1000 W Mulberry St · Fairview-Ferndale, PA 17866

$50,000

2 bd · 1.5 ba · 1,200 sqft · Other · 31 Days on market

Built 1920 1,742 sqft lot ↓ 15% 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
• ARV discount +7.5/15.0
• Appreciation +4.4/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Affordable half-double in Coal Township within the Shamokin Area School District! This 2-bedroom, 1.5-bath home offers low taxes, manageable living, and a great opportunity for an owner-occupant or investor.

Key facts

• 1,742 sq ft lot
• Built 1920
• Listed 30 days

Property features AI

Exterior

• Utilities: Public water
• Home design: Single-family residence; Three or more levels
• Construction: Approximately 1,200 total finished above-grade area
• Exterior features: Shingle roof

Interior

• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Forced air heating (natural gas)
• Interior features: Basement present

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $359 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($880 rent vs $50k).
• Recommended offer: $48k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• 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: 30 active listings in the ZIP; 7 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

• Local home prices are declining (-1.3%/yr); year-one equity from $346 of loan paydown is wiped out by about $646 of value loss. Plan a longer hold.
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($48k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $48,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.76% ✓
• Cap rate: 14.91%
• Cash-on-cash: 30.78%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.9%
• Equity multiple: 2.32×
• Total profit: $18,454
• Equity at exit: $11,371

10-year hold

• IRR: 34.1%
• Equity multiple: 4.50×
• Total profit: $48,951
• Equity at exit: $11,354

Cash invested: $14,000 (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 17866

• Home prices YoY: -1.1%
• Active inventory: 30
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $880 high
• Mortgage (P&I): −$262
• Tax from tax record: −$53 /mo · $637/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$185
• Net cashflow: $359

Break-even live

Break-even rent $425

Max offer price $50,000

Occupancy floor 54%

Sensitivity live

Price	-10% $387	-5% $373	+0% $359	+5% $345	+10% $331
Rent	-10% $290	-5% $324	+0% $359	+5% $394	+10% $429
Rate	-1.0pp $384	-0.5pp $372	base $359	+0.5pp $346	+1.0pp $333

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: $12,500
• Closing costs: $1,500
• 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	44d	1	0.17mi
863 W Spruce St Coal Township, PA	2.0	1.0	1200	$695	$0.58	44d	1	0.19mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	44d	1	0.28mi
11 S Market St Fl Rear Shamokin, PA	3.0	1.0	950	$1,000	$1.05	44d	1	0.56mi
11 S Market St Apt B Rear Shamokin, PA	2.0	1.0	1100	$900	$0.82	44d	1	0.56mi
169 N Grant St Shamokin, PA	1.0	1.0	750	$695	$0.93	44d	1	0.81mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	44d	1	1.04mi

Listing history 4 events

1. 2026-06-19
   days on market $50,000 Active 31 DOM
2. 2026-06-18
   days on market $50,000 Active 30 DOM
3. 2026-06-17
   remarks 207-char remark
4. 2026-06-17
   listed $50,000 Active 29 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: $637 · $53/mo
• Projected year-2 tax: $713 · $59/mo
• Expected delta: +$77/yr (+$6/mo · 12.0%)

ⓘ 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 4/10 Moderate 7 d/yr ≥95°F today · 16 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: $10,559
• − Mortgage interest: −$2,801
• − Property taxes: −$637
• − Insurance: −$250
• − Repairs & maintenance: −$845
• − Management: −$845
• − Depreciation: −$1,455
• Taxable income: $3,728
• Est. tax owed @ 24.0%: −$895
• After-tax cash flow: $3,414/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 — Fairview-Ferndale

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Census place: Fairview-Ferndale, PA
• Population (ZIP): 9,808

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 (79%)
• Race & ethnicity: White 79% Black 15% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 12% Iranian 4% Subsaharan African 2%
• Foreign-born: 1%
• Languages at home: 97% 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: ▼ -1.29%
• Current HPI: 111.3788
• 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

-15.3% since first listed

2 events — show timeline

• 2026-06-11 Price Changed $50,000 AHARMLS
• 2026-05-19 Listed $59,000 AHARMLS

Property tax history

+3.9%/yr

Latest (2026): $637 · +2.2% YoY. Source: county tax records.