305 S Courtland St · East Stroudsburg, PA 18301

$489,000

None bd · None ba · 3,806 sqft · MultiFamily · 16 Days on market

Built 1902 Good condition 0.26 ac lot

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• 1% rule +5.2/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Condition / age +3.8/5.0
• Schools +3.0/10.0
• 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

Spacious oversized duplex featuring one 5-bedroom unit and one 3-bedroom unit, both currently occupied by in-place tenants. Recent property improvements include a newer roof, replacement windows, and vinyl siding, helping to reduce future maintenance costs. Situated on a large lot, the property offers ample off-street parking and a detached garage. Tenants are responsible for their own heat, hot water, and electric utilities, providing favorable operating expenses for the owner. This property presents an excellent opportunity for investors seeking immediate rental income with long-term potential.

Key facts

• Newer roof
• Vinyl siding
• Replacement windows

Tags

• NEWER ROOF
• REPLACEMENT WINDOWS
• VINYL SIDING
• AMPLE OFF-STREET PARKING
• DETACHED GARAGE

Property features AI

Finance

• Financial info: Property listed as residential income/investment

Exterior

• Parking: Attached garage with 2 spaces; On-site open parking with 4 spaces
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Two stories
• Construction: Asphalt and vinyl siding construction
• Exterior features: Asphalt and vinyl siding exterior; Multi-family zoning; Lot of approximately 0.26 acres

Interior

• Heating & cooling: Electric heating; Natural gas heating
• Interior features: Basement present; Heating available (Electric and Natural Gas)

What this means for you Summary

Snapshot

• This is a 1×5bd/2.5ba + 1×3bd/1.5ba units multifamily listed at $489k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $501 ($6k/yr) — positive. Per door: $250/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $489k).
• Recommended offer: $482k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.4% in East Stroudsburg — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 84/100 on livability (#108 in PA, #833 nationally) — a professional / high-income tenant draw. Strengths: commute A+, cost of living A+, housing A+.
• East Stroudsburg Area SD (rural): math 25% / reading 43% proficiency, ranked #413 of 539 in PA (top 77%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+10.4%/yr); 199 active listings in the ZIP; solid renter incomes; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• At $4,982/mo this rent would consume 66% of the median local household income ($91k/yr) (locally 672% 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 $15k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $137k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($482k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $481,665 (1.5% below list)

Questions for the listing agent

1. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
2. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
3. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. 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.
8. 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.
9. 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: 1.02% ✓
• Cap rate: 7.66%
• Cash-on-cash: 4.88%
• DSCR: 1.22
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $293,062
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
70 Lackawanna Ave	0.51mi	—/—	3,256 (-14%)	22mo	$250,000	$77	33

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -3.9%
• Equity multiple: 0.85×
• Total profit: $-20,900
• Equity at exit: $72,911

10-year hold

• IRR: 10.9%
• Equity multiple: 2.05×
• Total profit: $143,154
• Equity at exit: $42,280

Cash invested: $136,920 (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 18301

• Rents YoY: 10.4%
• Active inventory: 199
• Price-to-rent: 15.5×

Monthly cashflow live

• Estimated rent: $4,982 medium
• Mortgage (P&I): −$2,564
• Tax est. 1.5%: −$611 /mo · $7,335/yr
• Insurance: −$204
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,046
• Net cashflow: $501

Break-even live

Break-even rent $4,348

Max offer price $489,000

Occupancy floor 85%

Sensitivity live

Price	-10% $839	-5% $670	+0% $501	+5% $332	+10% $163
Rent	-10% $107	-5% $304	+0% $501	+5% $698	+10% $894
Rate	-1.0pp $747	-0.5pp $625	base $501	+0.5pp $374	+1.0pp $245

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

Units	Beds	Baths	Est. rent
1× unit	5	2.5	$2,630
1× unit	3	1.5	$2,352
Total (2 units)			$4,982

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: $122,250
• Closing costs: $14,670
• Reserves months: —
• Total cash needed: —

Listing history 13 events

1. 2026-06-21
   days on market $489,000 Active 16 DOM
2. 2026-06-19
   days on market $489,000 Active 14 DOM
3. 2026-06-18
   days on market $489,000 Active 13 DOM
4. 2026-06-17
   days on market $489,000 Active 12 DOM
5. 2026-06-16
   days on market $489,000 Active 11 DOM
6. 2026-06-15
   days on market $489,000 Active 10 DOM
7. 2026-06-14
   days on market $489,000 Active 8 DOM
8. 2026-06-13
   days on market $489,000 Active 7 DOM
9. 2026-06-10
   days on market $489,000 Active 5 DOM
10. 2026-06-09
    days on market $489,000 Active 4 DOM
11. 2026-06-08
    days on market $489,000 Active 3 DOM
12. 2026-06-07
    remarks 603-char remark
13. 2026-06-07
    listed $489,000 Active 2 DOM

ⓘ 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 8/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥98°F today · 16 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: $59,784
• − Mortgage interest: −$27,392
• − Property taxes: −$7,335
• − Insurance: −$3,112
• − Repairs & maintenance: −$4,783
• − Management: −$4,783
• − Depreciation: −$14,225
• Taxable loss: −$1,845
• Est. tax savings @ 24.0%: +$443
• After-tax cash flow: $6,453/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 · 2 photos

Good 75/100 Cosmetic rehab

A well-maintained, recently improved multi-family property with good curb appeal and rental potential.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Landscaping — Improves curb appeal and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Landscaping — Improves curb appeal and rental value ↑

ⓘ 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: East Stroudsburg Area SD
• NCES district ID: 4208670
• Math proficiency: 25% ▼ -11.00%
• Reading proficiency: 43% ▼ -18.00%
• Median HH income: $57,142
• Composite: 30.13/100
• National rank: #6332
• State rank: #413 of 539 in PA

Livability — East Stroudsburg

• Score: 84/100
• State rank: #108
• US rank: #833

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: East Stroudsburg, PA
• County: Monroe County · 59,057 people
• City population: 28,977
• Metro: East Stroudsburg, PA
• Population (ZIP): 28,977
• Household income: $90,522
• Rent vs Own: 26.0% rent · 74.0% own
• Severe rent burden: 672.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 21% Hispanic / Latino 18% Two or more races 10% Asian 2%
• Hispanic origin (detail): Puerto Rican 8% Dominican 3%
• Common ancestry: Romanian 6% Lithuanian 3% Portuguese 1%
• Foreign-born: 12% · Canada, China, Jamaica
• Languages at home: 82% English-only · Spanish 9% 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: ▼ -109.90%
• Current HPI: 154.4762
• Rent YoY: ▲ 10.44%
• 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

1 event — show timeline

• 2026-06-02 Listed $489,000 PMAR