108 S Shamokin St · Shamokin, PA 17872

$59,900

5 bd · 2.0 ba · 1,949 sqft · Other · 157 Days on market

Built 1924 2,178 sqft lot $31/sqft · 12% above area Est $53k · 12% 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 +1.9/15.0

Listing remarks MLS

Income-producing 5-bedroom, 1.75-bath property currently tenant-occupied and generating $950 per month in rent. Interior pictures coming soon. This property presents an opportunity for investors seeking an existing rental with established monthly income. Bedroom count supports flexibility for occupancy, subject to buyer verification of permitted use. Property is being sold as-is. Buyer to independently verify all information including rent, lease terms, expenses, utilities, zoning, permitted use, measurements, and condition. No representations or guarantees are made regarding future rental income, occupancy, or investment performance. Property requires 48 hr notice for showing.

Key facts

• 2,178 sq ft lot
• Garage
• Built 1924

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $266 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $60k).
• Recommended offer: $53k (12.0% below list) — sets the bar for market timing.
• Cap rate 20.9% 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; 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 $2k of equity ($414 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 $17k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 157 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y ago; this cycle's ask has dropped $10k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $15k; list at $60k implies a 292% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo; built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 157 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1924 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 2.50% ✓
• Cap rate: 20.85%
• Cash-on-cash: 52.01%
• DSCR: 3.31
• GRM: 3.3

CMA / ARV

• ARV (median comp): $53,277
• List price: $59,900
• Delta: 12.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 23.4%
• Equity multiple: 2.26×
• Total profit: $21,117
• Equity at exit: $23,315

10-year hold

• IRR: 25.5%
• Equity multiple: 4.36×
• Total profit: $56,286
• Equity at exit: $33,337

Cash invested: $16,772 (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: 3.3×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$119 /mo · $1,429/yr
• Insurance: −$25
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $266

Break-even live

Break-even rent $1,163

Max offer price $59,900

Occupancy floor 77%

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: $14,975
• Closing costs: $1,797
• 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	43d	1	0.40mi

Listing history 20 events

1. 2026-06-19
   days on market $59,900 Active 157 DOM
2. 2026-06-18
   days on market $59,900 Active 156 DOM
3. 2026-06-17
   days on market $59,900 Active 155 DOM
4. 2026-06-16
   days on market $59,900 Active 154 DOM
5. 2026-06-15
   days on market $59,900 Active 153 DOM
6. 2026-06-14
   days on market $59,900 Active 151 DOM
7. 2026-06-12
   days on market $59,900 Active 150 DOM
8. 2026-06-09
   days on market $59,900 Active 147 DOM
9. 2026-06-08
   days on market $59,900 Active 146 DOM
10. 2026-06-07
    days on market $59,900 Active 145 DOM
11. 2026-06-03
    days on market $59,900 Active 141 DOM
12. 2026-06-02
    days on market $59,900 Active 140 DOM
13. 2026-06-01
    days on market $59,900 Active 139 DOM
14. 2026-05-31
    days on market $59,900 Active 138 DOM
15. 2026-05-30
    days on market $59,900 Active 137 DOM
16. 2026-04-28
    price $59,900 686-char remark

    Show marketing remark (686 chars)

    Income-producing 5-bedroom, 1.75-bath property currently tenant-occupied and generating $950 per month in rent. Interior pictures coming soon. This property presents an opportunity for investors seeking an existing rental with established monthly income. Bedroom count supports flexibility for occupancy, subject to buyer verification of permitted use. Property is being sold as-is. Buyer to independently verify all information including rent, lease terms, expenses, utilities, zoning, permitted use, measurements, and condition. No representations or guarantees are made regarding future rental income, occupancy, or investment performance. Property requires 48 hr notice for showing.

17. 2026-01-13
    listed $70,000 Active 686-char remark

    Show marketing remark (686 chars)

    Income-producing 5-bedroom, 1.75-bath property currently tenant-occupied and generating $950 per month in rent. Interior pictures coming soon. This property presents an opportunity for investors seeking an existing rental with established monthly income. Bedroom count supports flexibility for occupancy, subject to buyer verification of permitted use. Property is being sold as-is. Buyer to independently verify all information including rent, lease terms, expenses, utilities, zoning, permitted use, measurements, and condition. No representations or guarantees are made regarding future rental income, occupancy, or investment performance. Property requires 48 hr notice for showing.

18. 2019-04-29
    soldstatus $15,300 211-char remark

    Show marketing remark (211 chars)

    3 BR 1.5 Bath 2 Story Home with 1 car detached garage. some repairs needed. HUD Owned property case# 441-851391 being sold AS-IS with no guarantee or warranty by seller. Offers submitted to www. hudhomestore.com

19. 2019-03-28
    listed $14,900 211-char remark

    Show marketing remark (211 chars)

    3 BR 1.5 Bath 2 Story Home with 1 car detached garage. some repairs needed. HUD Owned property case# 441-851391 being sold AS-IS with no guarantee or warranty by seller. Offers submitted to www. hudhomestore.com

20. 2018-11-29
    listed $14,900

ⓘ 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: $1,429 · $119/mo
• Projected year-2 tax: $1,429 · $119/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 7/10 Severe FEMA zone AE · 90% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 5/10 Major 8 d/yr ≥94°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: $18,000
• − Mortgage interest: −$3,355
• − Property taxes: −$1,429
• − Insurance: −$5,824
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,743
• Taxable income: $2,769
• Est. tax owed @ 24.0%: −$665
• After-tax cash flow: $2,533/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

+302.0% since first listed

5 events — show timeline

• 2026-04-28 Price Changed $59,900 CSVBR
• 2026-01-13 Listed $70,000 CSVBR
• 2019-04-29 Sold (MLS) $15,300 CSVBR
• 2019-03-28 Listed $14,900 CSVBR
• 2018-11-29 Listed $14,900 CSVBR

Property tax history

+6.8%/yr

Latest (2026): $1,429 · +61.5% YoY. Source: county tax records.