1542 Pulaski Ave · Marshallton, PA 17866

$99,000

3 bd · 2.0 ba · 1,520 sqft · Other · 164 Days on market

Built 1920 5,227 sqft lot $65/sqft · 34% above area Est $74k · 34% over

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Why this score? — see what drove the C- 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 +24.7/30.0
• DSCR +8.0/10.0
• 1% rule +5.9/10.0
• Appreciation +4.4/10.0
• Livability +3.7/5.0
• 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

Looking for garage space!? This property offers a one car integral garage PLUS and additional garage accessible from the back alley with storage underneath. The first floor features a kitchen, living room, bedroom and bathroom. Second floor has two bedrooms and a full bath, as a bonus, the second floor has its own exterior entrance, adding extra flexibility and potential. The attic is unheated but offers extra storage space. Property has a new mini-split system!

Key facts

• Additional garage
• Extra storage space
• Integral garage

Tags

• INTEGRAL GARAGE
• ADDITIONAL GARAGE
• EXTERIOR ENTRANCE
• EXTRA STORAGE SPACE
• NEW MINI-SPLIT SYSTEM

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $99k.

Deal economics

• At list price, monthly cash flow is $207 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.8% vs local median 0.8% in Marshallton — 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 74/100 on livability (#489 in PA, #4,500 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D, schools F, amenities 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: 30 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

• Local home prices are declining (-1.3%/yr); year-one equity from $684 of loan paydown is wiped out by about $1k 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 $28k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 10y ago; this cycle's ask has dropped $21k (18%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $35k; list at $99k implies a 183% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1920 — 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 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. 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: 1.09% ✓
• Cap rate: 8.80%
• Cash-on-cash: 8.96%
• DSCR: 1.40
• GRM: 7.6

CMA / ARV

• ARV (median comp): $73,888
• List price: $99,000
• Delta: 33.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.16×
• Total profit: $4,424
• Equity at exit: $22,514

10-year hold

• IRR: 10.5%
• Equity multiple: 1.99×
• Total profit: $27,548
• Equity at exit: $22,482

Cash invested: $27,720 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,084 high
• Mortgage (P&I): −$519
• Tax from tax record: −$89 /mo · $1,063/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$228
• Net cashflow: $207

Break-even live

Break-even rent $822

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 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	0.58mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	43d	1	0.74mi
11 S Market St Apt B Rear Shamokin, PA	2.0	1.0	1100	$900	$0.82	43d	1	1.07mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	43d	1	1.42mi
863 W Spruce St Coal Township, PA	2.0	1.0	1200	$695	$0.58	43d	1	1.49mi

Listing history 23 events

1. 2026-06-19
   days on market $99,000 Active 164 DOM
2. 2026-06-18
   days on market $99,000 Active 163 DOM
3. 2026-06-17
   days on market $99,000 Active 162 DOM
4. 2026-06-16
   days on market $99,000 Active 161 DOM
5. 2026-06-15
   days on market $99,000 Active 160 DOM
6. 2026-06-14
   days on market $99,000 Active 158 DOM
7. 2026-06-12
   days on market $99,000 Active 157 DOM
8. 2026-06-09
   days on market $99,000 Active 154 DOM
9. 2026-06-08
   days on market $99,000 Active 153 DOM
10. 2026-06-07
    days on market $99,000 Active 152 DOM
11. 2026-06-03
    days on market $99,000 Active 148 DOM
12. 2026-06-02
    statusdays on market $99,000 Active 147 DOM
13. 2026-06-01
    days on market $99,000 Active Under Contract 146 DOM
14. 2026-05-31
    days on market $99,000 Active Under Contract 145 DOM
15. 2026-05-30
    days on market $99,000 Active Under Contract 144 DOM
16. 2026-04-17
    price $99,000 466-char remark

    Show marketing remark (466 chars)

    Looking for garage space!? This property offers a one car integral garage PLUS and additional garage accessible from the back alley with storage underneath. The first floor features a kitchen, living room, bedroom and bathroom. Second floor has two bedrooms and a full bath, as a bonus, the second floor has its own exterior entrance, adding extra flexibility and potential. The attic is unheated but offers extra storage space. Property has a new mini-split system!

17. 2026-03-07
    price $109,000 466-char remark

    Show marketing remark (466 chars)

    Looking for garage space!? This property offers a one car integral garage PLUS and additional garage accessible from the back alley with storage underneath. The first floor features a kitchen, living room, bedroom and bathroom. Second floor has two bedrooms and a full bath, as a bonus, the second floor has its own exterior entrance, adding extra flexibility and potential. The attic is unheated but offers extra storage space. Property has a new mini-split system!

18. 2026-01-05
    listed $120,000 Active 466-char remark

    Show marketing remark (466 chars)

    Looking for garage space!? This property offers a one car integral garage PLUS and additional garage accessible from the back alley with storage underneath. The first floor features a kitchen, living room, bedroom and bathroom. Second floor has two bedrooms and a full bath, as a bonus, the second floor has its own exterior entrance, adding extra flexibility and potential. The attic is unheated but offers extra storage space. Property has a new mini-split system!

19. 2025-10-16
    soldstatus $35,000
20. 2017-12-04
    listed $45,000
21. 2017-06-20
    soldstatus $20,000
22. 2017-04-27
    soldstatus $35,000
23. 2016-11-03
    listed $44,000

ⓘ 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: $1,063 · $89/mo
• Projected year-2 tax: $1,314 · $109/mo
• Expected delta: +$251/yr (+$21/mo · 23.6%)

ⓘ 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 4% 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: $13,003
• − Mortgage interest: −$5,546
• − Property taxes: −$1,063
• − Insurance: −$495
• − Repairs & maintenance: −$1,040
• − Management: −$1,040
• − Depreciation: −$2,880
• Taxable income: $939
• Est. tax owed @ 24.0%: −$225
• After-tax cash flow: $2,259/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 — Marshallton

• Score: 74/100
• State rank: #489
• US rank: #4500

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Marshallton, 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

Price history

+125.0% since first listed

8 events — show timeline

• 2026-04-17 Price Changed $99,000 CSVBR
• 2026-03-07 Price Changed $109,000 CSVBR
• 2026-01-05 Listed $120,000 CSVBR
• 2025-10-16 Sold (Public Records) $35,000 Public Records
• 2017-12-04 Listed $45,000 CSVBR
• 2017-06-20 Sold (Public Records) $20,000 Public Records
• 2017-04-27 Sold (MLS) $35,000 CSVBR
• 2016-11-03 Listed $44,000 CSVBR

Property tax history

+3.9%/yr

Latest (2026): $1,063 · +2.2% YoY. Source: county tax records.