400 and 402 S Shamokin St · Shamokin, PA 17872

$70,000

3 bd · 1.0 ba · 1,852 sqft · Townhouse · 351 Days on market

Built 1900 Poor condition 1,852 sqft lot $38/sqft · 49% above area Est $47k · 49% over

---

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
• Schools +2.4/10.0
• Condition / age +1.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

Investor opportunity! Come and see this property today, you can make this your next project. Also, this can be your next home if you are willing to put in the work.

Key facts

• Built 1900
• Listed 350 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $70k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $342 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.

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; 4 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 $2k of equity ($484 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 351 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 14y ago; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $70k implies a 75% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 351 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.59% ✓
• Cap rate: 13.12%
• Cash-on-cash: 24.36%
• DSCR: 2.08
• GRM: 5.2

CMA / ARV

• ARV (median comp): $46,912
• List price: $70,000
• Delta: 49.22%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
103 S Franklin St	0.23mi	4/1.0 (+1)	1,800 (-3%)	9mo	$48,000	$27	72
518 Bear Valley Ave	0.41mi	4/1.0 (+1)	1,800 (-3%)	13mo	$16,000	$9	60
135-137 S 6th St	0.48mi	4/2.5 (+1)	2,000 (+8%)	10mo	$90,000	$45	45
609 Commerce St E	0.63mi	4/1.5 (+1)	1,668 (-10%)	8mo	$92,000	$55	40
1010 E Clay St	0.51mi	3/1.0	1,600 (-14%)	24mo	$59,000	$37	34
144 E Sunbury St	0.69mi	3/2.0	2,042 (+10%)	23mo	$60,000	$29	28

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: 25.0%
• Equity multiple: 2.34×
• Total profit: $26,317
• Equity at exit: $27,246

10-year hold

• IRR: 26.9%
• Equity multiple: 4.49×
• Total profit: $68,378
• Equity at exit: $38,958

Cash invested: $19,600 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,116 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$88 /mo · $1,050/yr
• Insurance: −$29
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $342

Break-even live

Break-even rent $683

Max offer price $70,000

Occupancy floor 64%

Sensitivity live

Price	-10% $391	-5% $367	+0% $342	+5% $318	+10% $294
Rent	-10% $254	-5% $298	+0% $342	+5% $387	+10% $431
Rate	-1.0pp $378	-0.5pp $360	base $342	+0.5pp $324	+1.0pp $306

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: $17,500
• Closing costs: $2,100
• 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	45d	1	0.36mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	45d	1	0.66mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	45d	1	0.72mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	45d	1	1.15mi

Listing history 31 events

1. 2026-06-19
   days on market $70,000 Active 351 DOM
2. 2026-06-18
   days on market $70,000 Active 350 DOM
3. 2026-06-17
   days on market $70,000 Active 349 DOM
4. 2026-06-16
   days on market $70,000 Active 348 DOM
5. 2026-06-15
   days on market $70,000 Active 347 DOM
6. 2026-06-14
   days on market $70,000 Active 345 DOM
7. 2026-06-12
   days on market $70,000 Active 344 DOM
8. 2026-06-09
   days on market $70,000 Active 341 DOM
9. 2026-06-08
   days on market $70,000 Active 340 DOM
10. 2026-06-07
    days on market $70,000 Active 339 DOM
11. 2026-06-03
    days on market $70,000 Active 335 DOM
12. 2026-06-02
    days on market $70,000 Active 334 DOM
13. 2026-06-01
    days on market $70,000 Active 333 DOM
14. 2026-05-31
    days on market $70,000 Active 332 DOM
15. 2026-05-30
    days on market $70,000 Active 331 DOM
16. 2026-01-14
    price $70,000 164-char remark

    Show marketing remark (164 chars)

    Investor opportunity! Come and see this property today, you can make this your next project. Also, this can be your next home if you are willing to put in the work.

17. 2026-01-02
    status Active 164-char remark

    Show marketing remark (164 chars)

    Investor opportunity! Come and see this property today, you can make this your next project. Also, this can be your next home if you are willing to put in the work.

18. 2025-12-31
    historical 164-char remark

    Show marketing remark (164 chars)

    Investor opportunity! Come and see this property today, you can make this your next project. Also, this can be your next home if you are willing to put in the work.

19. 2025-07-01
    listed $80,000 Active 164-char remark

    Show marketing remark (164 chars)

    Investor opportunity! Come and see this property today, you can make this your next project. Also, this can be your next home if you are willing to put in the work.

20. 2025-06-30
    historical
21. 2024-12-31
    price $80,000
22. 2024-06-05
    price $90,000
23. 2024-04-24
    listed $100,000 Active
24. 2024-04-23
    historical
25. 2023-03-17
    soldstatus $40,000 Closed
26. 2023-03-05
    status Active
27. 2023-02-23
    status Pending
28. 2022-12-28
    price $48,000
29. 2022-09-29
    listed $50,000 Active
30. 2012-10-26
    soldstatus $20,000
31. 2012-04-19
    listed $27,900

ⓘ 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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $13,393
• − Mortgage interest: −$3,921
• − Property taxes: −$1,050
• − Insurance: −$1,016
• − Repairs & maintenance: −$1,071
• − Management: −$1,071
• − Depreciation: −$2,036
• Taxable income: $3,226
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $3,335/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 · 3 photos

Poor 30/100 Extensive rehab

This property requires extensive renovations, including painting, flooring, and kitchen and bathroom updates, to improve its condition and value.

Repairs flagged

• Major Painting — Peeling paint on exterior and interior walls
• Major Siding — Weathered and peeling siding
• Major Flooring — Worn and outdated flooring throughout
• Major Kitchen appliances — Outdated and worn appliances
• Major Bathroom fixtures — Basic and outdated bathroom fixtures
• Major HVAC system — Old HVAC system

Value-add opportunities

• Both Painting and repainting — Fresh paint can improve the home's curb appeal and interior aesthetics
• Both New flooring — New flooring can significantly improve the home's appearance and value
• Both Kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value
• Both Bathroom fixtures — Modernizing the bathroom can enhance the home's appeal and value
• Both HVAC system — Upgrading the HVAC system can improve comfort and energy efficiency, increasing the home's value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting · Peeling paint on exterior and interior walls	Major	$15,000–50,000
Siding · Weathered and peeling siding	Major	$15,000–50,000
Flooring · Worn and outdated flooring throughout	Major	$15,000–50,000
Kitchen appliances · Outdated and worn appliances	Major	$15,000–50,000
Bathroom fixtures · Basic and outdated bathroom fixtures	Major	$15,000–50,000
HVAC system · Old HVAC system	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Painting and repainting — Fresh paint can improve the home's curb appeal and interior aesthetics ↑
• Both New flooring — New flooring can significantly improve the home's appearance and value ↑
• Both Kitchen appliances — Upgrading to modern appliances can increase the home's appeal and value ↑
• Both Bathroom fixtures — Modernizing the bathroom can enhance the home's appeal and value ↑
• Both HVAC system — Upgrading the HVAC system can improve comfort and energy efficiency, increasing the home's value ↑

ⓘ 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

+150.9% since first listed

16 events — show timeline

• 2026-01-14 Price Changed $70,000 BRIGHT MLS
• 2026-01-02 Relisted — BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-07-01 Listed $80,000 BRIGHT MLS
• 2025-06-30 Listing Removed — BRIGHT MLS
• 2024-12-31 Price Changed $80,000 BRIGHT MLS
• 2024-06-05 Price Changed $90,000 BRIGHT MLS
• 2024-04-24 Listed $100,000 BRIGHT MLS
• 2024-04-23 Coming Soon — BRIGHT MLS
• 2023-03-17 Sold (MLS) $40,000 CSVBR
• 2023-03-05 Relisted — CSVBR
• 2023-02-23 Pending — CSVBR
• 2022-12-28 Price Changed $48,000 CSVBR
• 2022-09-29 Listed $50,000 CSVBR
• 2012-10-26 Sold (MLS) $20,000 CSVBR
• 2012-04-19 Listed $27,900 CSVBR