641-643 Pine St · Kulpmont, PA 17834

$175,000

4 bd · 0.0 ba · 2,000 sqft · Other · 40 Days on market

Built 1930

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Why this score? — see what drove the D 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 +12.9/30.0
• ARV discount +7.5/15.0
• Appreciation +6.4/10.0
• DSCR +3.9/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.3/10.0
• Schools +2.3/10.0

Listing remarks

Investor-ready, fully remodeled duplex in the heart of Kulpmont with immediate, reliable cash flow - both units are already leased on annual terms. Set on a quiet residential street, the property offers the small-town appeal of Kulpmont: a slower pace, friendly neighbors, and classic neighborhood charm, with Mount Carmel and Shamokin just minutes away. Commuter-friendly location just off PA Route 61 for direct access to Shamokin, Sunbury, and surrounding communities. Quick links via PA Route 54 to I-80 and I-81, plus PA 901 toward I-81, make regional travel simple. Both units have been professionally updated. The larger unit features 4 bedrooms and 1 full bath. The second unit offers 1 bedr

Key facts

• 3 parking spots
• Built 1930
• Listed 39 days

What this means for you Summary

Snapshot

• This is a 4-bed/?-bath other listed at $175k.

Deal economics

• At list price, monthly cash flow is $-13 ($-154/yr) — negative.
• To cash-flow at today's rent, offer at most $173k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $128k (26.7% below list).
• Recommended offer: $128k (26.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 73/100 on livability (#581 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment C-, amenities F, commute F.
• Mount Carmel Area SD (town): math 20% / reading 37% proficiency, ranked #455 of 539 in PA (top 84%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mount Carmel Area El Sch (math 18% / reading 40%, grade F, #1,146 of 1,518 statewide, top 76%, 790 students, 100% FRL); Mount Carmel Area Jh (math 13% / reading 30%, grade F, #429 of 512 statewide, top 84%, 263 students, 100% FRL); Mount Carmel Area Hs (math 57% / reading 75%, grade B, #62 of 437 statewide, top 14%, 493 students, 74% FRL) — zoned schools average 91% FRL vs 50% district-wide (42 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 14 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $5k appreciation (2.8% 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 (2.8% appreciation + 3.0% rent growth), your $49k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $50k; list at $175k implies a 250% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $128,279 (26.7% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 27% concession, seller financing, or rate buy-down credit?
3. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are F-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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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 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: 0.73% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.32%
• DSCR: 0.99
• GRM: 11.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

2.76% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 6.5%
• Equity multiple: 1.37×
• Total profit: $17,925
• Equity at exit: $76,301

10-year hold

• IRR: 9.4%
• Equity multiple: 2.38×
• Total profit: $67,675
• Equity at exit: $115,766

Cash invested: $49,000 (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 17834

• Home prices YoY: 2.3%
• Active inventory: 14
• Price-to-rent: 11.4×

Monthly cashflow live

• Estimated rent: $1,283 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$36 /mo · $428/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $-13

Break-even live

Break-even rent $1,299

Max offer price $172,726

Occupancy floor 96%

Sensitivity live

Price	-10% $86	-5% $37	+0% $-13	+5% $-62	+10% $-112
Rent	-10% $-114	-5% $-64	+0% $-13	+5% $38	+10% $88
Rate	-1.0pp $75	-0.5pp $32	base $-13	+0.5pp $-58	+1.0pp $-104

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Listing history 28 events

1. 2026-06-22
   days on market $175,000 Active 40 DOM
2. 2026-06-21
   days on market $175,000 Active 39 DOM
3. 2026-06-21
   days on market $175,000 Active 38 DOM
4. 2026-06-18
   days on market $175,000 Active 36 DOM
5. 2026-06-17
   days on market $175,000 Active 35 DOM
6. 2026-06-16
   days on market $175,000 Active 34 DOM
7. 2026-06-15
   days on market $175,000 Active 33 DOM
8. 2026-06-13
   days on market $175,000 Active 31 DOM
9. 2026-06-12
   days on market $175,000 Active 30 DOM
10. 2026-06-09
    days on market $175,000 Active 27 DOM
11. 2026-06-08
    days on market $175,000 Active 26 DOM
12. 2026-06-08
    days on market $175,000 Active 25 DOM
13. 2026-06-07
    statusdays on market $175,000 Active 24 DOM
14. 2026-05-21
    historical $695
15. 2026-05-08
    price $695
16. 2026-04-26
    price $750
17. 2026-04-14
    price $795
18. 2026-04-07
    status Pending
19. 2026-04-07
    price $850
20. 2026-03-31
    price $950
21. 2026-03-30
    status Active
22. 2026-02-23
    status Pending
23. 2026-02-21
    price $975
24. 2026-02-09
    listed $175,000 Active
25. 2026-02-06
    historical $175,000
26. 2026-02-05
    listed $1,000
27. 2025-12-18
    soldstatus $50,000
28. 2025-12-18
    soldstatus $100,000

ⓘ 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: $428 · $36/mo
• Projected year-2 tax: $1,596 · $133/mo
• Expected delta: +$1,169/yr (+$97/mo · 273.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥93°F today · 16 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% 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: $15,393
• − Mortgage interest: −$9,803
• − Property taxes: −$428
• − Insurance: −$875
• − Repairs & maintenance: −$1,231
• − Management: −$1,231
• − Depreciation: −$5,091
• Taxable loss: −$3,266
• Est. tax savings @ 24.0%: +$784
• After-tax cash flow: $629/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: Mount Carmel Area SD
• NCES district ID: 4215990
• Math proficiency: 20% ▼ -18.00%
• Reading proficiency: 37% ▼ -15.00%
• Median HH income: $35,195
• Composite: 23.48/100
• National rank: #7876
• State rank: #455 of 539 in PA

Livability — Kulpmont

• Score: 73/100
• State rank: #581
• US rank: #5591

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kulpmont, PA
• Population (ZIP): 3,525

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 7% Two or more races 5% Asian 4%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 24% Iranian 8% Scotch-Irish 3%
• Foreign-born: 3% · China
• Languages at home: 95% English-only · Chinese 2% Other Indo-European 2% Russian/Polish/Slavic 1%

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: ▲ 2.76%
• Current HPI: 121.4505
• 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

+250.0% since first listed

15 events — show timeline

• 2026-05-21 Rental Removed $695 APPFOLIO
• 2026-05-08 Price Changed $695 APPFOLIO
• 2026-04-26 Price Changed $750 APPFOLIO
• 2026-04-14 Price Changed $795 APPFOLIO
• 2026-04-07 Pending — BRIGHT MLS
• 2026-04-07 Price Changed $850 APPFOLIO
• 2026-03-31 Price Changed $950 APPFOLIO
• 2026-03-30 Relisted — BRIGHT MLS
• 2026-02-23 Pending — BRIGHT MLS
• 2026-02-21 Price Changed $975 APPFOLIO
• 2026-02-09 Listed $175,000 BRIGHT MLS
• 2026-02-06 Coming Soon $175,000 BRIGHT MLS
• 2026-02-05 Listed for Rent $1,000 APPFOLIO
• 2025-12-18 Sold (Public Records) $100,000 Public Records
• 2025-12-18 Sold (Public Records) $50,000 Public Records

Property tax history

+2.6%/yr

Latest (2026): $428 · +1.7% YoY. Source: county tax records.