805-807 N 6th St · Shamokin, PA 17872

$49,900

None bd · 12.0 ba · 1,950 sqft · Townhouse · 80 Days on market

Built 1900 3,920 sqft lot $26/sqft · 25% below area Est $66k · 25% under ↓ 8% since listing

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 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
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Massive 1,950 sq ft duplex opportunity in the heart of Shamokin--configured as two oversized units, each designed for a 4 bed, 3 bath layout. Delivered in shell condition, this property is a true blank slate ready for a full renovation and built for maximum upside. Ideal for a high-yield rental, BRRR strategy, or potential multi-unit conversion, this deal offers strong cash flow potential with public water/sewer, low taxes, and a proven investor-friendly market. Vacant and ready for immediate work--bring your vision and unlock the full value of this oversized asset. Opportunities like this at this price point are rare.

Key facts

• 3,920 sq ft lot
• Parking
• Built 1900

What this means for you Summary

Snapshot

• This is a ?-bed/12.0-bath townhouse listed at $50k.

Deal economics

• At list price, monthly cash flow is $430 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($971 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 16.6% 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; 3 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 ($345 loan paydown + $950 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

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

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. 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.
7. 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.
8. 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: 1.95% ✓
• Cap rate: 16.64%
• Cash-on-cash: 36.96%
• DSCR: 2.64
• GRM: 4.3

CMA / ARV

• ARV (median comp): $66,274
• List price: $49,900
• Delta: -24.71%
• Verdict: UNDERPRICED
• Comps: 17 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
135-137 S 6th St	0.38mi	4/2.5	2,000 (+3%)	10mo	$90,000	$45	50
144 E Sunbury St	0.36mi	3/2.0	2,042 (+5%)	23mo	$60,000	$29	36
103 S Franklin St	0.64mi	4/1.0	1,800 (-8%)	9mo	$48,000	$27	29
518 Bear Valley Ave	0.63mi	4/1.0	1,800 (-8%)	13mo	$16,000	$9	27
609 Commerce St E	0.58mi	4/1.5	1,668 (-14%)	8mo	$92,000	$55	22

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: 40.9%
• Equity multiple: 3.19×
• Total profit: $30,596
• Equity at exit: $19,423

10-year hold

• IRR: 41.9%
• Equity multiple: 6.31×
• Total profit: $74,217
• Equity at exit: $27,771

Cash invested: $13,972 (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: 4.3×

Monthly cashflow live

• Estimated rent: $971 medium
• Mortgage (P&I): −$262
• Tax from tax record: −$55 /mo · $654/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$204
• Net cashflow: $430

Break-even live

Break-even rent $427

Max offer price $49,900

Occupancy floor 51%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 3 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	44d	1	0.53mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	44d	1	0.67mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	44d	1	0.69mi

Listing history 17 events

1. 2026-06-19
   days on market $49,900 Active 80 DOM
2. 2026-06-18
   days on market $49,900 Active 79 DOM
3. 2026-06-17
   days on market $49,900 Active 78 DOM
4. 2026-06-16
   days on market $49,900 Active 77 DOM
5. 2026-06-15
   days on market $49,900 Active 76 DOM
6. 2026-06-14
   days on market $49,900 Active 74 DOM
7. 2026-06-12
   days on market $49,900 Active 73 DOM
8. 2026-06-09
   days on market $49,900 Active 70 DOM
9. 2026-06-08
   days on market $49,900 Active 69 DOM
10. 2026-06-07
    days on market $49,900 Active 68 DOM
11. 2026-06-03
    pricedays on market $49,900 Active 64 DOM
12. 2026-06-02
    days on market $54,900 Active 63 DOM
13. 2026-06-01
    days on market $54,900 Active 62 DOM
14. 2026-05-31
    days on market $54,900 Active 61 DOM
15. 2026-05-30
    days on market $54,900 Active 60 DOM
16. 2026-03-31
    listed $54,900 Active 626-char remark

    Show marketing remark (626 chars)

    Massive 1,950 sq ft duplex opportunity in the heart of Shamokin--configured as two oversized units, each designed for a 4 bed, 3 bath layout. Delivered in shell condition, this property is a true blank slate ready for a full renovation and built for maximum upside. Ideal for a high-yield rental, BRRR strategy, or potential multi-unit conversion, this deal offers strong cash flow potential with public water/sewer, low taxes, and a proven investor-friendly market. Vacant and ready for immediate work--bring your vision and unlock the full value of this oversized asset. Opportunities like this at this price point are rare.

17. 2025-09-10
    soldstatus $60,000

ⓘ 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: $654 · $55/mo
• Projected year-2 tax: $721 · $60/mo
• Expected delta: +$67/yr (+$6/mo · 10.2%)

ⓘ 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 ≥95°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: $11,656
• − Mortgage interest: −$2,795
• − Property taxes: −$654
• − Insurance: −$250
• − Repairs & maintenance: −$932
• − Management: −$932
• − Depreciation: −$1,452
• Taxable income: $4,640
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $4,050/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

-8.5% since first listed

2 events — show timeline

• 2026-03-31 Listed $54,900 PMAR
• 2025-09-10 Sold (Public Records) $60,000 Public Records

Property tax history

+34.3%/yr

Latest (2026): $654 · +61.5% YoY. Source: county tax records.