1259-1261 Market St · Sunbury, PA 17801

$180,000

6 bd · 0.0 ba · 3,600 sqft · MultiFamily · 58 Days on market

Built 1955 6,098 sqft lot Est $148k · 22% 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• 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 (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Become an instant investor, remodeled, fully leased, solid 2 unit with current monthly income of $1620 (up to $1900 potential). Tenant pays all utilities including water and sewer. Call Wendy for a showing today 570-847-4773! prequalified buyers only, 48 hour notice required. Sq footage taken from county assessment card.

Key facts

• Off-street parking
• Fenced backyard
• 6,098 sq ft lot

Tags

• OFF-STREET PARKING
• FENCED BACKYARD

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/1.5-bath units multifamily listed at $180k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive. Per door: $526/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $175k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.3% vs local median 7.1% in Sunbury — 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 76/100 on livability (#374 in PA, #3,298 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Shikellamy SD (town): math 33% / reading 47% proficiency, ranked #362 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 43 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

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.
• Northumberland 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 + 3.0% rent growth), your $50k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($175k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y 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 $145k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $174,600 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.61% ✓
• Cap rate: 13.30%
• Cash-on-cash: 25.04%
• DSCR: 2.11
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $147,600
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1259-1261 Market St	0.00mi	6/—	3,600 (0%)	1mo	$172,500	$48	100
49-51 S 7th St	0.43mi	6/2.5	4,110 (+14%)	9mo	$140,100	$34	39
248 Arch St	0.74mi	6/4.0	3,804 (+6%)	17mo	$150,000	$39	26
241-243 S 4th St	0.68mi	5/3.0 (-1)	3,196 (-11%)	18mo	$130,000	$41	18

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 18.5%
• Equity multiple: 1.75×
• Total profit: $37,866
• Equity at exit: $26,839

10-year hold

• IRR: 26.9%
• Equity multiple: 3.37×
• Total profit: $119,411
• Equity at exit: $15,563

Cash invested: $50,400 (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 17801

• Home prices YoY: -18.4%
• Active inventory: 43
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $2,906 medium
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$610
• Net cashflow: $1,052

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 59%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	1.5	$2,906
Total (2 units)			$2,906

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-04-14
   status Pending
2. 2026-03-09
   status Active
3. 2026-02-05
   historical
4. 2026-01-14
   listed $180,000 Active
5. 2022-10-11
   soldstatus $145,000 Closed 323-char remark

   Show marketing remark (323 chars)

   Become an instant investor, remodeled, fully leased, solid 2 unit with current monthly income of $1620 (up to $1900 potential). Tenant pays all utilities including water and sewer. Call Wendy for a showing today 570-847-4773! prequalified buyers only, 48 hour notice required. Sq footage taken from county assessment card.

6. 2022-09-21
   listed Active Under Contract 323-char remark

   Show marketing remark (323 chars)

   Become an instant investor, remodeled, fully leased, solid 2 unit with current monthly income of $1620 (up to $1900 potential). Tenant pays all utilities including water and sewer. Call Wendy for a showing today 570-847-4773! prequalified buyers only, 48 hour notice required. Sq footage taken from county assessment card.

7. 2022-08-15
   listed $149,000 323-char remark

   Show marketing remark (323 chars)

   Become an instant investor, remodeled, fully leased, solid 2 unit with current monthly income of $1620 (up to $1900 potential). Tenant pays all utilities including water and sewer. Call Wendy for a showing today 570-847-4773! prequalified buyers only, 48 hour notice required. Sq footage taken from county assessment card.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $34,872
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,790
• − Management: −$2,790
• − Depreciation: −$5,236
• Taxable income: $10,373
• Est. tax owed @ 24.0%: −$2,490
• After-tax cash flow: $10,132/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: Shikellamy SD
• NCES district ID: 4221540
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $41,227
• Composite: 33.6/100
• National rank: #5415
• State rank: #362 of 539 in PA

Livability — Sunbury

• Score: 76/100
• State rank: #374
• US rank: #3298

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunbury, PA
• Population (ZIP): 16,229

Population outlook (Northumberland County) Hauer SSP2

• Today (2025): 90,896 people
• By 2030: 89,084 · -2.0%
• By 2040: 84,822 · -6.7%
• By 2050: 80,521 · -11.4%
• By 2075: 72,152 · -20.6%
• By 2100: 62,257 · -31.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Polish 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

Political lean MEDSL · Northumberland

• 2024 margin: Solid R (+39.9) · D 29.6% · R 69.5%
• 2008→2024 swing: -26.1pp toward R · 2008: -13.8pp · 2024: -39.9pp
• All cycles: 2024: R+39.9 2020: R+38.5 2016: R+43.6 2012: R+19.4 2008: R+13.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -35.78%
• Current HPI: 158.7449
• Rent YoY: —
• Metro: —
• 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

+20.8% since first listed

7 events — show timeline

• 2026-04-14 Pending — BRIGHT MLS
• 2026-03-09 Relisted — BRIGHT MLS
• 2026-02-05 Listing Removed — BRIGHT MLS
• 2026-01-14 Listed $180,000 BRIGHT MLS
• 2022-10-11 Sold (MLS) $145,000 CSVBR
• 2022-09-21 Listed — CSVBR
• 2022-08-15 Listed $149,000 CSVBR