5 Village Cir #1101 · Stroudsburg, PA 18360

$135,000

1 bd · 1.0 ba · 946 sqft · Condo public records · 1 Days on market

Built 1991 $46/mo HOA · 3% 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 +17.9/30.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• DSCR +5.6/10.0
• Livability +4.0/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Highly sought after condominium in the Meadows building located in the 55+ community of Labar Village right in the heart of Stroudsburg. This one bedroom unit is in move in condition located on the first floor with the convenience of underground parking. NO PETS ALLOWED in the condo buildings. Ammenities include shuttle bus, 24/7 security, water, sewer and trash. Grounds are beautifully maintained as well as efficient snow removal.

Key facts

• $46 HOA
• Garage
• Built 1991

Property features AI

Finance

• Other: Located in the LaBar Village subdivision
• HOA & community: Homeowners association; Annual association fee of $547 (approx. $45.58/month); Association covers water, sewer, trash, snow removal, pest control, security, grounds and structure maintenance; Association amenities: gated community, clubhouse, meeting/party room, elevators, storage, parking, recreation facilities, fitness center, jogging path/trails

Exterior

• Parking: 2 parking spaces total; Underground garage with 1 garage space; 1 open parking space; Garage door opener
• Security: 24-hour security; Building security; Security gate; Security guard; Security lights; Security system
• Utilities: Public water; Public sewer; 200+ amp electric service
• Home design: Condominium; Residential property; Single-story
• Construction: Vinyl siding; Built as a 1-story structure
• Exterior features: Glass-enclosed patio/porch; Screened patio/porch; Private maintained road; 1 common wall

Interior

• Kitchen: Electric oven; Microwave
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Heat pump; Electric heating; Central air; Ceiling fan(s)
• Interior features: Unfurnished; 4 total rooms
• Laundry & utility: Stacked washer/dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $113 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).

Location & tenants

• Location reads 80/100 on livability (#196 in PA, #1,702 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, cost of living A+, health & safety A+; Watch: employment D+.
• Stroudsburg Area SD (suburban): math 33% / reading 49% proficiency, ranked #315 of 539 in PA (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: B F Morey El Sch (math 27% / reading 42%, grade F, #1,049 of 1,518 statewide, top 71%, 221 students, 66% FRL); Stroudsburg Ms (math 25% / reading 49%, grade F, #298 of 512 statewide, top 60%, 1,056 students, 45% FRL); Stroudsburg Hs (math 71% / reading 24%, grade D, #164 of 437 statewide, top 38%, 1,246 students, 34% FRL).
• Market conditions: 189 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $51k; list at $135k implies a 165% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.7% of price.

Recommended offer $135,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.15% ✓
• Cap rate: 7.30%
• Cash-on-cash: 3.59%
• DSCR: 1.16
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-14,531
• Equity at exit: $20,129

10-year hold

• IRR: -1.1%
• Equity multiple: 0.93×
• Total profit: $-2,818
• Equity at exit: $11,672

Cash invested: $37,800 (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 18360

• Active inventory: 189
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,556 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$306 /mo · $3,673/yr
• Insurance: −$56
• HOA: −$46
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $113

Break-even live

Break-even rent $1,413

Max offer price $135,000

Occupancy floor 88%

Sensitivity live

Price	-10% $190	-5% $151	+0% $113	+5% $75	+10% $37
Rent	-10% $-10	-5% $52	+0% $113	+5% $175	+10% $236
Rate	-1.0pp $181	-0.5pp $148	base $113	+0.5pp $78	+1.0pp $43

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
296 Washington St Unit 3D East Stroudsburg, PA	1.0	1.0	700	$1,200	$1.71	45d	1	1.49mi

HOA detail condo

• Monthly dues: $46 · $552/yr
• Likely covers: watersewertrashlandscapingsnow removalsecurity
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 2 events

1. 2026-06-07
   remarks 435-char remark
2. 2026-06-07
   listed $135,000 Pending 1 DOM

ⓘ 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: $3,673 · $306/mo
• Projected year-2 tax: $3,673 · $306/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 3/10 Moderate FEMA zone X (unshaded) · 10% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% 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: $18,676
• − Mortgage interest: −$7,562
• − Property taxes: −$3,673
• − Insurance: −$675
• − Repairs & maintenance: −$1,494
• − Management: −$1,494
• − HOA: −$552
• − Depreciation: −$3,927
• Taxable loss: −$702
• Est. tax savings @ 24.0%: +$168
• After-tax cash flow: $1,527/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: Stroudsburg Area SD
• NCES district ID: 4222860
• Math proficiency: 33% ▼ -10.00%
• Reading proficiency: 49% ▼ -15.00%
• Median HH income: $59,061
• Composite: 36.13/100
• National rank: #4747
• State rank: #315 of 539 in PA

Livability — Stroudsburg

• Score: 80/100
• State rank: #196
• US rank: #1702

Category grades

Amenities A+ Commute C Cost of living A+ Crime B+ Employment D+ Housing B Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stroudsburg, PA
• County: Monroe County · 59,057 people
• City population: 30,080
• Metro: East Stroudsburg, PA
• Population (ZIP): 30,080
• Household income: $71,481
• Rent vs Own: 29.8% rent · 70.2% own
• Severe rent burden: 1020.0

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: Predominantly White (68%)
• Race & ethnicity: White 68% Hispanic / Latino 17% Two or more races 8% Black 8% Asian 2%
• Hispanic origin (detail): Puerto Rican 10% Dominican 1%
• Common ancestry: Romanian 6% Polish 2% Lithuanian 2%
• Foreign-born: 11% · Canada, South Korea, China
• Languages at home: 85% English-only · Spanish 8% Russian/Polish/Slavic 2% Other Indo-European 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: ▼ -124.01%
• Current HPI: 152.4388
• Rent YoY: —
• Metro: East Stroudsburg, PA
• 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

+164.7% since first listed

3 events — show timeline

• 2026-06-07 Pending — PMAR
• 2026-05-30 Listed $135,000 PMAR
• 1993-10-22 Sold (Public Records) $51,000 Public Records

Property tax history

+4.0%/yr

Latest (2026): $3,673 · -1.9% YoY. Source: county tax records.