918 Race St · Shamokin, PA 17872

$130,000

3 bd · 1.5 ba · 1,944 sqft · Other · 89 Days on market

Built 1930 2,178 sqft lot $67/sqft · 157% above area

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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 +16.0/30.0
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• DSCR +5.0/10.0
• 1% rule +3.7/10.0
• 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

This charming 3-bedroom, 1.5-bathroom detached home in the SHAMOKIN subdivision offers a solid investment opportunity in an urban setting. The property features traditional masonry construction and is in good condition, ensuring minimal immediate maintenance costs. The 0.05-acre lot includes a rear yard, perfect for outdoor gatherings or potential landscaping enhancements. Investors will appreciate the off-street parking for two vehicles, enhancing tenant appeal. The property is equipped with owned PV solar arrays, providing energy efficiency and potential savings on utility costs. The urban location ensures proximity to amenities, increasing rental demand and potential returns. With a manageable lot size, this property is easy to maintain, making it an attractive option for both long-term rentals and short-term leasing. The combination of location, condition, and energy efficiency positions this home as a promising addition to any investment portfolio. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

Key facts

• Masonry construction
• Urban location
• Rear yard

Tags

• MASONRY CONSTRUCTION
• REAR YARD
• OFF-STREET PARKING
• OWNED PV SOLAR ARRAYS
• URBAN LOCATION

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $65 ($785/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 $113k (13.3% below list).
• Recommended offer: $113k (13.3% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 11.4% in Shamokin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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: 76 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $3k of equity ($899 loan paydown + $2k 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 $36k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 30% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $112,709 (13.3% below list)

Questions for the listing agent

1. It's been on market 89 days. Have you received any prior offers? Is the seller open to a 13% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — 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. 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: 0.87% ✗
• Cap rate: 6.90%
• Cash-on-cash: 2.16%
• DSCR: 1.10
• GRM: 9.6

CMA / ARV

• ARV (median comp): $50,498
• List price: $130,000
• Delta: 157.43%
• 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: 6.4%
• Equity multiple: 1.34×
• Total profit: $12,418
• Equity at exit: $50,600

10-year hold

• IRR: 9.8%
• Equity multiple: 2.32×
• Total profit: $47,957
• Equity at exit: $72,350

Cash invested: $36,400 (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: 76
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $1,127 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$89 /mo · $1,069/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$237
• Net cashflow: $65

Break-even live

Break-even rent $1,044

Max offer price $130,000

Occupancy floor 89%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	44d	1	0.12mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	44d	1	0.29mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	44d	1	1.00mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	44d	1	1.35mi

Listing history 19 events

1. 2026-06-19
   days on market $130,000 Active 89 DOM
2. 2026-06-18
   days on market $130,000 Active 88 DOM
3. 2026-06-17
   days on market $130,000 Active 87 DOM
4. 2026-06-16
   days on market $130,000 Active 86 DOM
5. 2026-06-15
   days on market $130,000 Active 85 DOM
6. 2026-06-14
   days on market $130,000 Active 83 DOM
7. 2026-06-12
   days on market $130,000 Active 82 DOM
8. 2026-06-09
   days on market $130,000 Active 79 DOM
9. 2026-06-08
   days on market $130,000 Active 78 DOM
10. 2026-06-07
    days on market $130,000 Active 77 DOM
11. 2026-06-03
    days on market $130,000 Active 73 DOM
12. 2026-06-02
    days on market $130,000 Active 72 DOM
13. 2026-06-01
    days on market $130,000 Active 71 DOM
14. 2026-05-31
    days on market $130,000 Active 70 DOM
15. 2026-05-30
    days on market $130,000 Active 69 DOM
16. 2026-05-16
    status Active 1733-char remark

    Show marketing remark (1733 chars)

    This charming 3-bedroom, 1.5-bathroom detached home in the SHAMOKIN subdivision offers a solid investment opportunity in an urban setting. The property features traditional masonry construction and is in good condition, ensuring minimal immediate maintenance costs. The 0.05-acre lot includes a rear yard, perfect for outdoor gatherings or potential landscaping enhancements. Investors will appreciate the off-street parking for two vehicles, enhancing tenant appeal. The property is equipped with owned PV solar arrays, providing energy efficiency and potential savings on utility costs. The urban location ensures proximity to amenities, increasing rental demand and potential returns. With a manageable lot size, this property is easy to maintain, making it an attractive option for both long-term rentals and short-term leasing. The combination of location, condition, and energy efficiency positions this home as a promising addition to any investment portfolio. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

17. 2026-05-12
    historical 1733-char remark

    Show marketing remark (1733 chars)

    This charming 3-bedroom, 1.5-bathroom detached home in the SHAMOKIN subdivision offers a solid investment opportunity in an urban setting. The property features traditional masonry construction and is in good condition, ensuring minimal immediate maintenance costs. The 0.05-acre lot includes a rear yard, perfect for outdoor gatherings or potential landscaping enhancements. Investors will appreciate the off-street parking for two vehicles, enhancing tenant appeal. The property is equipped with owned PV solar arrays, providing energy efficiency and potential savings on utility costs. The urban location ensures proximity to amenities, increasing rental demand and potential returns. With a manageable lot size, this property is easy to maintain, making it an attractive option for both long-term rentals and short-term leasing. The combination of location, condition, and energy efficiency positions this home as a promising addition to any investment portfolio. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

18. 2026-03-19
    price $130,000 1733-char remark

    Show marketing remark (1733 chars)

    This charming 3-bedroom, 1.5-bathroom detached home in the SHAMOKIN subdivision offers a solid investment opportunity in an urban setting. The property features traditional masonry construction and is in good condition, ensuring minimal immediate maintenance costs. The 0.05-acre lot includes a rear yard, perfect for outdoor gatherings or potential landscaping enhancements. Investors will appreciate the off-street parking for two vehicles, enhancing tenant appeal. The property is equipped with owned PV solar arrays, providing energy efficiency and potential savings on utility costs. The urban location ensures proximity to amenities, increasing rental demand and potential returns. With a manageable lot size, this property is easy to maintain, making it an attractive option for both long-term rentals and short-term leasing. The combination of location, condition, and energy efficiency positions this home as a promising addition to any investment portfolio. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

19. 2026-03-18
    listed $99,900 Active 1733-char remark

    Show marketing remark (1733 chars)

    This charming 3-bedroom, 1.5-bathroom detached home in the SHAMOKIN subdivision offers a solid investment opportunity in an urban setting. The property features traditional masonry construction and is in good condition, ensuring minimal immediate maintenance costs. The 0.05-acre lot includes a rear yard, perfect for outdoor gatherings or potential landscaping enhancements. Investors will appreciate the off-street parking for two vehicles, enhancing tenant appeal. The property is equipped with owned PV solar arrays, providing energy efficiency and potential savings on utility costs. The urban location ensures proximity to amenities, increasing rental demand and potential returns. With a manageable lot size, this property is easy to maintain, making it an attractive option for both long-term rentals and short-term leasing. The combination of location, condition, and energy efficiency positions this home as a promising addition to any investment portfolio. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

ⓘ 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: $1,069 · $89/mo
• Projected year-2 tax: $1,561 · $130/mo
• Expected delta: +$493/yr (+$41/mo · 46.1%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 4/10 Moderate 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: $13,525
• − Mortgage interest: −$7,282
• − Property taxes: −$1,069
• − Insurance: −$650
• − Repairs & maintenance: −$1,082
• − Management: −$1,082
• − Depreciation: −$3,782
• Taxable loss: −$1,421
• Est. tax savings @ 24.0%: +$341
• After-tax cash flow: $1,126/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

+30.1% since first listed

4 events — show timeline

• 2026-05-16 Relisted — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-03-19 Price Changed $130,000 BRIGHT MLS
• 2026-03-18 Listed $99,900 BRIGHT MLS

Property tax history

+6.8%/yr

Latest (2026): $1,069 · +61.5% YoY. Source: county tax records.