119 N Grant St · Shamokin, PA 17872

$54,950

5 bd · 1.0 ba · 1,850 sqft · Other · 83 Days on market

Built 1920 $30/sqft · 19% above area Est $46k · 19% over

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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
• Condition / age +2.5/5.0
• Schools +2.4/10.0
• ARV discount +0.0/15.0

Listing remarks MLS

Five-bedroom, one bath end-of-row home located in Shamokin, PA, offering generous living space with high ceilings, hardwood floors, and abundant windows offering natural light throughout. The property features all-electric utilities including heat, hot water, and cooking, along with an updated 200-amp electrical service and panel. The home was fully remodeled last year and was most recently rented for $1500 per month plus utilities. This property presents a strong opportunity for an investor looking to add a cash-flowing rental to their portfolio or for a buyer seeking a spacious home with value-add potential with immediate equity at time of purchase. There is currently a minor roof leak present, so some level of roof patching or repair may be needed. These factors have been considered in the pricing and the property is priced according to sell. The property is being sold strictly as-is. The seller will make no repairs or improvements of an kind and is responsible for no existing conditions. Buyers are encouraged to perform their own due diligence.

Key facts

• Built 1920
• Listed 82 days

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath other listed at $55k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.1% 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: 78 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($380 loan paydown + $1k 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 83 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $30k (35%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $55k implies a 120% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $51,653 (6.0% below list)

Questions for the listing agent

1. It's been on market 83 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 1920 — 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: 2.73% ✓
• Cap rate: 23.12%
• Cash-on-cash: 60.08%
• DSCR: 3.67
• GRM: 3.1

CMA / ARV

• ARV (median comp): $46,081
• List price: $54,950
• Delta: 19.25%
• Verdict: OVERPRICED
• Comps: 14 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 63.8%
• Equity multiple: 4.42×
• Total profit: $52,606
• Equity at exit: $21,388

10-year hold

• IRR: 64.3%
• Equity multiple: 8.97×
• Total profit: $122,644
• Equity at exit: $30,582

Cash invested: $15,386 (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: 3.1×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$104 /mo · $1,243/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $770

Break-even live

Break-even rent $525

Max offer price $54,950

Occupancy floor 44%

Sensitivity live

Price	-10% $801	-5% $786	+0% $770	+5% $755	+10% $739
Rent	-10% $652	-5% $711	+0% $770	+5% $830	+10% $889
Rate	-1.0pp $798	-0.5pp $784	base $770	+0.5pp $756	+1.0pp $742

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: $13,738
• Closing costs: $1,648
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	44d	1	0.36mi

Listing history 23 events

1. 2026-06-19
   days on market $54,950 Active 83 DOM
2. 2026-06-18
   days on market $54,950 Active 82 DOM
3. 2026-06-17
   days on market $54,950 Active 81 DOM
4. 2026-06-16
   days on market $54,950 Active 80 DOM
5. 2026-06-15
   days on market $54,950 Active 79 DOM
6. 2026-06-14
   days on market $54,950 Active 77 DOM
7. 2026-06-12
   days on market $54,950 Active 76 DOM
8. 2026-06-09
   days on market $54,950 Active 73 DOM
9. 2026-06-08
   days on market $54,950 Active 72 DOM
10. 2026-06-07
    days on market $54,950 Active 71 DOM
11. 2026-06-03
    days on market $54,950 Active 67 DOM
12. 2026-06-03
    price $54,950 Active 66 DOM
13. 2026-06-02
    days on market $59,900 Active 66 DOM
14. 2026-06-01
    days on market $59,900 Active 65 DOM
15. 2026-05-31
    days on market $59,900 Active 64 DOM
16. 2026-05-30
    days on market $59,900 Active 63 DOM
17. 2026-04-30
    price $74,900 1064-char remark

    Show marketing remark (1064 chars)

    Five-bedroom, one bath end-of-row home located in Shamokin, PA, offering generous living space with high ceilings, hardwood floors, and abundant windows offering natural light throughout. The property features all-electric utilities including heat, hot water, and cooking, along with an updated 200-amp electrical service and panel. The home was fully remodeled last year and was most recently rented for $1500 per month plus utilities. This property presents a strong opportunity for an investor looking to add a cash-flowing rental to their portfolio or for a buyer seeking a spacious home with value-add potential with immediate equity at time of purchase. There is currently a minor roof leak present, so some level of roof patching or repair may be needed. These factors have been considered in the pricing and the property is priced according to sell. The property is being sold strictly as-is. The seller will make no repairs or improvements of an kind and is responsible for no existing conditions. Buyers are encouraged to perform their own due diligence.

18. 2026-04-08
    price $79,999 1064-char remark

    Show marketing remark (1064 chars)

    Five-bedroom, one bath end-of-row home located in Shamokin, PA, offering generous living space with high ceilings, hardwood floors, and abundant windows offering natural light throughout. The property features all-electric utilities including heat, hot water, and cooking, along with an updated 200-amp electrical service and panel. The home was fully remodeled last year and was most recently rented for $1500 per month plus utilities. This property presents a strong opportunity for an investor looking to add a cash-flowing rental to their portfolio or for a buyer seeking a spacious home with value-add potential with immediate equity at time of purchase. There is currently a minor roof leak present, so some level of roof patching or repair may be needed. These factors have been considered in the pricing and the property is priced according to sell. The property is being sold strictly as-is. The seller will make no repairs or improvements of an kind and is responsible for no existing conditions. Buyers are encouraged to perform their own due diligence.

19. 2026-03-28
    listed $84,999 Active 1064-char remark

    Show marketing remark (1064 chars)

    Five-bedroom, one bath end-of-row home located in Shamokin, PA, offering generous living space with high ceilings, hardwood floors, and abundant windows offering natural light throughout. The property features all-electric utilities including heat, hot water, and cooking, along with an updated 200-amp electrical service and panel. The home was fully remodeled last year and was most recently rented for $1500 per month plus utilities. This property presents a strong opportunity for an investor looking to add a cash-flowing rental to their portfolio or for a buyer seeking a spacious home with value-add potential with immediate equity at time of purchase. There is currently a minor roof leak present, so some level of roof patching or repair may be needed. These factors have been considered in the pricing and the property is priced according to sell. The property is being sold strictly as-is. The seller will make no repairs or improvements of an kind and is responsible for no existing conditions. Buyers are encouraged to perform their own due diligence.

20. 2024-08-01
    soldstatus $25,000
21. 2024-07-30
    soldstatus $25,000 Closed 162-char remark

    Show marketing remark (162 chars)

    Handyman special! Spacious half double with 5 bedrooms, full bath, hardwood flooring throughout! Call or message Peggy today for your private tour! [phone]

22. 2024-06-20
    status Pending 162-char remark

    Show marketing remark (162 chars)

    Handyman special! Spacious half double with 5 bedrooms, full bath, hardwood flooring throughout! Call or message Peggy today for your private tour! [phone]

23. 2024-06-19
    listed $27,500 Active 162-char remark

    Show marketing remark (162 chars)

    Handyman special! Spacious half double with 5 bedrooms, full bath, hardwood flooring throughout! Call or message Peggy today for your private tour! [phone]

ⓘ 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: $1,243 · $104/mo
• Projected year-2 tax: $1,243 · $104/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 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $18,000
• − Mortgage interest: −$3,078
• − Property taxes: −$1,243
• − Insurance: −$275
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,599
• Taxable income: $8,925
• Est. tax owed @ 24.0%: −$2,142
• After-tax cash flow: $7,102/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

+172.4% since first listed

7 events — show timeline

• 2026-04-30 Price Changed $74,900 BRIGHT MLS
• 2026-04-08 Price Changed $79,999 BRIGHT MLS
• 2026-03-28 Listed $84,999 BRIGHT MLS
• 2024-08-01 Sold (Public Records) $25,000 Public Records
• 2024-07-30 Sold (MLS) $25,000 CSVBR
• 2024-06-20 Pending — CSVBR
• 2024-06-19 Listed $27,500 CSVBR

Property tax history

+6.8%/yr

Latest (2026): $1,243 · +61.5% YoY. Source: county tax records.