1115 Oak St · Kulpmont, PA 17834

$61,000

2 bd · 1.5 ba · 879 sqft · Other · 27 Days on market

Built 1928 4,356 sqft lot $69/sqft · at area comps Est $63k · at est.

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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
• DSCR +10.0/10.0
• 1% rule +9.3/10.0
• ARV discount +8.7/15.0
• Appreciation +6.4/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.3/10.0

Listing remarks MLS

Kulpmont Two Story Home on 30x150 Lot. Off-Street Parking . This Home has LR, DR, Ktchen/DA, 2 Bedrooms, 1st Floor Bathroom, and Attic. Utilities will not be up and running . Property Being sold ''as is''. Call/Text Rich for info and an Appt. at 570-274-2566.

Key facts

• Electric oven range
• Attached carport
• Manageable lot size

Tags

• ELECTRIC OVEN RANGE
• FULL DAYLIGHT BASEMENT
• ATTACHED CARPORT
• DETACHED GARAGE
• MANAGEABLE LOT SIZE

Property features AI

Finance

• Financial info: Lease not considered

Exterior

• Parking: Attached carport (1 space); Driveway parking (2 spaces); Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; Cable TV available; Propane hot water with S/W changeover
• Home design: Detached single-family home; Above-grade living space (estimated 879 finished); Fee simple ownership
• Construction: Frame construction; Stone foundation; Built year estimated
• Exterior features: Lot approximately 30 x 150; Not in a federal flood zone; No tidal water

Interior

• Kitchen: Electric oven/range
• Bedrooms: Two main-level bedrooms
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Hot water baseboard heating; Propane (owned) heating fuel; 100 amp electric service
• Interior features: Average condition; Daylight full basement
• Laundry & utility: Washer/dryer hookups in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath other listed at $61k.

Deal economics

• At list price, monthly cash flow is $295 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($870 rent vs $61k).
• Recommended offer: $60k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 73/100 on livability (#581 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mount Carmel Area SD (town): math 20% / reading 37% proficiency, ranked #455 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mount Carmel Area Hs (math 57% / reading 75%, grade B, #62 of 437 statewide, top 14%, 493 students, 74% FRL) — zoned schools average 74% FRL vs 50% district-wide (24 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 28% district-wide (+38 pts) — the actual schools serving this property are materially stronger than the Mount Carmel Area SD average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 13 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 ($422 loan paydown + $2k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($60k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 8y 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.
• Current owner paid $10k; list at $61k implies a 535% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1928 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $60,085 (1.5% below list)

Questions for the listing agent

1. Built in 1928 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.43% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.74%
• DSCR: 1.92
• GRM: 5.8

CMA / ARV

• ARV (median comp): $62,647
• List price: $61,000
• Delta: -2.63%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.5%
• Equity multiple: 2.48×
• Total profit: $25,364
• Equity at exit: $26,596

10-year hold

• IRR: 27.4%
• Equity multiple: 4.80×
• Total profit: $64,925
• Equity at exit: $40,353

Cash invested: $17,080 (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 17834

• Home prices YoY: 2.3%
• Active inventory: 13
• Price-to-rent: 5.8×

Monthly cashflow live

• Estimated rent: $870 medium
• Mortgage (P&I): −$320
• Tax from tax record: −$47 /mo · $560/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$183
• Net cashflow: $295

Break-even live

Break-even rent $496

Max offer price $61,000

Occupancy floor 61%

Sensitivity live

Price	-10% $330	-5% $312	+0% $295	+5% $278	+10% $261
Rent	-10% $226	-5% $261	+0% $295	+5% $330	+10% $364
Rate	-1.0pp $326	-0.5pp $311	base $295	+0.5pp $279	+1.0pp $263

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: $15,250
• Closing costs: $1,830
• Reserves months: —
• Total cash needed: —

Listing history 11 events

1. 2026-06-07
   statusdays on market $61,000 Pending 27 DOM
2. 2026-06-04
   days on market $61,000 Active 26 DOM
3. 2026-06-02
   days on market $61,000 Active 25 DOM
4. 2026-06-01
   days on market $61,000 Active 24 DOM
5. 2026-05-31
   days on market $61,000 Active 23 DOM
6. 2026-05-08
   listed $61,000 Active 639-char remark
7. 2025-12-16
   status Pending
8. 2025-12-15
   historical
9. 2025-11-29
   listed $61,000 Active
10. 2019-08-08
    soldstatus $9,600

    Show marketing remark (259 chars)

    Kulpmont Two Story Home on 30x150 Lot. Off-Street Parking . This Home has LR, DR, Ktchen/DA, 2 Bedrooms, 1st Floor Bathroom, and Attic. Utilities will not be up and running . Property Being sold ''as is''. Call/Text Rich for info and an Appt. at 570-274-2566.

11. 2018-07-30
    listed $15,000

    Show marketing remark (259 chars)

    Kulpmont Two Story Home on 30x150 Lot. Off-Street Parking . This Home has LR, DR, Ktchen/DA, 2 Bedrooms, 1st Floor Bathroom, and Attic. Utilities will not be up and running . Property Being sold ''as is''. Call/Text Rich for info and an Appt. at 570-274-2566.

ⓘ 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: $560 · $47/mo
• Projected year-2 tax: $762 · $64/mo
• Expected delta: +$202/yr (+$17/mo · 36.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°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: $10,439
• − Mortgage interest: −$3,417
• − Property taxes: −$560
• − Insurance: −$305
• − Repairs & maintenance: −$835
• − Management: −$835
• − Depreciation: −$1,775
• Taxable income: $2,712
• Est. tax owed @ 24.0%: −$651
• After-tax cash flow: $2,892/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: Mount Carmel Area SD
• NCES district ID: 4215990
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,195
• Composite: 23.48/100
• National rank: #7876
• State rank: #455 of 539 in PA

Livability — Kulpmont

• Score: 73/100
• State rank: #581
• US rank: #5591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kulpmont, PA
• Population (ZIP): 3,525

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 24% Iranian 8% Scotch-Irish 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Chinese 2% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 2.76%
• Current HPI: 121.4505
• 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

+306.7% since first listed

7 events — show timeline

• 2026-06-04 Pending — BRIGHT MLS
• 2026-05-08 Listed $61,000 BRIGHT MLS
• 2025-12-16 Pending — BRIGHT MLS
• 2025-12-15 Listing Removed — BRIGHT MLS
• 2025-11-29 Listed $61,000 BRIGHT MLS
• 2019-08-08 Sold (MLS) $9,600 CSVBR
• 2018-07-30 Listed $15,000 CSVBR

Property tax history

+2.6%/yr

Latest (2026): $560 · +1.7% YoY. Source: county tax records.