28 S Franklin St · Shamokin, PA 17872

$49,900

2 bd · 1.0 ba · 1,000 sqft · Other · 88 Days on market

Built 1900 1,307 sqft lot $50/sqft · 34% above area Est $37k · 34% 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

Attention Investors: Two properties located on the same street are available for purchase individually or as a package deal. Both properties are currently occupied by tenants, with monthly leases of $625 in 6 S Franklin and $600 in 28 S Franklin St. This flexibility allows new owners to move in easily. Each property features two bedrooms and a full bathroom. Schedule a showing to make these properties yours!

Key facts

• Built 1900
• Listed 87 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath other listed at $50k.

Deal economics

• At list price, monthly cash flow is $350 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($904 rent vs $50k).
• Recommended offer: $47k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.7% vs local median 11.4% in Shamokin — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $1k of equity ($345 loan paydown + $950 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 $14k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 88 days — a 6% lower offer ($47k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $46,906 (6.0% below list)

Questions for the listing agent

1. It's been on market 88 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 1900 — 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: 1.81% ✓
• Cap rate: 14.71%
• Cash-on-cash: 30.05%
• DSCR: 2.34
• GRM: 4.6

CMA / ARV

• ARV (median comp): $37,223
• List price: $49,900
• Delta: 34.06%
• Verdict: OVERPRICED
• Comps: 19 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 34.0%
• Equity multiple: 2.82×
• Total profit: $25,490
• Equity at exit: $19,423

10-year hold

• IRR: 35.3%
• Equity multiple: 5.53×
• Total profit: $63,241
• Equity at exit: $27,771

Cash invested: $13,972 (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: 4.6×

Monthly cashflow live

• Estimated rent: $904 high
• Mortgage (P&I): −$262
• Tax from tax record: −$82 /mo · $984/yr
• Insurance: −$21
• HOA: −$0
• Vacancy / Maint / Mgmt: −$190
• Net cashflow: $350

Break-even live

Break-even rent $461

Max offer price $49,900

Occupancy floor 56%

Sensitivity live

Price	-10% $378	-5% $364	+0% $350	+5% $336	+10% $322
Rent	-10% $278	-5% $314	+0% $350	+5% $386	+10% $421
Rate	-1.0pp $375	-0.5pp $363	base $350	+0.5pp $337	+1.0pp $324

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	44d	1	0.13mi
169 N Grant St Shamokin, PA	1.0	1.0	750	$695	$0.93	44d	1	0.31mi
11 S Market St Fl Rear Shamokin, PA	3.0	1.0	950	$1,000	$1.05	44d	1	0.38mi
11 S Market St Apt B Rear Shamokin, PA	2.0	1.0	1100	$900	$0.82	44d	1	0.38mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	44d	1	0.75mi
863 W Spruce St Coal Township, PA	2.0	1.0	1200	$695	$0.58	44d	1	0.81mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	44d	1	1.13mi

Listing history 18 events

1. 2026-06-19
   days on market $49,900 Active 88 DOM
2. 2026-06-18
   days on market $49,900 Active 87 DOM
3. 2026-06-17
   days on market $49,900 Active 86 DOM
4. 2026-06-16
   days on market $49,900 Active 85 DOM
5. 2026-06-15
   days on market $49,900 Active 84 DOM
6. 2026-06-14
   days on market $49,900 Active 82 DOM
7. 2026-06-12
   days on market $49,900 Active 81 DOM
8. 2026-06-09
   days on market $49,900 Active 78 DOM
9. 2026-06-08
   days on market $49,900 Active 77 DOM
10. 2026-06-07
    days on market $49,900 Active 76 DOM
11. 2026-06-03
    days on market $49,900 Active 72 DOM
12. 2026-06-02
    days on market $49,900 Active 71 DOM
13. 2026-06-01
    days on market $49,900 Active 70 DOM
14. 2026-05-31
    days on market $49,900 Active 69 DOM
15. 2026-05-30
    days on market $49,900 Active 68 DOM
16. 2026-05-16
    status Active 411-char remark

    Show marketing remark (411 chars)

    Attention Investors: Two properties located on the same street are available for purchase individually or as a package deal. Both properties are currently occupied by tenants, with monthly leases of $625 in 6 S Franklin and $600 in 28 S Franklin St. This flexibility allows new owners to move in easily. Each property features two bedrooms and a full bathroom. Schedule a showing to make these properties yours!

17. 2026-05-12
    historical 411-char remark

    Show marketing remark (411 chars)

    Attention Investors: Two properties located on the same street are available for purchase individually or as a package deal. Both properties are currently occupied by tenants, with monthly leases of $625 in 6 S Franklin and $600 in 28 S Franklin St. This flexibility allows new owners to move in easily. Each property features two bedrooms and a full bathroom. Schedule a showing to make these properties yours!

18. 2026-03-19
    listed $49,900 Active 411-char remark

    Show marketing remark (411 chars)

    Attention Investors: Two properties located on the same street are available for purchase individually or as a package deal. Both properties are currently occupied by tenants, with monthly leases of $625 in 6 S Franklin and $600 in 28 S Franklin St. This flexibility allows new owners to move in easily. Each property features two bedrooms and a full bathroom. Schedule a showing to make these properties yours!

ⓘ 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: $984 · $82/mo
• Projected year-2 tax: $984 · $82/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 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 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: $10,851
• − Mortgage interest: −$2,795
• − Property taxes: −$984
• − Insurance: −$250
• − Repairs & maintenance: −$868
• − Management: −$868
• − Depreciation: −$1,452
• Taxable income: $3,635
• Est. tax owed @ 24.0%: −$872
• After-tax cash flow: $3,327/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

3 events — show timeline

• 2026-05-16 Relisted — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-03-19 Listed $49,900 BRIGHT MLS

Property tax history

+6.8%/yr

Latest (2026): $984 · +61.5% YoY. Source: county tax records.