135 Marsh Rd · Saylorsburg, PA 18360

$669,000

None bd · None ba · 4,056 sqft · MultiFamily · 197 Days on market

Built 1902 11 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 +27.2/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +7.4/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Multi Family Investment. Farm house and barn, 1 BR Cottage and a 4 unit Apartment Building. Close to Rt. 33 in Hamilton Township. Live in one and rent the others. Zoning is C - Commercial.

Key facts

• 10.8 acres
• Creekside
• Convenient access

Tags

• 7-UNIT PROPERTY
• 10.8 ACRES
• CREEKSIDE
• ZONED COMMERCIAL
• CONVENIENT ACCESS

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Parking: Open parking available for 6 vehicles
• Utilities: Well water; Septic tank sewer
• Home design: Multi-family residential income property
• Exterior features: Property sits on 11-acre lot; Zoned commercial

Interior

• Interior features: Investment/residential income property (multi-family)

What this means for you Summary

Snapshot

• This is a 6 × 1-bed/1.0-bath units multifamily listed at $669k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive. Per door: $320/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($8k rent vs $669k).
• Recommended offer: $589k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#627 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D, health & safety D, amenities F.
• 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; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• At $8,285/mo this rent would consume 139% 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 $5k of loan paydown is wiped out by about $20k 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 + 3.0% rent growth), your $187k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($589k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y ago 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.
• Current owner paid $125k; list at $669k implies a 435% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $588,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.24% ✓
• Cap rate: 9.74%
• Cash-on-cash: 12.31%
• DSCR: 1.55
• GRM: 6.7

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: 2.0%
• Equity multiple: 1.08×
• Total profit: $14,121
• Equity at exit: $99,750

10-year hold

• IRR: 11.6%
• Equity multiple: 1.91×
• Total profit: $170,418
• Equity at exit: $57,843

Cash invested: $187,320 (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: 40.4×

Monthly cashflow live

• Estimated rent: $8,285 medium
• Mortgage (P&I): −$3,508
• Tax est. 1.5%: −$836 /mo · $10,035/yr
• Insurance: −$279
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,740
• Net cashflow: $1,922

Break-even live

Break-even rent $5,852

Max offer price $669,000

Occupancy floor 72%

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

Units	Beds	Baths	Est. rent
▸ 6× units	1	1	$8,286
Total (6 units)			$8,285

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: $167,250
• Closing costs: $20,070
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-05-06
   status Pending
2. 2026-05-06
   status Active
3. 2026-02-05
   status Active
4. 2026-02-05
   price $669,000
5. 2025-10-09
   listed $699,000 Active
6. 2025-07-18
   price $799,900
7. 2025-03-17
   listed $879,900 Active
8. 2014-02-18
   soldstatus $125,000 188-char remark

   Show marketing remark (188 chars)

   Multi Family Investment. Farm house and barn, 1 BR Cottage and a 4 unit Apartment Building. Close to Rt. 33 in Hamilton Township. Live in one and rent the others. Zoning is C - Commercial.

9. 2013-11-11
   listed $150,000 188-char remark

   Show marketing remark (188 chars)

   Multi Family Investment. Farm house and barn, 1 BR Cottage and a 4 unit Apartment Building. Close to Rt. 33 in Hamilton Township. Live in one and rent the others. Zoning is C - Commercial.

ⓘ 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 6/10 Major FEMA zone X (shaded) · 69% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°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: $99,420
• − Mortgage interest: −$37,474
• − Property taxes: −$10,035
• − Insurance: −$3,345
• − Repairs & maintenance: −$7,954
• − Management: −$7,954
• − Depreciation: −$19,462
• Taxable income: $13,197
• Est. tax owed @ 24.0%: −$3,167
• After-tax cash flow: $19,895/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 — Saylorsburg

• Score: 72/100
• State rank: #627
• US rank: #6049

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+346.0% since first listed

9 events — show timeline

• 2026-05-06 Pending — PMAR
• 2026-05-06 Relisted — PMAR
• 2026-02-05 Relisted — PMAR
• 2026-02-05 Price Changed $669,000 PMAR
• 2025-10-09 Listed $699,000 PMAR
• 2025-07-18 Price Changed $799,900 PMAR
• 2025-03-17 Listed $879,900 PMAR
• 2014-02-18 Sold (MLS) $125,000 PMAR
• 2013-11-11 Listed $150,000 PMAR