4685 Upper Rd · Marshallton, PA 17872

$92,500

3 bd · 1.0 ba · 1,264 sqft · Other · 76 Days on market

Built 1907 7,405 sqft lot $73/sqft · 41% below area Est $156k · 41% under

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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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• Appreciation +6.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Currently utilized as storage space, this property is poised for revitalization by its new owners. This charming residence comprises three bedrooms and a single bathroom, spanning an area of 1264 square feet on a 0.17-acre lot. It is complemented by a spacious two-car oversized garage equipped with a newly installed metal roof. Strategically located just minutes from Shamokin and major highways, this property affords easy access to amenities while preserving the tranquility of a rural oasis. It is ideally suited for individuals engaged in DIY projects, contractors seeking premium rental opportunities, or investors seeking a high-return investment. With its substantial potential, this property caters to a diverse range of interests. It is important to note that the property requires septic tank repairs, property will be emptied/cleaned out prior to settlement. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

Key facts

• 7,405 sq ft lot
• 2 garage spots
• Built 1907

Tags

• NEWLY INSTALLED METAL ROOF
• EASY ACCESS TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $92k.

Deal economics

• At list price, monthly cash flow is $495 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $92k).
• Recommended offer: $87k (6.0% below list) — sets the bar for market timing.
• Cap rate 12.7% vs local median 0.8% in Marshallton — 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 74/100 on livability (#489 in PA, #4,500 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D, schools F, amenities 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; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($640 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 $26k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 76 days — a 6% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 12y 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 1907 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $86,950 (6.0% below list)

Questions for the listing agent

1. It's been on market 76 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 1907 — 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 F-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: 1.47% ✓
• Cap rate: 12.72%
• Cash-on-cash: 22.94%
• DSCR: 2.02
• GRM: 5.7

CMA / ARV

• ARV (median comp): $156,285
• List price: $92,500
• Delta: -40.81%
• Verdict: UNDERPRICED
• Comps: 2 within 1.0 mi

Projected returns pro-forma

1.9% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 2.44×
• Total profit: $37,409
• Equity at exit: $36,004

10-year hold

• IRR: 28.6%
• Equity multiple: 4.70×
• Total profit: $95,804
• Equity at exit: $51,480

Cash invested: $25,900 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,357 medium
• Mortgage (P&I): −$485
• Tax from tax record: −$54 /mo · $644/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $495

Break-even live

Break-even rent $731

Max offer price $92,500

Occupancy floor 59%

Sensitivity live

Price	-10% $548	-5% $521	+0% $495	+5% $469	+10% $443
Rent	-10% $388	-5% $442	+0% $495	+5% $549	+10% $602
Rate	-1.0pp $542	-0.5pp $519	base $495	+0.5pp $471	+1.0pp $447

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: $23,125
• Closing costs: $2,775
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $92,500 Active 76 DOM
2. 2026-06-18
   days on market $92,500 Active 75 DOM
3. 2026-06-17
   days on market $92,500 Active 74 DOM
4. 2026-06-16
   days on market $92,500 Active 73 DOM
5. 2026-06-15
   days on market $92,500 Active 72 DOM
6. 2026-06-14
   days on market $92,500 Active 70 DOM
7. 2026-06-12
   days on market $92,500 Active 69 DOM
8. 2026-06-09
   days on market $92,500 Active 66 DOM
9. 2026-06-08
   days on market $92,500 Active 65 DOM
10. 2026-06-07
    days on market $92,500 Active 64 DOM
11. 2026-06-03
    days on market $92,500 Active 60 DOM
12. 2026-06-02
    days on market $92,500 Active 59 DOM
13. 2026-06-01
    days on market $92,500 Active 58 DOM
14. 2026-05-31
    days on market $92,500 Active 57 DOM
15. 2026-05-30
    days on market $92,500 Active 56 DOM
16. 2026-05-16
    status Active 1637-char remark

    Show marketing remark (1637 chars)

    Currently utilized as storage space, this property is poised for revitalization by its new owners. This charming residence comprises three bedrooms and a single bathroom, spanning an area of 1264 square feet on a 0.17-acre lot. It is complemented by a spacious two-car oversized garage equipped with a newly installed metal roof. Strategically located just minutes from Shamokin and major highways, this property affords easy access to amenities while preserving the tranquility of a rural oasis. It is ideally suited for individuals engaged in DIY projects, contractors seeking premium rental opportunities, or investors seeking a high-return investment. With its substantial potential, this property caters to a diverse range of interests. It is important to note that the property requires septic tank repairs, property will be emptied/cleaned out prior to settlement. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

17. 2026-05-12
    historical 1637-char remark

    Show marketing remark (1637 chars)

    Currently utilized as storage space, this property is poised for revitalization by its new owners. This charming residence comprises three bedrooms and a single bathroom, spanning an area of 1264 square feet on a 0.17-acre lot. It is complemented by a spacious two-car oversized garage equipped with a newly installed metal roof. Strategically located just minutes from Shamokin and major highways, this property affords easy access to amenities while preserving the tranquility of a rural oasis. It is ideally suited for individuals engaged in DIY projects, contractors seeking premium rental opportunities, or investors seeking a high-return investment. With its substantial potential, this property caters to a diverse range of interests. It is important to note that the property requires septic tank repairs, property will be emptied/cleaned out prior to settlement. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

18. 2026-03-31
    listed $92,500 Active 1637-char remark

    Show marketing remark (1637 chars)

    Currently utilized as storage space, this property is poised for revitalization by its new owners. This charming residence comprises three bedrooms and a single bathroom, spanning an area of 1264 square feet on a 0.17-acre lot. It is complemented by a spacious two-car oversized garage equipped with a newly installed metal roof. Strategically located just minutes from Shamokin and major highways, this property affords easy access to amenities while preserving the tranquility of a rural oasis. It is ideally suited for individuals engaged in DIY projects, contractors seeking premium rental opportunities, or investors seeking a high-return investment. With its substantial potential, this property caters to a diverse range of interests. It is important to note that the property requires septic tank repairs, property will be emptied/cleaned out prior to settlement. Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

19. 2014-07-29
    listed $27,000

ⓘ 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: $644 · $54/mo
• Projected year-2 tax: $1,053 · $88/mo
• Expected delta: +$409/yr (+$34/mo · 63.5%)

ⓘ 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 5/10 Major
• 🌡 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: $16,290
• − Mortgage interest: −$5,181
• − Property taxes: −$644
• − Insurance: −$462
• − Repairs & maintenance: −$1,303
• − Management: −$1,303
• − Depreciation: −$2,691
• Taxable income: $4,705
• Est. tax owed @ 24.0%: −$1,129
• After-tax cash flow: $4,813/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 — Marshallton

• Score: 74/100
• State rank: #489
• US rank: #4500

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment D Housing A- Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• 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

+242.6% since first listed

4 events — show timeline

• 2026-05-16 Relisted — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-03-31 Listed $92,500 BRIGHT MLS
• 2014-07-29 Listed $27,000 CSVBR

Property tax history

+3.1%/yr

Latest (2026): $644 · +2.9% YoY. Source: county tax records.