105-107 E Sunbury St · Shamokin, PA 17872

$149,500

6 bd · 3.0 ba · 2,608 sqft · SingleFamily · 13 Days on market

Built 1920 Fair condition 3,484 sqft lot Est $123k · 22% over

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Why this score? — see what drove the D 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 +17.3/30.0
• Appreciation +6.0/10.0
• DSCR +5.4/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Well- Maintained Shamokin Double. Seperate Utilities. 107 tenant occupied. 105 side has LR, DR, Kitchen, 4 Bedrooms, and Bath, 107 side has LR, DR, Kitchen, 3 Bedrooms , Bath, finished attic -no heat. Off-Street Parking in rear for 2 Cars. By Appt at least 24 hr notice. Call/Text Rich at 570-274-2566 for an Appt.

Key facts

• 3,484 sq ft lot
• Built 1920
• Listed 12 days

Property features AI

Exterior

• Parking: No parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-unit building; Zoned R-MT
• Construction: Frame construction; No foundation details listed
• Exterior features: Sidewalks; Street lights; Asphalt shingle roof; Irregular lot

Interior

• Kitchen: Range
• Bathrooms: 2 full bathrooms; 2 half bathrooms
• Heating & cooling: Heating present
• Interior features: Gas water heater; Range; Basement with walk-out access; Has heating

What this means for you Summary

Snapshot

• This is a 6-bed/3.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $110 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $145k (3.2% below list).
• Recommended offer: $145k (3.2% below list) — sets the bar for 1% rule.

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: 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.
• Zoned schools: Shamokin Area El Sch (math 22% / reading 36%, grade F, #1,146 of 1,518 statewide, top 76%, 832 students, 100% FRL); Shamokin Area Ms (math 12% / reading 40%, grade F, #412 of 512 statewide, top 81%, 346 students, 100% FRL); Shamokin Area Hs (math 42% / reading 30%, grade F, #300 of 437 statewide, top 70%, 702 students, 80% FRL) — zoned schools average 93% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($1k loan paydown + $3k 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 $42k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 9, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 5y 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 $54k; list at $150k implies a 179% 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 $144,666 (3.2% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.97% ✗
• Cap rate: 7.17%
• Cash-on-cash: 3.14%
• DSCR: 1.14
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $122,576
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
220 N Shamokin St	0.33mi	5/1.5 (-1)	2,597 (-0%)	11mo	$131,000	$50	64
16-18 N Rock St	0.38mi	7/2.0 (+1)	2,248 (-14%)	5mo	$100,000	$44	46
154 S Shamokin St	0.56mi	6/3.0	2,296 (-12%)	16mo	$108,500	$47	40

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: 7.4%
• Equity multiple: 1.39×
• Total profit: $16,529
• Equity at exit: $58,190

10-year hold

• IRR: 10.7%
• Equity multiple: 2.44×
• Total profit: $60,153
• Equity at exit: $83,202

Cash invested: $41,860 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,447 medium
• Mortgage (P&I): −$784
• Tax est. 1.5%: −$187 /mo · $2,242/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$304
• Net cashflow: $110

Break-even live

Break-even rent $1,308

Max offer price $149,500

Occupancy floor 87%

Sensitivity live

Price	-10% $213	-5% $161	+0% $110	+5% $58	+10% $6
Rent	-10% $-5	-5% $53	+0% $110	+5% $167	+10% $224
Rate	-1.0pp $185	-0.5pp $148	base $110	+0.5pp $71	+1.0pp $32

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: $37,375
• Closing costs: $4,485
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-19
   days on market $149,500 Active 13 DOM
2. 2026-06-18
   days on market $149,500 Active 12 DOM
3. 2026-06-17
   days on market $149,500 Active 11 DOM
4. 2026-06-16
   days on market $149,500 Active 10 DOM
5. 2026-06-15
   days on market $149,500 Active 9 DOM
6. 2026-06-14
   days on market $149,500 Active 7 DOM
7. 2026-06-12
   days on market $149,500 Active 6 DOM
8. 2026-06-09
   days on market $149,500 Active 3 DOM
9. 2026-06-08
   days on market $149,500 Active 2 DOM
10. 2026-06-07
    listed $149,500 Active 1 DOM

ⓘ 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 3/10 Moderate
• 🌡 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: $17,360
• − Mortgage interest: −$8,374
• − Property taxes: −$2,242
• − Insurance: −$748
• − Repairs & maintenance: −$1,389
• − Management: −$1,389
• − Depreciation: −$4,349
• Taxable loss: −$1,131
• Est. tax savings @ 24.0%: +$271
• After-tax cash flow: $1,588/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

The property is in fair condition with moderate repairs needed. A fresh coat of paint and new carpet will significantly improve its appearance and value.

Repairs flagged

• Minor Kitchen cabinets — Light scratches and wear
• Minor Bathroom cabinets — Light scratches and wear
• Moderate Flooring — Worn carpet
• Minor Paint — Faded paint

Value-add opportunities

• Both Paint and carpet — Fresh paint and carpet will improve appearance and comfort
• Both Kitchen and bathroom organization — A clean and organized space will attract more buyers/renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Light scratches and wear	Minor	$500–3,000
Bathroom cabinets · Light scratches and wear	Minor	$500–3,000
Flooring · Worn carpet	Moderate	$3,000–15,000
Paint · Faded paint	Minor	$500–3,000
Total estimated repair cost · 4 items		$4,500–24,000

Value-add ROI direction

• Both Paint and carpet — Fresh paint and carpet will improve appearance and comfort ↑
• Both Kitchen and bathroom organization — A clean and organized space will attract more buyers/renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+151.3% since first listed

4 events — show timeline

• 2026-06-06 Listed $149,500 CSVBR
• 2025-08-03 Listed $149,500 CSVBR
• 2021-04-13 Sold (MLS) $53,500 CSVBR
• 2021-03-15 Listed $59,500 CSVBR