602 Hillside Ave · Shamokin, PA 17872

$52,000

2 bd · 1.0 ba · 1,100 sqft · Other · 3 Days on market

Built 1935

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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
• 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

Welcome to this charming semi-attached ranch-style home offering comfort, style, and thoughtful updates throughout. This property features a full kitchen with ample space for cooking and entertaining, along with a beautifully updated living room that provides a warm and inviting atmosphere. The home includes two spacious bedrooms and a newly renovated full bathroom, designed with modern finishes for everyday comfort. A standout feature is the access to the basement via elegant pine steps, leading to a fully heated, expansive lower level equipped with 200-amp electrical service—perfect for additional living space, storage, or a workshop. Step outside to enjoy the rear deck with easy ac

Key facts

• Full kitchen
• Updated living room
• Access to basement

Tags

• FULL KITCHEN
• UPDATED LIVING ROOM
• NEWLY RENOVATED BATHROOM
• ACCESS TO BASEMENT
• EXPANSIVE LOWER LEVEL
• 200-AMP ELECTRICAL SERVICE

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $52k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($905 rent vs $52k).
• Cap rate 14.4% vs local median 11.4% in Shamokin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 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 $1k of equity ($360 loan paydown + $990 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 ~3 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $34k; list at $52k implies a 53% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,000

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.74% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.87%
• DSCR: 2.28
• GRM: 4.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 32.8%
• Equity multiple: 2.76×
• Total profit: $25,634
• Equity at exit: $20,240

10-year hold

• IRR: 34.2%
• Equity multiple: 5.39×
• Total profit: $63,869
• Equity at exit: $28,940

Cash invested: $14,560 (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: 4.8×

Monthly cashflow live

• Estimated rent: $905 high
• Mortgage (P&I): −$273
• Tax from tax record: −$70 /mo · $840/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $350

Break-even live

Break-even rent $461

Max offer price $52,000

Occupancy floor 56%

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: $13,000
• Closing costs: $1,560
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	43d	1	0.33mi
11 S Market St Fl Rear Shamokin, PA	3.0	1.0	950	$1,000	$1.05	43d	1	0.38mi
11 S Market St Apt B Rear Shamokin, PA	2.0	1.0	1100	$900	$0.82	43d	1	0.38mi
863 W Spruce St Coal Township, PA	2.0	1.0	1200	$695	$0.58	43d	1	0.50mi
169 N Grant St Shamokin, PA	1.0	1.0	750	$695	$0.93	43d	1	0.61mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	43d	1	0.67mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	43d	1	0.77mi

Listing history 4 events

1. 2026-04-05
   status Pending
2. 2026-04-05
   historical
3. 2026-04-02
   listed $52,000 Active
4. 2022-03-02
   soldstatus $34,000

ⓘ 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: $840 · $70/mo
• Projected year-2 tax: $840 · $70/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 4/10 Moderate 7 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: $10,854
• − Mortgage interest: −$2,913
• − Property taxes: −$840
• − Insurance: −$260
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,513
• Taxable income: $3,592
• Est. tax owed @ 24.0%: −$862
• After-tax cash flow: $3,341/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

+52.9% since first listed

4 events — show timeline

• 2026-04-05 Pending — BRIGHT MLS
• 2026-04-05 Listing Removed — BRIGHT MLS
• 2026-04-02 Listed $52,000 BRIGHT MLS
• 2022-03-02 Sold (Public Records) $34,000 Public Records

Property tax history

+6.8%/yr

Latest (2026): $840 · +61.5% YoY. Source: county tax records.