306 S 5th St · Shamokin, PA 17872

$24,900

5 bd · 1.5 ba · 1,500 sqft · Townhouse · 4 Days on market

Built 1900

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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 +15.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Welcome to this spacious attached 5-bedroom home in Shamokin! This property offers plenty of potential and features 1.5 bathrooms, a formal dining room, mud room, eat-in kitchen, walk-out basement, and both front and rear porches. The home does need some work, making it a great opportunity for an investor, handyman, or buyer looking to build equity. Bring your ideas and tool belt and transform this property into the home of your dreams. Call today for more information or to schedule your private showing!

Key facts

• Built 1900
• Listed 3 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric hot water; Oil heating fuel
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Not in a federal flood zone
• Construction: Frame construction; Permanent foundation; Building not winterized; Above- and below-grade structures
• Exterior features: Full basement with interior access and outside entrance; Basement is improved

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the first upper level; Two bedrooms on the second upper level
• Bathrooms: One full bathroom; One half bathroom on the main level
• Heating & cooling: Hot water baseboard heating; Oil-fired heating; Electric hot water
• Interior features: Built-in shelving/cabinetry; Ceiling fan(s); Dining area; Traditional floor plan
• Laundry & utility: Mud room (utility/laundry location not specified)

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath townhouse listed at $25k.

Deal economics

• At list price, monthly cash flow is $902 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Cap rate 52.4% 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; 1 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $646 of equity ($172 loan paydown + $474 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: property tax is 4.2% of price; flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe 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 $24,900

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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?
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: 6.02% ✓
• Cap rate: 52.45%
• Cash-on-cash: 164.84%
• DSCR: 8.33
• GRM: 1.4

CMA / ARV

• ARV (on-the-fly): $66,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 N Shamokin St	0.58mi	4/1.0 (-1)	1,500 (0%)	14mo	$27,000	$18	55
553 N 2nd St	0.45mi	4/1.0 (-1)	1,364 (-9%)	3mo	$65,000	$48	54
1001 W Chestnut St	0.44mi	5/1.0	1,292 (-14%)	23mo	$57,000	$44	35

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: —
• Equity multiple: 9.48×
• Total profit: $59,136
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 19.93×
• Total profit: $131,959
• Equity at exit: $13,858

Cash invested: $6,972 (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: 1.4×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$86 /mo · $1,036/yr
• Insurance: −$10
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $902

Break-even live

Break-even rent $358

Max offer price $24,900

Occupancy floor 35%

Sensitivity live

Price	-10% $916	-5% $909	+0% $902	+5% $895	+10% $888
Rent	-10% $784	-5% $843	+0% $902	+5% $961	+10% $1,021
Rate	-1.0pp $915	-0.5pp $908	base $902	+0.5pp $896	+1.0pp $889

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: $6,225
• Closing costs: $747
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	44d	1	0.83mi

Listing history 5 events

1. 2026-06-19
   days on market $24,900 Active 4 DOM
2. 2026-06-18
   days on market $24,900 Active 3 DOM
3. 2026-06-17
   days on market $24,900 Active 2 DOM
4. 2026-06-16
   remarks 509-char remark
5. 2026-06-16
   listed $24,900 Active 1 DOM

ⓘ 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: $1,036 · $86/mo
• Projected year-2 tax: $1,036 · $86/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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: $18,000
• − Mortgage interest: −$1,395
• − Property taxes: −$1,036
• − Insurance: −$791
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$724
• Taxable income: $11,174
• Est. tax owed @ 24.0%: −$2,682
• After-tax cash flow: $8,144/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

1 event — show timeline

• 2026-06-15 Listed $24,900 BRIGHT MLS

Property tax history

+6.8%/yr

Latest (2026): $1,036 · +61.5% YoY. Source: county tax records.