202 N Courtland St · East Stroudsburg, PA 18301

$299,000

4 bd · 2.0 ba · 1,448 sqft · MultiFamily public records · 1 Days on market

Built 1902 5,227 sqft lot

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Why this score? — see what drove the B- 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 +27.4/30.0
• DSCR +9.6/10.0
• 1% rule +7.5/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Condition / age +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: 1 unit. estimate disagrees with records

Listing remarks

Great investment opportunity!!! Multi family home with a one-bedroom apartment downstairs and a three-bedroom apartment upstairs. Off street parking for multiple vehicles and separate entrances for both apartments. Live in one or rent out both. Located in the heart of East Stroudsburg, conveniently surrounded by many restaurants, shopping, and entertainment options.

Key facts

• Multi family home
• Off street parking
• Separate entrances

Tags

• MULTI FAMILY HOME
• OFF STREET PARKING
• SEPARATE ENTRANCES
• HEART OF EAST STROUDSBURG
• SURROUNDED BY RESTAURANTS

Property features AI

Finance

• Other: Zoned R-3 (multi-family)
• Financial info: Tax information available

Exterior

• Parking: 4 off-street/on-site open parking spaces
• Utilities: Public water; Public sewer; Phone available; Cable available
• Home design: Single family residence (residential property); No common walls; City street frontage; Paved, publicly maintained road
• Construction: Aluminum siding
• Exterior features: Rear enclosed porch; Back yard

Interior

• Kitchen: Refrigerator
• Bedrooms: 10 total rooms (includes bedroom and living spaces); Basement with walk-up access
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Baseboard heating; Electric heating
• Interior features: In-law floorplan; Private entrance
• Laundry & utility: Unfurnished

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $299k.

Deal economics

• At list price, monthly cash flow is $879 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $299k).
• Cap rate 9.8% vs local median 3.6% 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); 196 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 86% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• At $3,726/mo this rent would consume 49% 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 $2k of loan paydown is wiped out by about $9k 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 $84k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $299,000

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.25% ✓
• Cap rate: 9.82%
• Cash-on-cash: 12.59%
• DSCR: 1.56
• GRM: 6.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 7.9%
• Equity multiple: 1.33×
• Total profit: $27,250
• Equity at exit: $44,582

10-year hold

• IRR: 21.1%
• Equity multiple: 3.22×
• Total profit: $185,626
• Equity at exit: $25,852

Cash invested: $83,720 (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: 196
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $3,726 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$372 /mo · $4,469/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$782
• Net cashflow: $879

Break-even live

Break-even rent $2,614

Max offer price $299,000

Occupancy floor 71%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,593
1× unit	3	1	$2,133
Total (2 units)			$3,726

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: $74,750
• Closing costs: $8,970
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
111 Lenox Ave Unit 3 & 4 East Stroudsburg, PA	4.0	2.0	1100	$1,850	$1.68	43d	1	0.27mi
118 Barnum St East Stroudsburg, PA	4.0	1.0	1094	$1,800	$1.65	43d	1	0.37mi
111 Fairview St East Stroudsburg, PA	3.0	1.0	1400	$2,100	$1.50	43d	1	0.58mi
175 Prospect St Unit 175-R East Stroudsburg, PA	3.0	2.0	1278	$2,500	$1.96	43d	1	0.67mi
106 Ridgeway St East Stroudsburg, PA	3.0	2.0	1326	$2,400	$1.81	43d	1	0.70mi
11 Spring Ln East Stroudsburg, PA	3.0	1.5	1598	$2,000	$1.25	43d	1	1.18mi
333 Greentree Dr East Stroudsburg, PA	2.0–3.0	1.5–2.5	1042	$2,429	$2.33	2d	4	1.23mi

Listing history 2 events

1. 2026-06-18
   remarks 368-char remark
2. 2026-06-18
   listed $299,000 Active 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: $4,469 · $372/mo
• Projected year-2 tax: $4,597 · $383/mo
• Expected delta: +$127/yr (+$11/mo · 2.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 · 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: $44,712
• − Mortgage interest: −$16,749
• − Property taxes: −$4,469
• − Insurance: −$1,495
• − Repairs & maintenance: −$3,577
• − Management: −$3,577
• − Depreciation: −$8,698
• Taxable income: $6,147
• Est. tax owed @ 24.0%: −$1,475
• After-tax cash flow: $9,067/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: 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

+199.3% since first listed

15 events — show timeline

• 2026-06-16 Listed $299,000 PMAR
• 2026-04-17 Listing Removed — GLVRMLS
• 2026-01-20 Relisted — PMAR
• 2026-01-20 Relisted — GLVRMLS
• 2025-12-14 Pending — PMAR
• 2025-12-14 Pending — GLVRMLS
• 2025-12-05 Price Changed $300,000 PMAR
• 2025-12-05 Price Changed $300,000 GLVRMLS
• 2025-11-18 Listed $315,000 PMAR
• 2025-11-18 Listed $315,000 GLVRMLS
• 2025-06-10 Sold (Public Records) $285,000 Public Records
• 2006-02-13 Sold (Public Records) $164,893 Public Records
• 2002-03-21 Sold (MLS) $94,000 PMAR
• 2002-01-03 Listed $99,900 PMAR
• 2002-01-03 Listed $99,900 PMAR

Property tax history

+2.7%/yr

Latest (2026): $4,469 · +3.6% YoY. Source: county tax records.