13 W Church St · Shamokin, PA 17872

$55,000

4 bd · 2.0 ba · 1,296 sqft · Other · 157 Days on market

Built 1920 435 sqft lot $42/sqft · 17% above area Est $47k · 17% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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
• ARV discount +0.0/15.0

Listing remarks MLS

Income-producing 4-bedroom, 1 full bath, and 2 half bath half-double currently tenant-occupied and generating $850 per month in rent. Tenant pays all utilities except sewer, which is paid by the owner. This property includes second-floor laundry and all appliances are included in the sale. Interior pictures coming soon. The home is a half-double. The attached property recently sold for $65,000, providing a relevant point of reference for the structure and recent market activity. Property is being sold as-is. Buyer to independently verify all information including rent, lease terms, expenses, utilities, zoning, permitted use, measurements, and condition. Property requires 48 Hr Notice for showing.

Key facts

• Second-floor laundry
• Built 1920
• Listed 156 days

Tags

• SECOND-FLOOR LAUNDRY
• ALL APPLIANCES INCLUDED

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $531 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $55k).
• Recommended offer: $48k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.9% vs local median 11.4% in Shamokin — 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 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; 5 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 $1k of equity ($380 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($48k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 8y ago; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $6k; list at $55k implies a 746% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $48,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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 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: 1.98% ✓
• Cap rate: 17.88%
• Cash-on-cash: 41.39%
• DSCR: 2.84
• GRM: 4.2

CMA / ARV

• ARV (median comp): $46,902
• List price: $55,000
• Delta: 17.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 45.2%
• Equity multiple: 3.42×
• Total profit: $37,318
• Equity at exit: $21,408

10-year hold

• IRR: 46.1%
• Equity multiple: 6.81×
• Total profit: $89,491
• Equity at exit: $30,610

Cash invested: $15,400 (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 17872

• Home prices YoY: 1.6%
• Active inventory: 78
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,090 high
• Mortgage (P&I): −$288
• Tax from tax record: −$19 /mo · $226/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$229
• Net cashflow: $531

Break-even live

Break-even rent $418

Max offer price $55,000

Occupancy floor 46%

Sensitivity live

Price	-10% $562	-5% $547	+0% $531	+5% $516	+10% $500
Rent	-10% $445	-5% $488	+0% $531	+5% $574	+10% $617
Rate	-1.0pp $559	-0.5pp $545	base $531	+0.5pp $517	+1.0pp $502

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: $13,750
• Closing costs: $1,650
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	44d	1	0.21mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	44d	1	0.36mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	44d	1	0.40mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	44d	1	0.63mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	44d	1	0.90mi

Listing history 19 events

1. 2026-06-19
   days on market $55,000 Active 157 DOM
2. 2026-06-18
   days on market $55,000 Active 156 DOM
3. 2026-06-17
   days on market $55,000 Active 155 DOM
4. 2026-06-16
   days on market $55,000 Active 154 DOM
5. 2026-06-15
   days on market $55,000 Active 153 DOM
6. 2026-06-14
   days on market $55,000 Active 151 DOM
7. 2026-06-12
   pricedays on market $55,000 Active 150 DOM
8. 2026-06-09
   days on market $59,900 Active 147 DOM
9. 2026-06-08
   days on market $59,900 Active 146 DOM
10. 2026-06-07
    days on market $59,900 Active 145 DOM
11. 2026-06-03
    days on market $59,900 Active 141 DOM
12. 2026-06-02
    days on market $59,900 Active 140 DOM
13. 2026-06-01
    days on market $59,900 Active 139 DOM
14. 2026-05-31
    days on market $59,900 Active 138 DOM
15. 2026-05-30
    days on market $59,900 Active 137 DOM
16. 2026-04-28
    price $59,900 705-char remark

    Show marketing remark (705 chars)

    Income-producing 4-bedroom, 1 full bath, and 2 half bath half-double currently tenant-occupied and generating $850 per month in rent. Tenant pays all utilities except sewer, which is paid by the owner. This property includes second-floor laundry and all appliances are included in the sale. Interior pictures coming soon. The home is a half-double. The attached property recently sold for $65,000, providing a relevant point of reference for the structure and recent market activity. Property is being sold as-is. Buyer to independently verify all information including rent, lease terms, expenses, utilities, zoning, permitted use, measurements, and condition. Property requires 48 Hr Notice for showing.

17. 2026-01-13
    listed $65,000 Active 705-char remark

    Show marketing remark (705 chars)

    Income-producing 4-bedroom, 1 full bath, and 2 half bath half-double currently tenant-occupied and generating $850 per month in rent. Tenant pays all utilities except sewer, which is paid by the owner. This property includes second-floor laundry and all appliances are included in the sale. Interior pictures coming soon. The home is a half-double. The attached property recently sold for $65,000, providing a relevant point of reference for the structure and recent market activity. Property is being sold as-is. Buyer to independently verify all information including rent, lease terms, expenses, utilities, zoning, permitted use, measurements, and condition. Property requires 48 Hr Notice for showing.

18. 2018-06-28
    soldstatus $6,500 188-char remark

    Show marketing remark (188 chars)

    4 Bedroom Brick Row Home. This Home has LR, DR, Kitchen , 4 Bedrooms and Bath. Property being sold as is . Utilities will not be up and running. Call/Text Rich at 570-274-2566 for an Appt.

19. 2018-02-27
    listed $9,900 188-char remark

    Show marketing remark (188 chars)

    4 Bedroom Brick Row Home. This Home has LR, DR, Kitchen , 4 Bedrooms and Bath. Property being sold as is . Utilities will not be up and running. Call/Text Rich at 570-274-2566 for an Appt.

ⓘ 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: $226 · $19/mo
• Projected year-2 tax: $548 · $46/mo
• Expected delta: +$321/yr (+$27/mo · 141.9%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥94°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: $13,084
• − Mortgage interest: −$3,081
• − Property taxes: −$226
• − Insurance: −$275
• − Repairs & maintenance: −$1,047
• − Management: −$1,047
• − Depreciation: −$1,600
• Taxable income: $5,808
• Est. tax owed @ 24.0%: −$1,394
• After-tax cash flow: $4,980/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

+505.1% since first listed

4 events — show timeline

• 2026-04-28 Price Changed $59,900 CSVBR
• 2026-01-13 Listed $65,000 CSVBR
• 2018-06-28 Sold (MLS) $6,500 CSVBR
• 2018-02-27 Listed $9,900 CSVBR

Property tax history

+6.7%/yr

Latest (2026): $226 · +59.6% YoY. Source: county tax records.