505 Thomas St · Stroudsburg, PA 18360

$168,500

3 bd · 2.5 ba · 1,445 sqft · Townhouse public records · 14 Days on market

Built 1902 3,920 sqft 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 +23.0/30.0
• 1% rule +8.1/10.0
• ARV discount +7.5/15.0
• DSCR +7.4/10.0
• 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

In town location, walk to everything. Needs your personal touches, all the hardwork has been done (new plumbing, electrical wiring, new deck, landscaping, hot water heater and appliances. Plenty of off street parking. Walk out basement great for workshop or storage. 3rd floor would make great master. 1/2 double with privacy located Hill Section of Stroudsburg

Key facts

• Built 1902
• Listed 13 days

Property features AI

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer
• Home design: Semi-detached property; Ownership is fee simple
• Construction: Frame construction; Block foundation; Other structures above and below grade
• Exterior features: No tidal water

Interior

• Bedrooms: Two bedrooms on the first upper level; One bedroom on the second upper level
• Bathrooms: Two full bathrooms on upper levels (one on first upper, one on second upper); One half bathroom on the main level
• Heating & cooling: Hot water heating; Natural gas heating fuel; Electric hot water
• Interior features: Unfinished basement; Living area reported as estimated

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $168k.

Deal economics

• At list price, monthly cash flow is $300 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).

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; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 89% of comp listings sitting > 30 days — soft ceiling on asking rent; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• This rent runs 37% of the median local income ($71k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 21y 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: property tax is 3.5% of price; built in 1902 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $168,500

Questions for the listing agent

1. Built in 1902 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.31% ✓
• Cap rate: 8.43%
• Cash-on-cash: 7.62%
• DSCR: 1.34
• GRM: 6.4

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: -4.5%
• Equity multiple: 0.83×
• Total profit: $-8,011
• Equity at exit: $25,124

10-year hold

• IRR: 5.3%
• Equity multiple: 1.39×
• Total profit: $18,427
• Equity at exit: $14,569

Cash invested: $47,180 (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: 6.4×

Monthly cashflow live

• Estimated rent: $2,201 high
• Mortgage (P&I): −$884
• Tax from tax record: −$485 /mo · $5,820/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $300

Break-even live

Break-even rent $1,821

Max offer price $168,500

Occupancy floor 81%

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: $42,125
• Closing costs: $5,055
• Reserves months: —
• Total cash needed: —

Rent comps 9 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	44d	1	0.75mi
106 Ridgeway St East Stroudsburg, PA	3.0	2.0	1326	$2,400	$1.81	44d	1	0.79mi
111 Lenox Ave Unit 3 & 4 East Stroudsburg, PA	4.0	2.0	1100	$1,850	$1.68	44d	1	0.84mi
111 Fairview St East Stroudsburg, PA	3.0	1.0	1400	$2,100	$1.50	44d	1	0.86mi
175 Prospect St Unit 175-R East Stroudsburg, PA	3.0	2.0	1278	$2,500	$1.96	44d	1	0.86mi
175 Prospect St Unit 175-1 East Stroudsburg, PA	2.0	1.0	928	$2,000	$2.16	44d	1	0.86mi
124 Eaglesmere Cir #20 East Stroudsburg, PA	2.0	2.5	1800	$2,500	$1.39	44d	1	1.09mi
333 Greentree Dr East Stroudsburg, PA	2.0–3.0	1.5–2.5	1042	$2,429	$2.33	3d	4	1.29mi
11 Spring Ln East Stroudsburg, PA	3.0	1.5	1598	$2,000	$1.25	44d	1	1.29mi

Listing history 12 events

1. 2026-06-19
   days on market $168,500 Active 14 DOM
2. 2026-06-18
   days on market $168,500 Active 13 DOM
3. 2026-06-17
   days on market $168,500 Active 12 DOM
4. 2026-06-16
   days on market $168,500 Active 11 DOM
5. 2026-06-15
   days on market $168,500 Active 10 DOM
6. 2026-06-14
   days on market $168,500 Active 8 DOM
7. 2026-06-13
   days on market $168,500 Active 7 DOM
8. 2026-06-10
   days on market $168,500 Active 5 DOM
9. 2026-06-09
   days on market $168,500 Active 4 DOM
10. 2026-06-08
    days on market $168,500 Active 3 DOM
11. 2026-06-07
    remarks 416-char remark
12. 2026-06-07
    listed $168,500 Active 2 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: $5,820 · $485/mo
• Projected year-2 tax: $5,820 · $485/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 ≥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: $26,409
• − Mortgage interest: −$9,439
• − Property taxes: −$5,820
• − Insurance: −$842
• − Repairs & maintenance: −$2,113
• − Management: −$2,113
• − Depreciation: −$4,902
• Taxable income: $1,181
• Est. tax owed @ 24.0%: −$283
• After-tax cash flow: $3,314/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

+87.4% since first listed

5 events — show timeline

• 2026-06-05 Listed $168,500 BRIGHT MLS
• 2005-12-01 Sold (Public Records) $173,900 Public Records
• 2005-11-29 Sold (MLS) $173,900 PMAR
• 2005-01-02 Listed $174,900 PMAR
• 1997-12-10 Sold (Public Records) $89,900 Public Records

Property tax history

+3.9%/yr

Latest (2026): $5,820 · -1.9% YoY. Source: county tax records.