3 Village Cir Apt 304 · Stroudsburg, PA 18360

$125,000

1 bd · 1.0 ba · 624 sqft · Condo public records · 53 Days on market

Built 1985

---

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 +18.8/30.0
• ARV discount +7.5/15.0
• DSCR +5.9/10.0
• 1% rule +5.8/10.0
• 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 MLS

Roomy one bedroom condo at Labar Village, the Pocono's premier 55+ gated community, where active seniors live their best life. This walkable community is surrounded by woods, streams and ponds. It has 24 hour security and community amenities which include a fitness room, meeting area, shuttles into town. Unbeatable location, walking distance to Main St, and a 10 minute drive to both nearby hospitals. In unit washer/dryer.

Key facts

• Meeting area
• 55 gated community
• Fitness room

Tags

• 55 GATED COMMUNITY
• 24 HOUR SECURITY
• FITNESS ROOM
• MEETING AREA
• WALKING DISTANCE TO MAIN ST
• 10 MINUTE DRIVE TO HOSPITALS

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $125k.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $125k).
• Recommended offer: $121k (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; 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 $864 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

• It's been on market 53 days — a 3% lower offer ($121k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $121,250 (3.0% below list)

Questions for the listing agent

1. It's been on market 53 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
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: 1.08% ✓
• Cap rate: 7.51%
• Cash-on-cash: 4.33%
• DSCR: 1.19
• GRM: 7.7

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: -9.5%
• Equity multiple: 0.65×
• Total profit: $-12,140
• Equity at exit: $18,638

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $62
• Equity at exit: $10,808

Cash invested: $35,000 (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: 7.7×

Monthly cashflow live

• Estimated rent: $1,348 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$171 /mo · $2,053/yr
• Insurance: −$52
• HOA est. from 2 same-building comps: −$60
• Vacancy / Maint / Mgmt: −$283
• Net cashflow: $126

Break-even live

Break-even rent $1,188

Max offer price $125,000

Occupancy floor 86%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: security
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-07
   statusdays on market $125,000 Pending 53 DOM
2. 2026-06-05
   days on market $125,000 Active 50 DOM
3. 2026-06-03
   days on market $125,000 Active 49 DOM
4. 2026-06-02
   days on market $125,000 Active 48 DOM
5. 2026-06-01
   days on market $125,000 Active 47 DOM
6. 2026-05-31
   days on market $125,000 Active 46 DOM
7. 2026-05-30
   days on market $125,000 Active 45 DOM
8. 2026-05-18
   price $125,000 425-char remark

   Show marketing remark (425 chars)

   Roomy one bedroom condo at Labar Village, the Pocono's premier 55+ gated community, where active seniors live their best life. This walkable community is surrounded by woods, streams and ponds. It has 24 hour security and community amenities which include a fitness room, meeting area, shuttles into town. Unbeatable location, walking distance to Main St, and a 10 minute drive to both nearby hospitals. In unit washer/dryer.

9. 2026-04-15
   listed $137,500 Active 425-char remark

   Show marketing remark (425 chars)

   Roomy one bedroom condo at Labar Village, the Pocono's premier 55+ gated community, where active seniors live their best life. This walkable community is surrounded by woods, streams and ponds. It has 24 hour security and community amenities which include a fitness room, meeting area, shuttles into town. Unbeatable location, walking distance to Main St, and a 10 minute drive to both nearby hospitals. In unit washer/dryer.

10. 2025-04-02
    soldstatus $121,000
11. 2025-03-31
    soldstatus $121,000 Closed 425-char remark

    Show marketing remark (425 chars)

    Roomy one bedroom condo at Labar Village, the Pocono's premier 55+ gated community, where active seniors live their best life. This walkable community is surrounded by woods, streams and ponds. It has 24 hour security and community amenities which include a fitness room, meeting area, shuttles into town. Unbeatable location, walking distance to Main St, and a 10 minute drive to both nearby hospitals. In unit washer/dryer.

12. 2025-02-23
    status Pending 425-char remark

    Show marketing remark (425 chars)

    Roomy one bedroom condo at Labar Village, the Pocono's premier 55+ gated community, where active seniors live their best life. This walkable community is surrounded by woods, streams and ponds. It has 24 hour security and community amenities which include a fitness room, meeting area, shuttles into town. Unbeatable location, walking distance to Main St, and a 10 minute drive to both nearby hospitals. In unit washer/dryer.

13. 2025-02-23
    historical $1,400

    Show marketing remark (425 chars)

    Roomy one bedroom condo at Labar Village, the Pocono's premier 55+ gated community, where active seniors live their best life. This walkable community is surrounded by woods, streams and ponds. It has 24 hour security and community amenities which include a fitness room, meeting area, shuttles into town. Unbeatable location, walking distance to Main St, and a 10 minute drive to both nearby hospitals. In unit washer/dryer.

14. 2025-02-20
    listed $130,000 Active 425-char remark

    Show marketing remark (425 chars)

    Roomy one bedroom condo at Labar Village, the Pocono's premier 55+ gated community, where active seniors live their best life. This walkable community is surrounded by woods, streams and ponds. It has 24 hour security and community amenities which include a fitness room, meeting area, shuttles into town. Unbeatable location, walking distance to Main St, and a 10 minute drive to both nearby hospitals. In unit washer/dryer.

15. 2025-02-03
    listed $1,400
16. 2022-04-18
    historical
17. 2019-12-13
    soldstatus $30,000
18. 2019-02-15
    listed $49,900
19. 1999-01-06
    soldstatus $54,000
20. 1987-08-14
    soldstatus $83,500

ⓘ 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: $2,053 · $171/mo
• Projected year-2 tax: $2,053 · $171/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥95°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: $16,178
• − Mortgage interest: −$7,002
• − Property taxes: −$2,053
• − Insurance: −$625
• − Repairs & maintenance: −$1,294
• − Management: −$1,294
• − HOA: −$720
• − Depreciation: −$3,636
• Taxable loss: −$447
• Est. tax savings @ 24.0%: +$107
• After-tax cash flow: $1,624/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

+49.7% since first listed

13 events — show timeline

• 2026-05-18 Price Changed $125,000 PMAR
• 2026-04-15 Listed $137,500 PMAR
• 2025-04-02 Sold (Public Records) $121,000 Public Records
• 2025-03-31 Sold (MLS) $121,000 PMAR
• 2025-02-23 Pending — PMAR
• 2025-02-23 Rental Removed $1,400 PMAR
• 2025-02-20 Listed $130,000 PMAR
• 2025-02-03 Listed for Rent $1,400 PMAR
• 2022-04-18 Listing Removed — GLVRMLS
• 2019-12-13 Sold (Public Records) $30,000 Public Records
• 2019-02-15 Listed $49,900 GLVRMLS
• 1999-01-06 Sold (Public Records) $54,000 Public Records
• 1987-08-14 Sold (Public Records) $83,500 Public Records

Property tax history

-4.2%/yr

Latest (2026): $2,053 · -1.9% YoY. Source: county tax records.