603 W Pine St · Shamokin, PA 17872

$99,900

4 bd · 1.5 ba · 1,741 sqft · Other · 19 Days on market

Built 1896 ↓ 29% since listing

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Why this score? — see what drove the C 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 +20.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• Appreciation +6.0/10.0
• 1% rule +5.8/10.0
• 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

Spacious single with a new roof installed in 2021! Updated windows, corner lot, well-maintained property with natural gas heat, both a private deck and private front entrance, fenced-in yard, and five full bedrooms!! Add that to a first-floor bedroom, first-floor laundry hookups, first-floor half-bath, eat-in kitchen, open living room/dining area, and a full basement. Pre-approved buyers ONLY. Schedule a showing today with Mindy at 570-850-5784. * Square footage taken from county tax assessment data.

Key facts

• Large deck
• Fenced yard
• Corner lot

Tags

• LARGE DECK
• FENCED YARD
• CORNER LOT

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public septic; Hot water: Other
• Home design: Detached property; Finished above-grade area (estimated 1,741)
• Construction: Frame construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 25 x 71; Not in a federal flood zone; No tidal water

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Radiator heating; Oil-fired heating fuel; Electric cooling fuel
• Interior features: Estimated living area; Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $100k.

Deal economics

• At list price, monthly cash flow is $132 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% 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 ($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 ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1896 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1896 — 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: 1.08% ✓
• Cap rate: 7.88%
• Cash-on-cash: 5.67%
• DSCR: 1.25
• GRM: 7.7

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: 9.9%
• Equity multiple: 1.53×
• Total profit: $14,805
• Equity at exit: $38,884

10-year hold

• IRR: 13.0%
• Equity multiple: 2.73×
• Total profit: $48,364
• 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: 7.7×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$152 /mo · $1,824/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $132

Break-even live

Break-even rent $908

Max offer price $99,900

Occupancy floor 83%

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: —

Rent comps 4 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	0.12mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	43d	1	0.51mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	43d	1	0.77mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	43d	1	0.86mi

Listing history 14 events

1. 2026-06-19
   days on market $99,900 Active 19 DOM
2. 2026-06-18
   days on market $99,900 Active 18 DOM
3. 2026-06-17
   days on market $99,900 Active 17 DOM
4. 2026-06-16
   days on market $99,900 Active 16 DOM
5. 2026-06-15
   days on market $99,900 Active 15 DOM
6. 2026-06-14
   days on market $99,900 Active 13 DOM
7. 2026-06-12
   days on market $99,900 Active 12 DOM
8. 2026-06-09
   days on market $99,900 Active 9 DOM
9. 2026-06-08
   days on market $99,900 Active 8 DOM
10. 2026-06-07
    days on market $99,900 Active 7 DOM
11. 2026-06-03
    days on market $99,900 Active 3 DOM
12. 2026-06-02
    days on market $99,900 Active 2 DOM
13. 2026-06-01
    remarks 467-char remark
14. 2026-06-01
    listed $99,900 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: $1,824 · $152/mo
• Projected year-2 tax: $1,824 · $152/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 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: $12,904
• − Mortgage interest: −$5,596
• − Property taxes: −$1,824
• − Insurance: −$500
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$2,906
• Taxable income: $14
• Est. tax owed @ 24.0%: −$3
• After-tax cash flow: $1,581/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

-28.6% since first listed

5 events — show timeline

• 2026-05-31 Listed $99,900 BRIGHT MLS
• 2023-06-28 Sold (Public Records) $145,000 Public Records
• 2023-06-02 Sold (MLS) $145,000 CSVBR
• 2023-04-04 Contingent — CSVBR
• 2023-03-25 Listed $140,000 CSVBR

Property tax history

+6.8%/yr

Latest (2026): $1,824 · +61.5% YoY. Source: county tax records.