114 S 5th St · Shamokin, PA 17872

$72,900

3 bd · 1.0 ba · 1,424 sqft · Townhouse · 97 Days on market

Built 1920 $51/sqft · 70% above area

---

Why this score? — see what drove the B 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 +29.9/30.0
• DSCR +10.0/10.0
• 1% rule +8.2/10.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Cozy 3-bedroom, 1-bath home in Shamokin featuring new vinyl flooring, a remodeled kitchen with new cabinets, a remodeled bathroom, and a remodeled attic for extra living space. This home also offers a gas hot water furnace, spacious rooms, and a convenient location near schools, shopping, and local amenities. A great choice for a starter home or investment property.

Key facts

• Remodeled bathroom
• Remodeled attic
• Remodeled kitchen

Tags

• NEW VINYL FLOORING
• REMODELED KITCHEN
• REMODELED BATHROOM
• REMODELED ATTIC
• GAS HOT WATER FURNACE
• CONVENIENT LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $73k.

Deal economics

• At list price, monthly cash flow is $214 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($960 rent vs $73k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 68/100 on livability (#887 in PA) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools D, commute F, employment F.
• Shamokin Area SD (town): math 19% / reading 40% proficiency, ranked #450 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 78 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($504 loan paydown + $1k appreciation (1.9% local appreciation)).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (1.9% appreciation + 3.0% rent growth), your $20k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 97 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 3y ago; this cycle's ask has dropped $4k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $73k implies a 82% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $66,339 (9.0% below list)

Questions for the listing agent

1. It's been on market 97 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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.
8. 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.
9. 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: 1.32% ✓
• Cap rate: 10.72%
• Cash-on-cash: 15.83%
• DSCR: 1.70
• GRM: 6.3

CMA / ARV

• ARV (median comp): $42,994
• List price: $72,900
• Delta: 69.56%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
553 N 2nd St	0.32mi	4/1.0 (+1)	1,364 (-4%)	3mo	$65,000	$48	71
141 S Rock St	0.48mi	3/1.0	1,400 (-2%)	11mo	$40,000	$29	66
118 Academy St	0.38mi	3/1.0	1,508 (+6%)	13mo	$70,000	$46	61
30 N Shamokin St	0.54mi	4/1.0 (+1)	1,500 (+5%)	14mo	$27,000	$18	50
718 E Race St	0.67mi	3/1.0	1,288 (-10%)	8mo	$27,000	$21	47

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

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.7%
• Equity multiple: 1.90×
• Total profit: $18,292
• Equity at exit: $28,375

10-year hold

• IRR: 19.2%
• Equity multiple: 3.52×
• Total profit: $51,498
• Equity at exit: $40,572

Cash invested: $20,412 (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 17872

• Home prices YoY: 1.6%
• Active inventory: 78
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $960 high
• Mortgage (P&I): −$382
• Tax from tax record: −$76 /mo · $916/yr
• Insurance: −$30
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$202
• Net cashflow: $214

Break-even live

Break-even rent $689

Max offer price $72,900

Occupancy floor 73%

Sensitivity live

Price	-10% $255	-5% $234	+0% $214	+5% $193	+10% $172
Rent	-10% $138	-5% $176	+0% $214	+5% $252	+10% $290
Rate	-1.0pp $250	-0.5pp $232	base $214	+0.5pp $195	+1.0pp $176

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: $18,225
• Closing costs: $2,187
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Market St Fl Rear Shamokin, PA	3.0	1.0	950	$1,000	$1.05	45d	1	0.17mi
11 S Market St Apt B Rear Shamokin, PA	2.0	1.0	1100	$900	$0.82	45d	1	0.17mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	45d	1	0.25mi
863 W Spruce St Coal Township, PA	2.0	1.0	1200	$695	$0.58	45d	1	0.29mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	45d	1	0.60mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	45d	1	0.65mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	45d	1	0.73mi

Listing history 36 events

1. 2026-06-19
   days on market $72,900 Active 97 DOM
2. 2026-06-18
   days on market $72,900 Active 96 DOM
3. 2026-06-17
   days on market $72,900 Active 95 DOM
4. 2026-06-16
   days on market $72,900 Active 94 DOM
5. 2026-06-15
   days on market $72,900 Active 93 DOM
6. 2026-06-14
   pricedays on market $72,900 Active 91 DOM
7. 2026-06-12
   days on market $76,900 Active 90 DOM
8. 2026-06-09
   days on market $76,900 Active 87 DOM
9. 2026-06-08
   days on market $76,900 Active 86 DOM
10. 2026-06-07
    days on market $76,900 Active 85 DOM
11. 2026-06-03
    days on market $76,900 Active 81 DOM
12. 2026-06-02
    days on market $76,900 Active 80 DOM
13. 2026-06-01
    days on market $76,900 Active 79 DOM
14. 2026-05-31
    days on market $76,900 Active 78 DOM
15. 2026-05-30
    days on market $76,900 Active 77 DOM
16. 2026-03-14
    listed $76,900 Active 368-char remark

    Show marketing remark (368 chars)

    Cozy 3-bedroom, 1-bath home in Shamokin featuring new vinyl flooring, a remodeled kitchen with new cabinets, a remodeled bathroom, and a remodeled attic for extra living space. This home also offers a gas hot water furnace, spacious rooms, and a convenient location near schools, shopping, and local amenities. A great choice for a starter home or investment property.

17. 2026-03-12
    listed $76,900 Active 368-char remark

    Show marketing remark (368 chars)

    Cozy 3-bedroom, 1-bath home in Shamokin featuring new vinyl flooring, a remodeled kitchen with new cabinets, a remodeled bathroom, and a remodeled attic for extra living space. This home also offers a gas hot water furnace, spacious rooms, and a convenient location near schools, shopping, and local amenities. A great choice for a starter home or investment property.

18. 2026-02-23
    historical
19. 2025-11-30
    price $77,900
20. 2025-11-30
    price $77,900
21. 2025-11-14
    price $85,000
22. 2025-11-12
    price $85,000
23. 2025-11-03
    price $79,900
24. 2025-11-03
    price $79,900
25. 2025-09-06
    status Active
26. 2025-09-06
    status Active
27. 2025-09-01
    status Pending
28. 2025-09-01
    status Pending
29. 2025-08-22
    listed $82,500 Active
30. 2025-08-22
    listed $82,500 Active
31. 2023-12-14
    soldstatus $40,000 Closed
32. 2023-11-30
    status Pending
33. 2023-11-27
    historical
34. 2023-10-25
    price $44,000
35. 2023-09-27
    listed $49,000 Active
36. 2023-09-24
    historical $49,000

ⓘ 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: $916 · $76/mo
• Projected year-2 tax: $1,034 · $86/mo
• Expected delta: +$118/yr (+$10/mo · 12.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 95% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥95°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $11,518
• − Mortgage interest: −$4,084
• − Property taxes: −$916
• − Insurance: −$1,031
• − Repairs & maintenance: −$921
• − Management: −$921
• − Depreciation: −$2,121
• Taxable income: $1,523
• Est. tax owed @ 24.0%: −$366
• After-tax cash flow: $2,199/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: Shamokin Area SD
• NCES district ID: 4221240
• Math proficiency: 19% ▼ -13.00%
• Reading proficiency: 40% ▼ -11.00%
• Median HH income: $35,380
• Composite: 24.31/100
• National rank: #7709
• State rank: #450 of 539 in PA

Livability — Shamokin

• Score: 68/100
• State rank: #887
• US rank: #9448

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Shamokin, PA
• City population: 9,808
• Population (ZIP): 8,950

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 (84%)
• Race & ethnicity: White 84% Two or more races 10% Hispanic / Latino 8% Black 1%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Romanian 14% Iranian 6% Subsaharan African 1%
• Foreign-born: 1%
• Languages at home: 96% English-only · Spanish 3%

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: ▲ 1.90%
• Current HPI: 124.6288
• 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

+56.9% since first listed

21 events — show timeline

• 2026-03-14 Listed $76,900 BRIGHT MLS
• 2026-03-12 Listed $76,900 CSVBR
• 2026-02-23 Listing Removed — BRIGHT MLS
• 2025-11-30 Price Changed $77,900 BRIGHT MLS
• 2025-11-30 Price Changed $77,900 CSVBR
• 2025-11-14 Price Changed $85,000 BRIGHT MLS
• 2025-11-12 Price Changed $85,000 CSVBR
• 2025-11-03 Price Changed $79,900 BRIGHT MLS
• 2025-11-03 Price Changed $79,900 CSVBR
• 2025-09-06 Relisted — CSVBR
• 2025-09-06 Relisted — BRIGHT MLS
• 2025-09-01 Pending — CSVBR
• 2025-09-01 Pending — BRIGHT MLS
• 2025-08-22 Listed $82,500 CSVBR
• 2025-08-22 Listed $82,500 BRIGHT MLS
• 2023-12-14 Sold (MLS) $40,000 BRIGHT MLS
• 2023-11-30 Pending — BRIGHT MLS
• 2023-11-27 Listing Removed — BRIGHT MLS
• 2023-10-25 Price Changed $44,000 BRIGHT MLS
• 2023-09-27 Listed $49,000 BRIGHT MLS
• 2023-09-24 Coming Soon $49,000 BRIGHT MLS

Property tax history

+6.8%/yr

Latest (2026): $916 · +61.5% YoY. Source: county tax records.