135 E Arch St · Shamokin, PA 17872

$55,500

3 bd · 1.0 ba · 1,000 sqft · Other · 91 Days on market

Built 1950 1,307 sqft lot $56/sqft · 43% above area Est $39k · 43% over ↓ 15% 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
• 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

Discover a prime investment opportunity in the heart of Shamokin! This traditional twin/semi-detached home, built in 1950, offers a solid foundation for rental income or future resale. With three spacious bedrooms and a full bathroom, this property is designed for comfortable living. The unfinished basement presents a blank canvas for potential expansion or additional storage, enhancing its value. Situated on a compact 0.03-acre lot, this home is easy to maintain, making it an attractive option for investors seeking low overhead costs. On-street parking adds convenience for tenants. The masonry and vinyl siding construction ensures durability and minimal upkeep. With a good condition rating, this property is ready for immediate occupancy or rental. The Shamokin area is poised for growth, making this an ideal time to invest. Don't miss out on the chance to secure a property with strong potential returns in a revitalizing community! Tenant Occupied $650 Lease ending soon. Annual Income $7,800 Annual Expenses $1,235 Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

Key facts

• On-street parking
• Unfinished basement
• Built 1950

Tags

• UNFINISHED BASEMENT
• ON-STREET PARKING
• MASONRY AND VINYL SIDING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $56k.

Deal economics

• At list price, monthly cash flow is $338 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($934 rent vs $56k).
• Recommended offer: $51k (9.0% below list) — sets the bar for market timing.
• Cap rate 13.6% vs local median 10.2% 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: 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.
• Zoned schools: Shamokin Area El Sch (math 22% / reading 36%, grade F, #1,146 of 1,518 statewide, top 76%, 832 students, 100% FRL); Shamokin Area Ms (math 12% / reading 40%, grade F, #412 of 512 statewide, top 81%, 346 students, 100% FRL); Shamokin Area Hs (math 42% / reading 30%, grade F, #300 of 437 statewide, top 70%, 702 students, 80% FRL) — zoned schools average 93% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 78 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 ($384 loan paydown + $1k 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 $16k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 91 days — a 9% lower offer ($51k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $50,505 (9.0% below list)

Questions for the listing agent

1. It's been on market 91 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — 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: 1.68% ✓
• Cap rate: 13.61%
• Cash-on-cash: 26.14%
• DSCR: 2.16
• GRM: 5.0

CMA / ARV

• ARV (median comp): $38,891
• List price: $55,500
• Delta: 42.71%
• 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: 30.1%
• Equity multiple: 2.62×
• Total profit: $25,117
• Equity at exit: $21,602

10-year hold

• IRR: 31.7%
• Equity multiple: 5.08×
• Total profit: $63,345
• Equity at exit: $30,888

Cash invested: $15,540 (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: 5.0×

Monthly cashflow live

• Estimated rent: $934 high
• Mortgage (P&I): −$291
• Tax from tax record: −$85 /mo · $1,025/yr
• Insurance: −$23
• HOA: −$0
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $338

Break-even live

Break-even rent $506

Max offer price $55,500

Occupancy floor 59%

Sensitivity live

Price	-10% $370	-5% $354	+0% $338	+5% $323	+10% $307
Rent	-10% $265	-5% $302	+0% $338	+5% $375	+10% $412
Rate	-1.0pp $366	-0.5pp $353	base $338	+0.5pp $324	+1.0pp $309

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: $13,875
• Closing costs: $1,665
• Reserves months: —
• Total cash needed: —

Rent comps 6 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	46d	1	0.25mi
11 S Market St Apt B Rear Shamokin, PA	2.0	1.0	1100	$900	$0.82	46d	1	0.25mi
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	46d	1	0.28mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	46d	1	0.67mi
863 W Spruce St Coal Township, PA	2.0	1.0	1200	$695	$0.58	46d	1	0.67mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	46d	1	0.99mi

Listing history 20 events

1. 2026-06-22
   days on market $55,500 Active 91 DOM
2. 2026-06-19
   days on market $55,500 Active 88 DOM
3. 2026-06-18
   days on market $55,500 Active 87 DOM
4. 2026-06-17
   days on market $55,500 Active 86 DOM
5. 2026-06-16
   days on market $55,500 Active 85 DOM
6. 2026-06-15
   days on market $55,500 Active 84 DOM
7. 2026-06-14
   days on market $55,500 Active 82 DOM
8. 2026-06-12
   days on market $55,500 Active 81 DOM
9. 2026-06-09
   days on market $55,500 Active 78 DOM
10. 2026-06-08
    days on market $55,500 Active 77 DOM
11. 2026-06-07
    days on market $55,500 Active 76 DOM
12. 2026-06-03
    days on market $55,500 Active 72 DOM
13. 2026-06-02
    days on market $55,500 Active 71 DOM
14. 2026-06-01
    days on market $55,500 Active 70 DOM
15. 2026-05-31
    days on market $55,500 Active 69 DOM
16. 2026-05-30
    days on market $55,500 Active 68 DOM
17. 2026-05-16
    status Active 1794-char remark

    Show marketing remark (1794 chars)

    Discover a prime investment opportunity in the heart of Shamokin! This traditional twin/semi-detached home, built in 1950, offers a solid foundation for rental income or future resale. With three spacious bedrooms and a full bathroom, this property is designed for comfortable living. The unfinished basement presents a blank canvas for potential expansion or additional storage, enhancing its value. Situated on a compact 0.03-acre lot, this home is easy to maintain, making it an attractive option for investors seeking low overhead costs. On-street parking adds convenience for tenants. The masonry and vinyl siding construction ensures durability and minimal upkeep. With a good condition rating, this property is ready for immediate occupancy or rental. The Shamokin area is poised for growth, making this an ideal time to invest. Don't miss out on the chance to secure a property with strong potential returns in a revitalizing community! Tenant Occupied $650 Lease ending soon. Annual Income $7,800 Annual Expenses $1,235 Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

18. 2026-05-12
    historical 1794-char remark

    Show marketing remark (1794 chars)

    Discover a prime investment opportunity in the heart of Shamokin! This traditional twin/semi-detached home, built in 1950, offers a solid foundation for rental income or future resale. With three spacious bedrooms and a full bathroom, this property is designed for comfortable living. The unfinished basement presents a blank canvas for potential expansion or additional storage, enhancing its value. Situated on a compact 0.03-acre lot, this home is easy to maintain, making it an attractive option for investors seeking low overhead costs. On-street parking adds convenience for tenants. The masonry and vinyl siding construction ensures durability and minimal upkeep. With a good condition rating, this property is ready for immediate occupancy or rental. The Shamokin area is poised for growth, making this an ideal time to invest. Don't miss out on the chance to secure a property with strong potential returns in a revitalizing community! Tenant Occupied $650 Lease ending soon. Annual Income $7,800 Annual Expenses $1,235 Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

19. 2026-04-07
    price $55,500 1794-char remark

    Show marketing remark (1794 chars)

    Discover a prime investment opportunity in the heart of Shamokin! This traditional twin/semi-detached home, built in 1950, offers a solid foundation for rental income or future resale. With three spacious bedrooms and a full bathroom, this property is designed for comfortable living. The unfinished basement presents a blank canvas for potential expansion or additional storage, enhancing its value. Situated on a compact 0.03-acre lot, this home is easy to maintain, making it an attractive option for investors seeking low overhead costs. On-street parking adds convenience for tenants. The masonry and vinyl siding construction ensures durability and minimal upkeep. With a good condition rating, this property is ready for immediate occupancy or rental. The Shamokin area is poised for growth, making this an ideal time to invest. Don't miss out on the chance to secure a property with strong potential returns in a revitalizing community! Tenant Occupied $650 Lease ending soon. Annual Income $7,800 Annual Expenses $1,235 Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

20. 2026-03-19
    listed $65,500 Active 1794-char remark

    Show marketing remark (1794 chars)

    Discover a prime investment opportunity in the heart of Shamokin! This traditional twin/semi-detached home, built in 1950, offers a solid foundation for rental income or future resale. With three spacious bedrooms and a full bathroom, this property is designed for comfortable living. The unfinished basement presents a blank canvas for potential expansion or additional storage, enhancing its value. Situated on a compact 0.03-acre lot, this home is easy to maintain, making it an attractive option for investors seeking low overhead costs. On-street parking adds convenience for tenants. The masonry and vinyl siding construction ensures durability and minimal upkeep. With a good condition rating, this property is ready for immediate occupancy or rental. The Shamokin area is poised for growth, making this an ideal time to invest. Don't miss out on the chance to secure a property with strong potential returns in a revitalizing community! Tenant Occupied $650 Lease ending soon. Annual Income $7,800 Annual Expenses $1,235 Part Of Package Deal. Can be Sold Packaged Or Separately. Additional Properties Include ••34 N Rock St Shamokin, PA 17872…. ••4685 Upper Rd Shamokin, PA 17872…. ••35 Hibridge Cir Lewistown, PA 17044…. ••28 S Franklin St Shamokin, PA 17872…. ••513 W Mulberry St Shamokin, PA 17872…. ••135 E Arch St Shamokin, PA 17872…. ••123 N Grant St Shamokin, PA 17872…. ••212 E Snyder Ave Lansford, PA 18232…. ••6 S Franklin St Shamokin, PA 17872…. ••444 Kreamer Ave Sunbury, PA 17801…. ••815 E Webster St Shamokin, PA 17872…. ••918 Race St Shamokin, PA 17872….

ⓘ 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: $1,025 · $85/mo
• Projected year-2 tax: $1,025 · $85/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 1/10 Low FEMA zone X (unshaded) · 0% 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 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: $11,212
• − Mortgage interest: −$3,109
• − Property taxes: −$1,025
• − Insurance: −$278
• − Repairs & maintenance: −$897
• − Management: −$897
• − Depreciation: −$1,615
• Taxable income: $3,392
• Est. tax owed @ 24.0%: −$814
• After-tax cash flow: $3,248/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

-15.3% since first listed

4 events — show timeline

• 2026-05-16 Relisted — BRIGHT MLS
• 2026-05-12 Listing Removed — BRIGHT MLS
• 2026-04-07 Price Changed $55,500 BRIGHT MLS
• 2026-03-19 Listed $65,500 BRIGHT MLS

Property tax history

+6.8%/yr

Latest (2026): $1,025 · +61.5% YoY. Source: county tax records.