115 N Marshall St · Shamokin, PA 17872

$59,900

4 bd · 1.0 ba · 1,600 sqft · Other · 273 Days on market

Built 1940 4,400 sqft lot ↓ 5% 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
• Condition / age +2.5/5.0
• Schools +2.4/10.0

Listing remarks MLS

Call today for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

Key facts

• Large two story
• Generous sized lot
• 4,400 sq ft lot

Tags

• LARGE TWO STORY
• GENEROUS SIZED LOT
• REAR DECK OVERLOOKING TOWN

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath other listed at $60k.

Deal economics

• At list price, monthly cash flow is $450 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $60k).
• Recommended offer: $53k (12.0% 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; 4 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 $2k of equity ($414 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 $17k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($53k) is reasonable based on typical stale-listing flexibility.
• 5 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: property tax is 2.6% of price; built in 1940 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $52,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.94% ✓
• Cap rate: 15.30%
• Cash-on-cash: 32.18%
• DSCR: 2.43
• GRM: 4.3

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 36.1%
• Equity multiple: 2.94×
• Total profit: $32,509
• Equity at exit: $23,315

10-year hold

• IRR: 37.4%
• Equity multiple: 5.78×
• Total profit: $80,094
• Equity at exit: $33,337

Cash invested: $16,772 (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: 4.3×

Monthly cashflow live

• Estimated rent: $1,163 medium
• Mortgage (P&I): −$314
• Tax from tax record: −$130 /mo · $1,560/yr
• Insurance: −$25
• HOA: −$0
• Vacancy / Maint / Mgmt: −$244
• Net cashflow: $450

Break-even live

Break-even rent $594

Max offer price $59,900

Occupancy floor 56%

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: $14,975
• Closing costs: $1,797
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 S Vine St Shamokin, PA	3.0	1.0	1450	$975	$0.67	43d	1	0.28mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	43d	1	0.32mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	43d	1	0.67mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	43d	1	0.99mi

Listing history 18 events

1. 2026-06-12
   days on market $59,900 Active 273 DOM
2. 2026-06-09
   days on market $59,900 Active 270 DOM
3. 2026-06-08
   days on market $59,900 Active 269 DOM
4. 2026-06-07
   days on market $59,900 Active 268 DOM
5. 2026-06-03
   days on market $59,900 Active 264 DOM
6. 2026-06-02
   days on market $59,900 Active 263 DOM
7. 2026-06-01
   days on market $59,900 Active 262 DOM
8. 2026-05-31
   days on market $59,900 Active 261 DOM
9. 2026-05-30
   days on market $59,900 Active 260 DOM
10. 2026-03-14
    price $59,900 305-char remark

    Show marketing remark (305 chars)

    Call today for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

11. 2026-03-13
    status Active 322-char remark

    Show marketing remark (322 chars)

    Call Mathlene 570-933-2176 for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

12. 2026-03-13
    price $59,900 322-char remark

    Show marketing remark (322 chars)

    Call Mathlene 570-933-2176 for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

13. 2025-11-04
    status Active 305-char remark

    Show marketing remark (322 chars)

    Call Mathlene 570-933-2176 for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

14. 2025-11-04
    status Active 322-char remark

    Show marketing remark (322 chars)

    Call Mathlene 570-933-2176 for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

15. 2025-10-28
    historical Active Under Contract 305-char remark

    Show marketing remark (322 chars)

    Call Mathlene 570-933-2176 for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

16. 2025-10-28
    historical Active Under Contract 322-char remark

    Show marketing remark (322 chars)

    Call Mathlene 570-933-2176 for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

17. 2025-09-05
    listed $63,000 Active 305-char remark

    Show marketing remark (305 chars)

    Call today for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

18. 2025-09-04
    listed $63,000 Active 322-char remark

    Show marketing remark (322 chars)

    Call Mathlene 570-933-2176 for this large 4 bedroom two story with loads of potential PRICED TO SELL ! Generous sized lot and rear deck overlooking town. Per seller this home has both gas or oil for heating. Don't wait book your appointment to check it out today. Square footage to be independently verified by the buyer.

ⓘ 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: $1,560 · $130/mo
• Projected year-2 tax: $1,560 · $130/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: $13,956
• − Mortgage interest: −$3,355
• − Property taxes: −$1,560
• − Insurance: −$300
• − Repairs & maintenance: −$1,116
• − Management: −$1,116
• − Depreciation: −$1,743
• Taxable income: $4,766
• Est. tax owed @ 24.0%: −$1,144
• After-tax cash flow: $4,253/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

-4.9% since first listed

9 events — show timeline

• 2026-03-14 Price Changed $59,900 BRIGHT MLS
• 2026-03-13 Relisted — CSVBR
• 2026-03-13 Price Changed $59,900 CSVBR
• 2025-11-04 Relisted — BRIGHT MLS
• 2025-11-04 Relisted — CSVBR
• 2025-10-28 Contingent — BRIGHT MLS
• 2025-10-28 Contingent — CSVBR
• 2025-09-05 Listed $63,000 BRIGHT MLS
• 2025-09-04 Listed $63,000 CSVBR

Property tax history

+6.8%/yr

Latest (2026): $1,560 · +61.5% YoY. Source: county tax records.