1309 W Spruce St · Edgewood, PA 17866

$54,900

3 bd · 1.0 ba · 1,008 sqft · SingleFamily · 1 Days on market

Built 1924 1,742 sqft lot Est $86k · 36% under

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Why this score? — see what drove the A- 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +4.5/5.0
• Appreciation +4.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks

This 3-bedroom, 1-bath half-double offers a great opportunity for buyers looking for a project. The home sits near the end of Spruce Street in Coal Township and features gas heat, hardwood floors, and a nicely sized yard. Being sold as-is.

Key facts

• Nicely sized yard
• Gas heat
• Hardwood floors

Tags

• GAS HEAT
• HARDWOOD FLOORS
• NICELY SIZED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $55k.

Deal economics

• At list price, monthly cash flow is $298 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($857 rent vs $55k).

Location & tenants

• Location reads 91/100 on livability (#14 in PA, #64 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: health & safety D+.
• 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: 30 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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

• Local home prices are declining (-1.3%/yr); year-one equity from $380 of loan paydown is wiped out by about $709 of value loss. Plan a longer hold.
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $54,900

Questions for the listing agent

1. Built in 1924 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.56% ✓
• Cap rate: 12.80%
• Cash-on-cash: 23.24%
• DSCR: 2.03
• GRM: 5.3

CMA / ARV

• ARV (on-the-fly): $85,680
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
12 N Locust St	0.12mi	3/1.0	1,040 (+3%)	12mo	$42,000	$40	79
1610 W Willow St	0.33mi	3/1.0	1,040 (+3%)	3mo	$144,900	$139	77
519 N 1st St	0.47mi	3/1.0	998 (-1%)	3mo	$84,900	$85	74
1530 Fern St W	0.39mi	3/1.0	1,052 (+4%)	3mo	$100,000	$95	72
1205 W Fern St	0.34mi	3/1.5	1,048 (+4%)	6mo	$90,000	$86	71
1012 W Willow St	0.31mi	2/1.0 (-1)	1,040 (+3%)	13mo	$52,000	$50	64
24 S Oak St	0.30mi	2/1.0 (-1)	936 (-7%)	9mo	$27,500	$29	61
807 W Walnut St	0.46mi	4/1.0 (+1)	1,040 (+3%)	9mo	$24,000	$23	61
1034 W Mulberry St	0.26mi	3/1.5	1,125 (+12%)	11mo	$150,000	$133	57
207 S 6th St	0.67mi	3/1.0	950 (-6%)	5mo	$44,000	$46	55
1704 W Mulberry St	0.34mi	3/1.5	1,120 (+11%)	11mo	$169,000	$151	54
1644 W Walnut St	0.33mi	3/1.0	1,144 (+14%)	11mo	$82,500	$72	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-1.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 20.4%
• Equity multiple: 1.92×
• Total profit: $14,116
• Equity at exit: $12,485

10-year hold

• IRR: 26.3%
• Equity multiple: 3.63×
• Total profit: $40,493
• Equity at exit: $12,467

Cash invested: $15,372 (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 17866

• Home prices YoY: -1.1%
• Active inventory: 30
• Price-to-rent: 5.3×

Monthly cashflow live

• Estimated rent: $857 high
• Mortgage (P&I): −$288
• Tax est. 1.5%: −$69 /mo · $824/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$180
• Net cashflow: $298

Break-even live

Break-even rent $480

Max offer price $54,900

Occupancy floor 60%

Sensitivity live

Price	-10% $336	-5% $317	+0% $298	+5% $279	+10% $260
Rent	-10% $230	-5% $264	+0% $298	+5% $332	+10% $365
Rate	-1.0pp $325	-0.5pp $312	base $298	+0.5pp $283	+1.0pp $269

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	44d	1	0.03mi
863 W Spruce St Coal Township, PA	2.0	1.0	1200	$695	$0.58	44d	1	0.35mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	44d	1	0.46mi
11 S Market St Fl Rear Shamokin, PA	3.0	1.0	950	$1,000	$1.05	44d	1	0.78mi
11 S Market St Apt B Rear Shamokin, PA	2.0	1.0	1100	$900	$0.82	44d	1	0.78mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	44d	1	1.27mi

Listing history 2 events

1. 2026-06-19
   remarks 239-char remark
2. 2026-06-19
   listed $54,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $10,284
• − Mortgage interest: −$3,075
• − Property taxes: −$824
• − Insurance: −$274
• − Repairs & maintenance: −$823
• − Management: −$823
• − Depreciation: −$1,597
• Taxable income: $2,869
• Est. tax owed @ 24.0%: −$688
• After-tax cash flow: $2,883/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 — Edgewood

• Score: 91/100
• State rank: #14
• US rank: #64

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Edgewood, PA
• Population (ZIP): 9,808

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 (79%)
• Race & ethnicity: White 79% Black 15% Hispanic / Latino 4% Two or more races 2%
• Common ancestry: Romanian 12% Iranian 4% Subsaharan African 2%
• Foreign-born: 1%
• Languages at home: 97% 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: ▼ -1.29%
• Current HPI: 111.3788
• 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