36 N 10th St · Stroudsburg, PA 18360

$345,000

3 bd · 1.0 ba · 1,536 sqft · MultiFamily public records · 140 Days on market

Built 1902 $225/sqft · 93% above area Est $358k · at est.

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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 +25.7/30.0
• ARV discount +9.1/15.0
• DSCR +8.6/10.0
• 1% rule +6.6/10.0
• 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

Multi-family units

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

Listing remarks MLS

2 Family, 2 story Home on a corner. Great investment opportunity. Vinyl exterior. Electric heat and hot water.

Key facts

• Corner
• 2 family
• 2 story

Tags

• 2 FAMILY
• 2 STORY
• CORNER
• VINYL EXTERIOR
• ELECTRIC HEAT
• HOT WATER

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.2-bath units multifamily listed at $345k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive. Per door: $185/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $345k).
• Recommended offer: $304k (12.0% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• At $4,002/mo this rent would consume 67% 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 $2k of loan paydown is wiped out by about $10k 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 140 days — a 12% lower offer ($304k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y 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 $195k; list at $345k implies a 77% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1902 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $303,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.16% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.31%
• DSCR: 1.46
• GRM: 7.2

CMA / ARV

• ARV (median comp): $357,754
• List price: $345,000
• Delta: -3.57%
• 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: -9.0%
• Equity multiple: 0.67×
• Total profit: $-32,066
• Equity at exit: $51,441

10-year hold

• IRR: 0.5%
• Equity multiple: 1.04×
• Total profit: $3,637
• Equity at exit: $29,829

Cash invested: $96,600 (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: 14.4×

Monthly cashflow live

• Estimated rent: $4,002 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$379 /mo · $4,545/yr
• Insurance: −$144
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$840
• Net cashflow: $369

Break-even live

Break-even rent $3,534

Max offer price $345,000

Occupancy floor 86%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.2	$4,002
Total (2 units)			$4,002

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: $86,250
• Closing costs: $10,350
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
118 Barnum St East Stroudsburg, PA	4.0	1.0	1094	$1,800	$1.65	43d	1	1.18mi
111 Lenox Ave Unit 3 & 4 East Stroudsburg, PA	4.0	2.0	1100	$1,850	$1.68	43d	1	1.28mi
106 Ridgeway St East Stroudsburg, PA	3.0	2.0	1326	$2,400	$1.81	43d	1	1.29mi
111 Fairview St East Stroudsburg, PA	3.0	1.0	1400	$2,100	$1.50	43d	1	1.36mi
175 Prospect St Unit 175-R East Stroudsburg, PA	3.0	2.0	1278	$2,500	$1.96	43d	1	1.36mi

Listing history 23 events

1. 2026-06-19
   days on market $345,000 Active 140 DOM
2. 2026-06-18
   days on market $345,000 Active 139 DOM
3. 2026-06-17
   days on market $345,000 Active 138 DOM
4. 2026-06-16
   days on market $345,000 Active 137 DOM
5. 2026-06-15
   days on market $345,000 Active 136 DOM
6. 2026-06-14
   days on market $345,000 Active 134 DOM
7. 2026-06-13
   days on market $345,000 Active 133 DOM
8. 2026-06-10
   days on market $345,000 Active 131 DOM
9. 2026-06-09
   days on market $345,000 Active 130 DOM
10. 2026-06-08
    days on market $345,000 Active 129 DOM
11. 2026-06-07
    days on market $345,000 Active 128 DOM
12. 2026-06-05
    days on market $345,000 Active 125 DOM
13. 2026-06-03
    days on market $345,000 Active 124 DOM
14. 2026-06-02
    days on market $345,000 Active 123 DOM
15. 2026-06-01
    days on market $345,000 Active 122 DOM
16. 2026-05-31
    days on market $345,000 Active 121 DOM
17. 2026-05-30
    days on market $345,000 Active 120 DOM
18. 2026-01-29
    listed $345,000 Active 110-char remark

    Show marketing remark (110 chars)

    2 Family, 2 story Home on a corner. Great investment opportunity. Vinyl exterior. Electric heat and hot water.

19. 2006-08-18
    soldstatus $195,000
20. 2003-11-21
    soldstatus $133,797
21. 2003-11-18
    soldstatus $133,797 212-char remark

    Show marketing remark (212 chars)

    INVESTMENT OPPORTUNITY! Duplex in Stroudsburg location with 3 bedrooms, 1 bath, walk up attic, basement and a fenced yard on each side! Being sold as is. Includes pin 18-7300-06-38-9640 and pin 18-7300-06-38-9694

22. 2003-08-25
    listed $129,900 212-char remark

    Show marketing remark (212 chars)

    INVESTMENT OPPORTUNITY! Duplex in Stroudsburg location with 3 bedrooms, 1 bath, walk up attic, basement and a fenced yard on each side! Being sold as is. Includes pin 18-7300-06-38-9640 and pin 18-7300-06-38-9694

23. 1966-05-23
    soldstatus $6,000

ⓘ 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: $4,545 · $379/mo
• Projected year-2 tax: $4,998 · $417/mo
• Expected delta: +$453/yr (+$38/mo · 10.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone AE · 70% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 10% 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: $48,024
• − Mortgage interest: −$19,325
• − Property taxes: −$4,545
• − Insurance: −$7,250
• − Repairs & maintenance: −$3,842
• − Management: −$3,842
• − Depreciation: −$10,036
• Taxable loss: −$817
• Est. tax savings @ 24.0%: +$196
• After-tax cash flow: $4,629/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

+5650.0% since first listed

6 events — show timeline

• 2026-01-29 Listed $345,000 Fizber.com
• 2006-08-18 Sold (Public Records) $195,000 Public Records
• 2003-11-21 Sold (Public Records) $133,797 Public Records
• 2003-11-18 Sold (MLS) $133,797 PMAR
• 2003-08-25 Listed $129,900 PMAR
• 1966-05-23 Sold (Public Records) $6,000 Public Records

Property tax history

+4.8%/yr

Latest (2026): $4,545 · -1.9% YoY. Source: county tax records.