1-3 3 Grant St · Shamokin, PA 17872

$99,900

6 bd · 2.0 ba · 2,400 sqft · MultiFamily · 186 Days on market

Built 1900 Poor condition 2,250 sqft lot $42/sqft · 48% above area Est $68k · 48% over ↓ 29% since listing

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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
• Appreciation +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +1.0/5.0
• ARV discount +0.0/15.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Don't miss this rare chance to own two properties side-by-side. 1 N Grant already has major upgrades: updated electric & plumbing, new furnace, gas service, and remodeled kitchen/bath that only need finishing. Large layout with 3-4 bedrooms, fenced yard, and garage/port. 3 N Grant is the perfect renovation project with tons of potential, original systems. Being Sold As Is.

Key facts

• New furnace
• Updated electric
• Remodeled kitchen

Tags

• MAJOR UPGRADES
• UPDATED ELECTRIC
• UPDATED PLUMBING
• NEW FURNACE
• REMODELED KITCHEN
• REMODELED BATH

What this means for you Summary

Snapshot

• This is a 6-bed/2.0-bath multifamily listed at $100k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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: 76 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 $3k of equity ($691 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 $28k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 186 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 186 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.86% ✓
• Cap rate: 15.65%
• Cash-on-cash: 33.42%
• DSCR: 2.49
• GRM: 4.5

CMA / ARV

• ARV (median comp): $67,707
• List price: $99,900
• Delta: 47.55%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
619 E Packer St	0.56mi	6/3.0	2,500 (+4%)	2mo	$35,000	$14	61
100-102 N 8th St	0.10mi	5/3.0 (-1)	2,100 (-12%)	10mo	$110,000	$52	57
54-56 S Shamokin St	0.19mi	5/2.0 (-1)	2,070 (-14%)	16mo	$120,000	$58	50
319 E Dewart St	0.44mi	5/3.0 (-1)	2,554 (+6%)	16mo	$113,300	$44	46
825-827 E Dewart St	0.48mi	5/3.0 (-1)	2,600 (+8%)	17mo	$58,000	$22	41

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: 37.3%
• Equity multiple: 3.00×
• Total profit: $56,005
• Equity at exit: $38,884

10-year hold

• IRR: 38.5%
• Equity multiple: 5.91×
• Total profit: $137,278
• Equity at exit: $55,598

Cash invested: $27,972 (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: 76
• Price-to-rent: 9.0×

Monthly cashflow live

• Estimated rent: $1,860 high
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $779

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 53%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	3	1	$1,860
Total (2 units)			$1,860

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 186 DOM
2. 2026-06-18
   days on market $99,900 Active 185 DOM
3. 2026-06-17
   days on market $99,900 Active 184 DOM
4. 2026-06-16
   days on market $99,900 Active 183 DOM
5. 2026-06-15
   days on market $99,900 Active 182 DOM
6. 2026-06-14
   days on market $99,900 Active 180 DOM
7. 2026-06-12
   days on market $99,900 Active 179 DOM
8. 2026-06-09
   days on market $99,900 Active 176 DOM
9. 2026-06-08
   days on market $99,900 Active 175 DOM
10. 2026-06-07
    days on market $99,900 Active 174 DOM
11. 2026-06-03
    days on market $99,900 Active 170 DOM
12. 2026-06-02
    days on market $99,900 Active 169 DOM
13. 2026-06-01
    days on market $99,900 Active 168 DOM
14. 2026-05-31
    days on market $99,900 Active 167 DOM
15. 2026-05-30
    days on market $99,900 Active 166 DOM
16. 2026-04-12
    price $99,900 381-char remark

    Show marketing remark (381 chars)

    Don't miss this rare chance to own two properties side-by-side. 1 N Grant already has major upgrades: updated electric & plumbing, new furnace, gas service, and remodeled kitchen/bath that only need finishing. Large layout with 3-4 bedrooms, fenced yard, and garage/port. 3 N Grant is the perfect renovation project with tons of potential, original systems. Being Sold As Is.

17. 2026-04-11
    status Active 381-char remark

    Show marketing remark (381 chars)

    Don't miss this rare chance to own two properties side-by-side. 1 N Grant already has major upgrades: updated electric & plumbing, new furnace, gas service, and remodeled kitchen/bath that only need finishing. Large layout with 3-4 bedrooms, fenced yard, and garage/port. 3 N Grant is the perfect renovation project with tons of potential, original systems. Being Sold As Is.

18. 2026-04-01
    historical 381-char remark

    Show marketing remark (381 chars)

    Don't miss this rare chance to own two properties side-by-side. 1 N Grant already has major upgrades: updated electric & plumbing, new furnace, gas service, and remodeled kitchen/bath that only need finishing. Large layout with 3-4 bedrooms, fenced yard, and garage/port. 3 N Grant is the perfect renovation project with tons of potential, original systems. Being Sold As Is.

19. 2026-02-17
    price $109,900 381-char remark

    Show marketing remark (381 chars)

    Don't miss this rare chance to own two properties side-by-side. 1 N Grant already has major upgrades: updated electric & plumbing, new furnace, gas service, and remodeled kitchen/bath that only need finishing. Large layout with 3-4 bedrooms, fenced yard, and garage/port. 3 N Grant is the perfect renovation project with tons of potential, original systems. Being Sold As Is.

20. 2026-01-20
    price $125,000 381-char remark

    Show marketing remark (381 chars)

    Don't miss this rare chance to own two properties side-by-side. 1 N Grant already has major upgrades: updated electric & plumbing, new furnace, gas service, and remodeled kitchen/bath that only need finishing. Large layout with 3-4 bedrooms, fenced yard, and garage/port. 3 N Grant is the perfect renovation project with tons of potential, original systems. Being Sold As Is.

21. 2025-12-05
    listed $140,000 Active 381-char remark

    Show marketing remark (381 chars)

    Don't miss this rare chance to own two properties side-by-side. 1 N Grant already has major upgrades: updated electric & plumbing, new furnace, gas service, and remodeled kitchen/bath that only need finishing. Large layout with 3-4 bedrooms, fenced yard, and garage/port. 3 N Grant is the perfect renovation project with tons of potential, original systems. Being Sold As Is.

ⓘ 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 4/10 Moderate 8 d/yr ≥94°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 3% 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: $22,320
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,786
• − Management: −$1,786
• − Depreciation: −$2,906
• Taxable income: $8,249
• Est. tax owed @ 24.0%: −$1,980
• After-tax cash flow: $7,368/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

Poor 20/100 Extensive rehab

This property requires extensive renovation and structural repairs to become move-in ready. Significant investment is needed to improve its condition and increase its value.

Repairs flagged

• Major Exposed wiring — Safety hazard
• Major Exposed roof structure — Structural damage
• Major Exposed siding and foundation — Structural damage
• Major Exposed subfloor — Structural damage
• Major Exposed drywall — Structural damage
• Major Exposed ductwork — Structural damage

Value-add opportunities

• Both Complete exterior renovation — Improves curb appeal and structural integrity
• Both Complete interior renovation — Improves functionality and aesthetics
• Both HVAC system replacement — Enhances comfort and energy efficiency
• Both Landscaping and curb appeal improvements — Enhances property value and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed wiring · Safety hazard	Major	$15,000–50,000
Exposed roof structure · Structural damage	Major	$15,000–50,000
Exposed siding and foundation · Structural damage	Major	$15,000–50,000
Exposed subfloor · Structural damage	Major	$15,000–50,000
Exposed drywall · Structural damage	Major	$15,000–50,000
Exposed ductwork · Structural damage	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Complete exterior renovation — Improves curb appeal and structural integrity ↑
• Both Complete interior renovation — Improves functionality and aesthetics ↑
• Both HVAC system replacement — Enhances comfort and energy efficiency ↑
• Both Landscaping and curb appeal improvements — Enhances property value and aesthetics ↑

ⓘ 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

-28.6% since first listed

6 events — show timeline

• 2026-04-12 Price Changed $99,900 LCAR
• 2026-04-11 Relisted — LCAR
• 2026-04-01 Delisted — LCAR
• 2026-02-17 Price Changed $109,900 LCAR
• 2026-01-20 Price Changed $125,000 LCAR
• 2025-12-05 Listed $140,000 LCAR