2011-C37-037 LLC lists its address as c/o Altus Group US Inc., P.O. Box 1610, Cockeysville, Maryland. Altus Group is a commercial real estate services firm that provides property tax consulting among other services.

What Happens Next

The case is now active in the Monroe County Court of Common Pleas under docket number 007879-CV-2025. No hearings have been scheduled as of the filing date.

The County, Township, and School District will have the opportunity to respond to the petition. From there, the case may proceed to discovery, expert testimony regarding property valuations, and ultimately a determination by the Court.

Tax assessment appeals can take months or even years to resolve, depending on the complexity of the case and whether the parties reach a settlement.

The Monroe County Board of Assessment Revision, Coolbaugh Township, and Pocono Mountain School District have not filed responses to the petition.

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Case Number: 007879-CV-2025

Tax Parcel: 03.5A.1.2

Property Location: 3016 Route 940, Coolbaugh Township

Current Assessment: $3,607,220

Filed: December 2, 2025

Court: Monroe County Court of Common Pleas

Petitioner’s Attorney: Andrew W. Hood, Esq., Stavitsky & Associates LLC

Civil matters such as tax assessment appeals are not criminal proceedings. All parties are entitled to their day in court.