760 Milford Rd · East Stroudsburg, PA 18301

$329,900

5 bd · 2.0 ba · 2,957 sqft · MultiFamily public records · 13 Days on market

Built 1924 0.67 ac lot $112/sqft · 10% below area Est $366k · 10% under

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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 +20.1/30.0
• ARV discount +11.9/15.0
• 1% rule +6.9/10.0
• DSCR +6.4/10.0
• Rent growth +5.0/5.0
• Livability +4.2/5.0
• Schools +3.0/10.0
• Condition / age +2.5/5.0
• 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

Turnkey investment opportunity! Mixed-use zoned property featuring two rental units plus a one-car garage. Fully occupied with strong rental history, yet rents are below market--offering immediate upside potential. First floor unit showcases beautiful hardwood floors, custom built-in woodworking, a spacious living area, and two bedrooms. Second floor unit also offers two bedrooms with functional layout. Ideal for investors looking to increase cash flow or owner-users seeking additional income. Prime location close to university campus, hospital, shopping, and major roadways ensures consistent demand. Great value-add opportunity with commercial zoning flexibility!

Key facts

• One-car garage
• Two rental units
• Hardwood floors

Tags

• MIXED-USE ZONED PROPERTY
• TWO RENTAL UNITS
• ONE-CAR GARAGE
• STRONG RENTAL HISTORY
• IMMEDIATE UPSIDE POTENTIAL
• HARDWOOD FLOORS

Property features AI

Exterior

• Parking: Attached garage (1 car); Additional open parking for 4 vehicles; Garage faces side
• Utilities: Public water; Public sewer
• Home design: Duplex (residential income); Commercial zoning
• Construction: Wood siding
• Exterior features: Front porch; Rear porch; Wooded lot; Paved public road access

Interior

• Flooring: Wood
• Interior features: Wood flooring; Full basement
• Laundry & utility: Laundry on lower level

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath multifamily listed at $330k.

Deal economics

• At list price, monthly cash flow is $409 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $330k).
• Cap rate 7.8% 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; 1 comparable units currently listed for rent nearby; solid renter incomes; 278 units permitted in Monroe County in 2024 (52 in 5+ unit buildings).
• At $3,926/mo this rent would consume 52% 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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $92k cash investment doubles in ~9 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: property tax is 3.0% of price; built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $329,900

Questions for the listing agent

1. Built in 1924 — 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. 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?
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: 1.19% ✓
• Cap rate: 7.78%
• Cash-on-cash: 5.32%
• DSCR: 1.24
• GRM: 7.0

CMA / ARV

• ARV (median comp): $366,081
• List price: $329,900
• Delta: -9.88%
• Verdict: FAIR
• Comps: 10 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -1.7%
• Equity multiple: 0.93×
• Total profit: $-6,328
• Equity at exit: $49,189

10-year hold

• IRR: 13.3%
• Equity multiple: 2.34×
• Total profit: $123,762
• Equity at exit: $28,524

Cash invested: $92,372 (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: 14.0×

Monthly cashflow live

• Estimated rent: $3,926 medium
• Mortgage (P&I): −$1,730
• Tax from tax record: −$825 /mo · $9,897/yr
• Insurance: −$137
• HOA: −$0
• Vacancy / Maint / Mgmt: −$824
• Net cashflow: $409

Break-even live

Break-even rent $3,408

Max offer price $329,900

Occupancy floor 85%

Sensitivity live

Price	-10% $596	-5% $503	+0% $409	+5% $316	+10% $223
Rent	-10% $99	-5% $254	+0% $409	+5% $564	+10% $719
Rate	-1.0pp $575	-0.5pp $493	base $409	+0.5pp $324	+1.0pp $237

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

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$3,926
Total (2 units)			$3,926

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: $82,475
• Closing costs: $9,897
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
146 Analomink St East Stroudsburg, PA	4.0	2.0	2200	$2,200	$1.00	44d	1	1.28mi

Listing history 3 events

1. 2026-05-08
   status Pending 671-char remark
2. 2026-04-15
   listed $329,900 Active 671-char remark
3. 1989-04-07
   soldstatus $140,000

ⓘ 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: $9,897 · $825/mo
• Projected year-2 tax: $9,897 · $825/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 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: $47,112
• − Mortgage interest: −$18,480
• − Property taxes: −$9,897
• − Insurance: −$1,650
• − Repairs & maintenance: −$3,769
• − Management: −$3,769
• − Depreciation: −$9,597
• Taxable loss: −$49
• Est. tax savings @ 24.0%: +$12
• After-tax cash flow: $4,924/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

+121.4% since first listed

4 events — show timeline

• 2026-06-18 Sold (MLS) $310,000 PMAR
• 2026-05-08 Pending — PMAR
• 2026-04-15 Listed $329,900 PMAR
• 1989-04-07 Sold (Public Records) $140,000 Public Records

Property tax history

+1.4%/yr

Latest (2026): $9,897 · +3.6% YoY. Source: county tax records.