402 N 8th St Unit 402-404 · Stroudsburg, PA 18360

$400,000

None bd · None ba · 2,000 sqft · MultiFamily · 37 Days on market

Built 1907 Good condition 2,178 sqft lot $200/sqft · 8% above area Est $372k · 8% over

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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 +21.5/30.0
• DSCR +6.9/10.0
• 1% rule +5.7/10.0
• ARV discount +4.1/15.0
• Livability +4.0/5.0
• Condition / age +3.8/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Considering back up offers. Under contract at this time. This well-kept, side-by-side duplex, just blocks from Main Street and the courthouse in Stroudsburg, features two 3-bed, 1-bath units with a combined market rental potential of $4,000 per month. Updated with laminate flooring, refinished cabinets, and vinyl siding, each unit also has one off-street parking space. With a new roof this is a turnkey investment in a prime location. Each side has a dry basement with its own washer and dryer hookups, ensuring convenience for each tenant. Already upgraded water supply per borough requirement with back flow prevention device.

Key facts

• Laminate flooring
• Side-by-side duplex
• Vinyl siding

Tags

• SIDE-BY-SIDE DUPLEX
• LAMINATE FLOORING
• REFINISHED CABINETS
• VINYL SIDING
• OFF-STREET PARKING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1-bath units multifamily listed at $400k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $603 ($7k/yr) — positive. Per door: $302/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $400k).
• Recommended offer: $388k (3.0% below list) — sets the bar for market timing.

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.
• Market conditions: 189 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• At $4,263/mo this rent would consume 72% of the median local household income ($71k/yr) (locally 1020% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $12k 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

• It's been on market 37 days — a 3% lower offer ($388k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1907 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $388,000 (3.0% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1907 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 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: 1.07% ✓
• Cap rate: 8.10%
• Cash-on-cash: 6.47%
• DSCR: 1.29
• GRM: 7.8

CMA / ARV

• ARV (median comp): $372,049
• List price: $400,000
• Delta: 7.51%
• Verdict: FAIR
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -6.3%
• Equity multiple: 0.77×
• Total profit: $-26,318
• Equity at exit: $59,641

10-year hold

• IRR: 3.3%
• Equity multiple: 1.24×
• Total profit: $26,835
• Equity at exit: $34,585

Cash invested: $112,000 (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: 15.6×

Monthly cashflow live

• Estimated rent: $4,263 high
• Mortgage (P&I): −$2,098
• Tax est. 1.5%: −$500 /mo · $6,000/yr
• Insurance: −$167
• HOA: −$0
• Vacancy / Maint / Mgmt: −$895
• Net cashflow: $603

Break-even live

Break-even rent $3,499

Max offer price $400,000

Occupancy floor 81%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$4,264
Total (2 units)			$4,263

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: $100,000
• Closing costs: $12,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Fairview St East Stroudsburg, PA	3.0	1.0	1400	$2,100	$1.50	43d	1	1.12mi
124 Eaglesmere Cir #20 East Stroudsburg, PA	2.0	2.5	1800	$2,500	$1.39	43d	1	1.40mi

Listing history 4 events

1. 2026-05-16
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Considering back up offers. Under contract at this time. This well-kept, side-by-side duplex, just blocks from Main Street and the courthouse in Stroudsburg, features two 3-bed, 1-bath units with a combined market rental potential of $4,000 per month. Updated with laminate flooring, refinished cabinets, and vinyl siding, each unit also has one off-street parking space. With a new roof this is a turnkey investment in a prime location. Each side has a dry basement with its own washer and dryer hookups, ensuring convenience for each tenant. Already upgraded water supply per borough requirement with back flow prevention device.

2. 2026-05-13
   status Active 631-char remark

   Show marketing remark (631 chars)

   Considering back up offers. Under contract at this time. This well-kept, side-by-side duplex, just blocks from Main Street and the courthouse in Stroudsburg, features two 3-bed, 1-bath units with a combined market rental potential of $4,000 per month. Updated with laminate flooring, refinished cabinets, and vinyl siding, each unit also has one off-street parking space. With a new roof this is a turnkey investment in a prime location. Each side has a dry basement with its own washer and dryer hookups, ensuring convenience for each tenant. Already upgraded water supply per borough requirement with back flow prevention device.

3. 2026-05-05
   status Pending 631-char remark

   Show marketing remark (631 chars)

   Considering back up offers. Under contract at this time. This well-kept, side-by-side duplex, just blocks from Main Street and the courthouse in Stroudsburg, features two 3-bed, 1-bath units with a combined market rental potential of $4,000 per month. Updated with laminate flooring, refinished cabinets, and vinyl siding, each unit also has one off-street parking space. With a new roof this is a turnkey investment in a prime location. Each side has a dry basement with its own washer and dryer hookups, ensuring convenience for each tenant. Already upgraded water supply per borough requirement with back flow prevention device.

4. 2026-04-01
   listed $400,000 Active 631-char remark

   Show marketing remark (631 chars)

   Considering back up offers. Under contract at this time. This well-kept, side-by-side duplex, just blocks from Main Street and the courthouse in Stroudsburg, features two 3-bed, 1-bath units with a combined market rental potential of $4,000 per month. Updated with laminate flooring, refinished cabinets, and vinyl siding, each unit also has one off-street parking space. With a new roof this is a turnkey investment in a prime location. Each side has a dry basement with its own washer and dryer hookups, ensuring convenience for each tenant. Already upgraded water supply per borough requirement with back flow prevention device.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥99°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: $51,156
• − Mortgage interest: −$22,406
• − Property taxes: −$6,000
• − Insurance: −$2,000
• − Repairs & maintenance: −$4,092
• − Management: −$4,092
• − Depreciation: −$11,636
• Taxable income: $928
• Est. tax owed @ 24.0%: −$223
• After-tax cash flow: $7,019/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.

Condition & rehab AI · 13 photos

Good 75/100 Cosmetic rehab

This well-maintained, side-by-side duplex is in good condition with a new roof and updated interiors. It offers a prime location and is ready for a new owner or tenant.

Value-add opportunities

• Both Paint the exterior siding — Enhances curb appeal and adds value for both resale and rental.
• Both Landscaping improvements — Improves curb appeal and adds value for both resale and rental.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Landscaping improvements — Improves curb appeal and adds value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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
• 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

4 events — show timeline

• 2026-05-16 Pending — PMAR
• 2026-05-13 Relisted — PMAR
• 2026-05-05 Pending — PMAR
• 2026-04-01 Listed $400,000 PMAR