38 E Sunbury St · Shamokin, PA 17872

$130,000

5 bd · 1.5 ba · 1,880 sqft · Other · 39 Days on market

Built 1910 871 sqft lot $69/sqft · 93% above area

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Listing remarks MLS

Shamokin 5 Bedroom Townhouse. This Home has LR , DR Kitchen, 5 Bedrooms, and Bath. Other features include Porch, Deck, Recroom and Laundry in Basement. At least 24 hr notice. Owner occupied. Property is being sold as is. Call/Text Rich at 570-274-2566. for an Appt.

Key facts

• Large house
• Downtown location
• Potential parking

Tags

• LARGE HOUSE
• DOWNTOWN LOCATION
• WALKING DISTANCE TO STORES
• PARTIALLY FINISHED BASEMENT
• BASEMENT WALKOUT DOOR
• POTENTIAL PARKING

Property features AI

Exterior

• Parking: No designated parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; R-1 zoning
• Construction: Brick construction; Rolled/Hot Mop roof; Rubber roof; No foundation details listed; Built area above grade: 1,780; Below-grade finished area: 100
• Exterior features: Deck; Porch; Sidewalks

Interior

• Kitchen: Dishwasher; Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating
• Interior features: Insulated windows; Walk-out basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath other listed at $130k.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

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 $3k of equity ($899 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 $36k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 4 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.
• Current owner paid $65k; list at $130k implies a 100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.15% ✓
• Cap rate: 9.28%
• Cash-on-cash: 10.67%
• DSCR: 1.47
• GRM: 7.2

CMA / ARV

• ARV (median comp): $67,493
• List price: $130,000
• Delta: 92.61%
• 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: 14.8%
• Equity multiple: 1.79×
• Total profit: $28,893
• Equity at exit: $50,600

10-year hold

• IRR: 17.4%
• Equity multiple: 3.30×
• Total profit: $83,595
• Equity at exit: $72,350

Cash invested: $36,400 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$125 /mo · $1,505/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $324

Break-even live

Break-even rent $1,090

Max offer price $130,000

Occupancy floor 73%

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: $32,500
• Closing costs: $3,900
• 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	0.37mi

Listing history 24 events

1. 2026-06-19
   days on market $130,000 Active 39 DOM
2. 2026-06-18
   days on market $130,000 Active 38 DOM
3. 2026-06-17
   days on market $130,000 Active 37 DOM
4. 2026-06-16
   days on market $130,000 Active 36 DOM
5. 2026-06-15
   days on market $130,000 Active 35 DOM
6. 2026-06-14
   days on market $130,000 Active 33 DOM
7. 2026-06-12
   days on market $130,000 Active 32 DOM
8. 2026-06-09
   days on market $130,000 Active 29 DOM
9. 2026-06-08
   days on market $130,000 Active 28 DOM
10. 2026-06-07
    days on market $130,000 Active 27 DOM
11. 2026-06-03
    days on market $130,000 Active 23 DOM
12. 2026-06-02
    days on market $130,000 Active 22 DOM
13. 2026-06-01
    days on market $130,000 Active 21 DOM
14. 2026-05-31
    days on market $130,000 Active 20 DOM
15. 2026-05-30
    days on market $130,000 Active 19 DOM
16. 2026-05-11
    listed $130,000 Active 618-char remark
17. 2024-11-21
    soldstatus $65,000
18. 2024-11-19
    soldstatus $65,000 Closed 267-char remark

    Show marketing remark (267 chars)

    Shamokin 5 Bedroom Townhouse. This Home has LR , DR Kitchen, 5 Bedrooms, and Bath. Other features include Porch, Deck, Recroom and Laundry in Basement. At least 24 hr notice. Owner occupied. Property is being sold as is. Call/Text Rich at 570-274-2566. for an Appt.

19. 2024-11-04
    status Pending 267-char remark

    Show marketing remark (267 chars)

    Shamokin 5 Bedroom Townhouse. This Home has LR , DR Kitchen, 5 Bedrooms, and Bath. Other features include Porch, Deck, Recroom and Laundry in Basement. At least 24 hr notice. Owner occupied. Property is being sold as is. Call/Text Rich at 570-274-2566. for an Appt.

20. 2024-10-30
    status Active 267-char remark

    Show marketing remark (267 chars)

    Shamokin 5 Bedroom Townhouse. This Home has LR , DR Kitchen, 5 Bedrooms, and Bath. Other features include Porch, Deck, Recroom and Laundry in Basement. At least 24 hr notice. Owner occupied. Property is being sold as is. Call/Text Rich at 570-274-2566. for an Appt.

21. 2024-10-14
    historical Active Under Contract 267-char remark

    Show marketing remark (267 chars)

    Shamokin 5 Bedroom Townhouse. This Home has LR , DR Kitchen, 5 Bedrooms, and Bath. Other features include Porch, Deck, Recroom and Laundry in Basement. At least 24 hr notice. Owner occupied. Property is being sold as is. Call/Text Rich at 570-274-2566. for an Appt.

22. 2024-10-08
    listed $65,000 Active 267-char remark

    Show marketing remark (267 chars)

    Shamokin 5 Bedroom Townhouse. This Home has LR , DR Kitchen, 5 Bedrooms, and Bath. Other features include Porch, Deck, Recroom and Laundry in Basement. At least 24 hr notice. Owner occupied. Property is being sold as is. Call/Text Rich at 570-274-2566. for an Appt.

23. 2022-02-23
    soldstatus $38,708
24. 2014-11-06
    listed $36,000

ⓘ 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: $1,505 · $125/mo
• Projected year-2 tax: $1,780 · $148/mo
• Expected delta: +$274/yr (+$23/mo · 18.2%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 23% 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 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: −$7,282
• − Property taxes: −$1,505
• − Insurance: −$650
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$3,782
• Taxable income: $1,901
• Est. tax owed @ 24.0%: −$456
• After-tax cash flow: $3,428/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

+261.1% since first listed

9 events — show timeline

• 2026-05-11 Listed $130,000 CSVBR
• 2024-11-21 Sold (Public Records) $65,000 Public Records
• 2024-11-19 Sold (MLS) $65,000 CSVBR
• 2024-11-04 Pending — CSVBR
• 2024-10-30 Relisted — CSVBR
• 2024-10-14 Contingent — CSVBR
• 2024-10-08 Listed $65,000 CSVBR
• 2022-02-23 Sold (Public Records) $38,708 Public Records
• 2014-11-06 Listed $36,000 CSVBR

Property tax history

+6.8%/yr

Latest (2026): $1,505 · +61.5% YoY. Source: county tax records.