using "compact heat exchanger theory", the effectiveness of a heat exchanger is based on the fluid stream with the lowest value of W*Cp, where w= flow and Cp= heat capacity. Alternatively the flow stream with the highest temperature change is the governing fluid.
I asssume the steam is condensing at a saturation temperature Ts, based on the pressure of the steam side of the Hx, Ps. This means the governing fluid is the air.
Effectiveness =e= (Tao-Tai)/ (Ts-Tai)
Since the ratio of heat capcities is almost infinite for the case of a condensing fluid ,the effectivness can also be directly calculated by :
e= 1-exp(NTU), where NTU= U*A/(Wa*Cp,a)
where U= overall effective heat transfer coefficient, including effects of fouling and flow maldistribution.
If you measure the e using test data fromthe first equation, you can work bakwrds to the effet overall heat transfer coeficient U, and see how this had improved by the cleaning operation.