255 Brodhead Ave · East Stroudsburg, PA 18301

$455,000

4 bd · 2.0 ba · 1,200 sqft · MultiFamily public records · 13 Days on market

Built 1902 6,098 sqft lot $379/sqft · 183% above area Est $356k · 28% over

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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 +26.4/30.0
• DSCR +9.0/10.0
• 1% rule +7.4/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

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

Here's your chance to Step into a rare and intriguing investment opportunity in the heart of East Stroudsburg Borough. This classic Victorian-style colonial isn't just another property for sale--it's a story of classic charm, steady income, and untapped potential waiting for the right investor to bring it to life. Set across two separate buildings, it features four total units with a combined 6 bedrooms and 4 bathrooms. Three of the units are already occupied by steady long-term tenants, providing immediate and reliable cash flow from day one. Meanwhile, the fourth unit has been fully gutted--offering a blank canvas for customization, increased rents, and value-add on. Positioned in a quain

Key facts

• Four total units
• 6,098 sq ft lot
• 4 parking spots

Tags

• CLASSIC VICTORIAN STYLE
• TWO SEPARATE BUILDINGS
• FOUR TOTAL UNITS
• FOURTH UNIT FULLY GUTTED
• BLANK CANVAS FOR CUSTOMIZATION
• WITHIN WALKING DISTANCE

Property features AI

Finance

• Other: Zoned for multi-family
• Financial info: Annual tax listed

Exterior

• Parking: Open parking with 4 spaces
• Utilities: Public water; Public sewer
• Home design: Multi-family residential property
• Construction: Asphalt shingle roof
• Exterior features: Porch; Paved road access; Publicly maintained road

Interior

• Bathrooms: 4 full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $455k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $455k).
• Cap rate 9.4% vs local median 4.4% 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.
• Zoned schools: J M Hill El Sch (math 17% / reading 32%, grade F, #1,180 of 1,518 statewide, top 80%, 430 students, 68% FRL); J T Lambert Intermediate Sch (math 11% / reading 44%, grade F, #399 of 512 statewide, top 79%, 942 students, 61% FRL); East Stroudsburg Shs South (math 43% / reading 50%, grade D-, #177 of 437 statewide, top 40%, 1,338 students, 48% FRL) — zoned schools average 59% FRL vs 42% district-wide (17 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.4%/yr); 201 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% 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 $5,656/mo this rent would consume 75% 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 $3k of loan paydown is wiped out by about $14k 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 $127k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

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

Recommended offer $455,000

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: 1.24% ✓
• Cap rate: 9.42%
• Cash-on-cash: 11.18%
• DSCR: 1.50
• GRM: 6.7

CMA / ARV

• ARV (median comp): $355,862
• List price: $455,000
• Delta: 27.86%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 6.1%
• Equity multiple: 1.25×
• Total profit: $31,907
• Equity at exit: $67,842

10-year hold

• IRR: 19.6%
• Equity multiple: 3.06×
• Total profit: $261,834
• Equity at exit: $39,340

Cash invested: $127,400 (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: 201
• Price-to-rent: 26.8×

Monthly cashflow live

• Estimated rent: $5,656 medium
• Mortgage (P&I): −$2,386
• Tax from tax record: −$706 /mo · $8,472/yr
• Insurance: −$190
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,188
• Net cashflow: $1,187

Break-even live

Break-even rent $4,154

Max offer price $455,000

Occupancy floor 74%

Sensitivity live

Price	-10% $1,444	-5% $1,315	+0% $1,187	+5% $1,058	+10% $929
Rent	-10% $740	-5% $963	+0% $1,187	+5% $1,410	+10% $1,633
Rate	-1.0pp $1,416	-0.5pp $1,302	base $1,187	+0.5pp $1,069	+1.0pp $949

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

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$5,656
Total (4 units)			$5,656

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: $113,750
• Closing costs: $13,650
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
106 Ridgeway St East Stroudsburg, PA	3.0	2.0	1326	$2,400	$1.81	45d	1	0.11mi
175 Prospect St Unit 175-R East Stroudsburg, PA	3.0	2.0	1278	$2,500	$1.96	45d	1	0.17mi
111 Fairview St East Stroudsburg, PA	3.0	1.0	1400	$2,100	$1.50	45d	1	0.24mi
333 Greentree Dr East Stroudsburg, PA	2.0–3.0	1.5–2.5	1042	$2,429	$2.33	4d	4	0.61mi
118 Barnum St East Stroudsburg, PA	4.0	1.0	1094	$1,800	$1.65	45d	1	0.64mi
111 Lenox Ave Unit 3 & 4 East Stroudsburg, PA	4.0	2.0	1100	$1,850	$1.68	45d	1	0.65mi

Listing history 2 events

1. 2026-05-04
   status Pending 1489-char remark
2. 2026-04-20
   listed $455,000 Active 1489-char remark

ⓘ 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: $8,472 · $706/mo
• Projected year-2 tax: $8,472 · $706/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 ≥98°F today · 15 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: $67,872
• − Mortgage interest: −$25,487
• − Property taxes: −$8,472
• − Insurance: −$2,275
• − Repairs & maintenance: −$5,430
• − Management: −$5,430
• − Depreciation: −$13,236
• Taxable income: $7,542
• Est. tax owed @ 24.0%: −$1,810
• After-tax cash flow: $12,429/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

2 events — show timeline

• 2026-05-04 Pending — PMAR
• 2026-04-20 Listed $455,000 PMAR

Property tax history

+5.2%/yr

Latest (2026): $8,472 · +3.6% YoY. Source: county tax records.