135 Birch St · Shamokin, PA 17872

$65,000

5 bd · 1.0 ba · 1,300 sqft · Townhouse · 52 Days on market

938 sqft lot $50/sqft · 38% above area Est $47k · 38% 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

Why rent when you can own? This 5 bedroom 1 bath home in Shamokin offers plenty of space and convenience with a small yard and first floor laundry.

Key facts

• Listed 51 days

Property features AI

Finance

• Financial info: Annual tax amount reported

Exterior

• Utilities: Public water; Public sewer
• Home design: Townhouse (residential); Three or more levels
• Construction: Aluminum siding
• Exterior features: Lot approximately 12.5 x 75; Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Oil heating; Steam heating; Has heating
• Interior features: 8 total rooms; Full, unfinished basement

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath townhouse listed at $65k.

Deal economics

• At list price, monthly cash flow is $703 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $63k (3.0% below list) — sets the bar for market timing.
• Cap rate 19.3% 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 $2k of equity ($449 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($63k) is reasonable based on typical stale-listing flexibility.

Recommended offer $63,050 (3.0% below list)

Questions for the listing agent

1. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 2.31% ✓
• Cap rate: 19.26%
• Cash-on-cash: 46.32%
• DSCR: 3.06
• GRM: 3.6

CMA / ARV

• ARV (median comp): $47,091
• List price: $65,000
• Delta: 38.03%
• Verdict: OVERPRICED
• Comps: 13 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
553 N 2nd St	0.51mi	4/1.0 (-1)	1,364 (+5%)	3mo	$65,000	$48	60
922 Dewart St	0.47mi	4/1.5 (-1)	1,213 (-7%)	13mo	$45,000	$37	49
1001 W Chestnut St	0.74mi	5/1.0	1,292 (-1%)	23mo	$57,000	$44	45

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: 50.2%
• Equity multiple: 3.69×
• Total profit: $48,927
• Equity at exit: $25,300

10-year hold

• IRR: 50.9%
• Equity multiple: 7.39×
• Total profit: $116,341
• Equity at exit: $36,175

Cash invested: $18,200 (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: 3.6×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$341
• Tax from tax record: −$115 /mo · $1,374/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $703

Break-even live

Break-even rent $611

Max offer price $65,000

Occupancy floor 48%

Sensitivity live

Price	-10% $739	-5% $721	+0% $703	+5% $684	+10% $666
Rent	-10% $584	-5% $643	+0% $703	+5% $762	+10% $821
Rate	-1.0pp $735	-0.5pp $719	base $703	+0.5pp $686	+1.0pp $669

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: $16,250
• Closing costs: $1,950
• 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	0.27mi

Listing history 17 events

1. 2026-06-19
   days on market $65,000 Active 52 DOM
2. 2026-06-18
   days on market $65,000 Active 51 DOM
3. 2026-06-17
   days on market $65,000 Active 50 DOM
4. 2026-06-16
   days on market $65,000 Active 49 DOM
5. 2026-06-15
   days on market $65,000 Active 48 DOM
6. 2026-06-14
   days on market $65,000 Active 46 DOM
7. 2026-06-12
   days on market $65,000 Active 45 DOM
8. 2026-06-09
   days on market $65,000 Active 42 DOM
9. 2026-06-08
   days on market $65,000 Active 41 DOM
10. 2026-06-07
    days on market $65,000 Active 40 DOM
11. 2026-06-03
    days on market $65,000 Active 36 DOM
12. 2026-06-02
    days on market $65,000 Active 35 DOM
13. 2026-06-01
    days on market $65,000 Active 34 DOM
14. 2026-05-31
    days on market $65,000 Active 33 DOM
15. 2026-05-30
    days on market $65,000 Active 32 DOM
16. 2026-04-27
    listed $65,000 Active 147-char remark
17. 2013-08-22
    soldstatus $170,500

ⓘ 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: $1,374 · $115/mo
• Projected year-2 tax: $1,374 · $115/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 4/10 Moderate 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: −$3,641
• − Property taxes: −$1,374
• − Insurance: −$325
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,891
• Taxable income: $7,889
• Est. tax owed @ 24.0%: −$1,893
• After-tax cash flow: $6,537/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

-61.9% since first listed

2 events — show timeline

• 2026-04-27 Listed $65,000 LCAR
• 2013-08-22 Sold (Public Records) $170,500 Public Records

Property tax history

+6.8%/yr

Latest (2026): $1,374 · +61.5% YoY. Source: county tax records.