45-47 S Market St · Shamokin, PA 17872

$121,500

4 bd · 2.0 ba · 1,396 sqft · MultiFamily · 57 Days on market

Built 1900 Fair condition $87/sqft · 104% above area ↓ 10% since listing

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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
• ARV discount +7.5/15.0
• Appreciation +6.0/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Rare opportunity to own a versatile two-unit property being sold together as one. Offering a total of 4 bedrooms and 2 full bathrooms, this property is ideal for both owner-occupants and investors. Each unit provides functional living space, with natural gas heat and one gas stove per unit for added efficiency and comfort. An additional parcel located behind 47 S Market St is wooded and offers added privacy and potential for future use. Conveniently located within walking distance to local stores, shopping, and everyday amenities, this property offers both value and accessibility. Live in one unit and rent the other, or add it to your investment portfolio. Cash sale. Property being sold AS IS. This property is also listed under Residential in Bright MLS-See MLS #PANU2003240 Schedule your showing today.

Key facts

• Natural gas heat
• Two units
• Additional parcel

Tags

• NATURAL GAS HEAT
• TWO UNITS
• ADDITIONAL PARCEL

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric service; Natural gas service
• Home design: Detached structure; Rubber roof; Fee simple ownership
• Construction: Concrete construction; Stone foundation; Estimated year built
• Exterior features: Additional lot(s); Lot dimensions approximately 25.00 x 75.00; Not in a federal flood zone; Walkout full basement

Interior

• Bedrooms: Four bedrooms on the first upper level
• Flooring: Hardwood; Partially carpeted
• Bathrooms: Two full bathrooms (total)
• Heating & cooling: Forced air heating; Electric and natural gas for heating and hot water
• Interior features: Hardwood and partially carpeted floors; Finished above-grade living area (estimated 1,396)

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath multifamily listed at $122k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $851 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $122k).
• Recommended offer: $118k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.3% 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: 76 active listings in the ZIP; 5 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

• In year one you build about $3k of equity ($840 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 $34k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 57 days — a 3% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $14k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,855 (3.0% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.82% ✓
• Cap rate: 15.25%
• Cash-on-cash: 31.99%
• DSCR: 2.42
• GRM: 4.6

CMA / ARV

• ARV (median comp): $59,530
• List price: $121,500
• Delta: 104.10%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
800 E Sunbury St	0.67mi	4/2.0	1,447 (+4%)	8mo	$50,000	$35	56

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: 34.0%
• Equity multiple: 2.82×
• Total profit: $62,036
• Equity at exit: $47,292

10-year hold

• IRR: 35.3%
• Equity multiple: 5.52×
• Total profit: $153,932
• Equity at exit: $67,619

Cash invested: $34,020 (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: 9.2×

Monthly cashflow live

• Estimated rent: $2,211 medium
• Mortgage (P&I): −$637
• Tax est. 1.5%: −$152 /mo · $1,822/yr
• Insurance: −$51
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $851

Break-even live

Break-even rent $1,133

Max offer price $121,500

Occupancy floor 56%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	4	2	$2,210
Total (2 units)			$2,211

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: $30,375
• Closing costs: $3,645
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
11 S Market St Fl Rear Shamokin, PA	3.0	1.0	950	$1,000	$1.05	43d	1	0.03mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	43d	1	0.42mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	43d	1	0.48mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	43d	1	0.57mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	43d	1	0.76mi

Listing history 19 events

1. 2026-06-19
   days on market $121,500 Active 57 DOM
2. 2026-06-18
   days on market $121,500 Active 56 DOM
3. 2026-06-17
   days on market $121,500 Active 55 DOM
4. 2026-06-16
   days on market $121,500 Active 54 DOM
5. 2026-06-15
   days on market $121,500 Active 53 DOM
6. 2026-06-14
   days on market $121,500 Active 51 DOM
7. 2026-06-12
   days on market $121,500 Active 50 DOM
8. 2026-06-09
   days on market $121,500 Active 47 DOM
9. 2026-06-08
   days on market $121,500 Active 46 DOM
10. 2026-06-07
    days on market $121,500 Active 45 DOM
11. 2026-06-03
    days on market $121,500 Active 41 DOM
12. 2026-06-02
    days on market $121,500 Active 40 DOM
13. 2026-06-01
    days on market $121,500 Active 39 DOM
14. 2026-05-31
    days on market $121,500 Active 38 DOM
15. 2026-05-30
    days on market $121,500 Active 37 DOM
16. 2026-05-08
    price $121,500 814-char remark

    Show marketing remark (814 chars)

    Rare opportunity to own a versatile two-unit property being sold together as one. Offering a total of 4 bedrooms and 2 full bathrooms, this property is ideal for both owner-occupants and investors. Each unit provides functional living space, with natural gas heat and one gas stove per unit for added efficiency and comfort. An additional parcel located behind 47 S Market St is wooded and offers added privacy and potential for future use. Conveniently located within walking distance to local stores, shopping, and everyday amenities, this property offers both value and accessibility. Live in one unit and rent the other, or add it to your investment portfolio. Cash sale. Property being sold AS IS. This property is also listed under Residential in Bright MLS-See MLS #PANU2003240 Schedule your showing today.

17. 2026-05-08
    price $121,500 783-char remark

    Show marketing remark (814 chars)

    Rare opportunity to own a versatile two-unit property being sold together as one. Offering a total of 4 bedrooms and 2 full bathrooms, this property is ideal for both owner-occupants and investors. Each unit provides functional living space, with natural gas heat and one gas stove per unit for added efficiency and comfort. An additional parcel located behind 47 S Market St is wooded and offers added privacy and potential for future use. Conveniently located within walking distance to local stores, shopping, and everyday amenities, this property offers both value and accessibility. Live in one unit and rent the other, or add it to your investment portfolio. Cash sale. Property being sold AS IS. This property is also listed under Residential in Bright MLS-See MLS #PANU2003240 Schedule your showing today.

18. 2026-04-24
    listed $135,000 Active 814-char remark

    Show marketing remark (814 chars)

    Rare opportunity to own a versatile two-unit property being sold together as one. Offering a total of 4 bedrooms and 2 full bathrooms, this property is ideal for both owner-occupants and investors. Each unit provides functional living space, with natural gas heat and one gas stove per unit for added efficiency and comfort. An additional parcel located behind 47 S Market St is wooded and offers added privacy and potential for future use. Conveniently located within walking distance to local stores, shopping, and everyday amenities, this property offers both value and accessibility. Live in one unit and rent the other, or add it to your investment portfolio. Cash sale. Property being sold AS IS. This property is also listed under Residential in Bright MLS-See MLS #PANU2003240 Schedule your showing today.

19. 2026-04-24
    listed $135,000 Active 783-char remark

    Show marketing remark (814 chars)

    Rare opportunity to own a versatile two-unit property being sold together as one. Offering a total of 4 bedrooms and 2 full bathrooms, this property is ideal for both owner-occupants and investors. Each unit provides functional living space, with natural gas heat and one gas stove per unit for added efficiency and comfort. An additional parcel located behind 47 S Market St is wooded and offers added privacy and potential for future use. Conveniently located within walking distance to local stores, shopping, and everyday amenities, this property offers both value and accessibility. Live in one unit and rent the other, or add it to your investment portfolio. Cash sale. Property being sold AS IS. This property is also listed under Residential in Bright MLS-See MLS #PANU2003240 Schedule your showing today.

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 76% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 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: $26,532
• − Mortgage interest: −$6,806
• − Property taxes: −$1,822
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,123
• − Management: −$2,123
• − Depreciation: −$3,535
• Taxable income: $8,850
• Est. tax owed @ 24.0%: −$2,124
• After-tax cash flow: $8,094/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and updates to improve its condition and value. Exterior and interior repairs, along with kitchen and bathroom updates, would significantly enhance its appeal and marketability.

Repairs flagged

• Major exterior siding — Severe damage and peeling paint
• Major interior walls — Peeling paint and general wear
• Major kitchen cabinets — Outdated and worn
• Major bathroom fixtures — Worn and outdated
• Major flooring — Worn carpet and subfloor damage
• Unknown HVAC system — No visible issues

Value-add opportunities

• Both exterior paint and siding repair — Enhances curb appeal and value
• Both interior paint and wall repair — Improves aesthetics and value
• Both kitchen and bathroom updates — Modernizes spaces and increases value
• Both HVAC system replacement — Improves comfort and energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe damage and peeling paint	Major	$15,000–50,000
interior walls · Peeling paint and general wear	Major	$15,000–50,000
kitchen cabinets · Outdated and worn	Major	$15,000–50,000
bathroom fixtures · Worn and outdated	Major	$15,000–50,000
flooring · Worn carpet and subfloor damage	Major	$15,000–50,000
HVAC system · No visible issues	Unknown	$500–3,000
Total estimated repair cost · 6 items		$75,500–253,000

Value-add ROI direction

• Both exterior paint and siding repair — Enhances curb appeal and value ↑
• Both interior paint and wall repair — Improves aesthetics and value ↑
• Both kitchen and bathroom updates — Modernizes spaces and increases value ↑
• Both HVAC system replacement — Improves comfort and energy efficiency ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.0% since first listed

4 events — show timeline

• 2026-05-08 Price Changed $121,500 BRIGHT MLS
• 2026-05-08 Price Changed $121,500 BRIGHT MLS
• 2026-04-24 Listed $135,000 BRIGHT MLS
• 2026-04-24 Listed $135,000 BRIGHT MLS