252 N Front St · Sunbury, PA 17801

$112,900

3 bd · 1.5 ba · 1,600 sqft · Townhouse · 1 Days on market

Built 1935 3,049 sqft lot

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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 +28.2/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• ARV discount +7.5/15.0
• Livability +3.8/5.0
• Schools +3.4/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready 3 bedroom, 1.5 bath half-double in the City of Sunbury with off-street parking and a partial view of the Susquehanna River. This solid brick home offers approximately 1,600 square feet of living space and is in clean, well-kept condition. The main floor features a comfortable family room, separate dining room, and an efficient kitchen, plus a convenient half bath. A rear mud room leads to an enclosed porch and the back deck, giving you a great transition space for shoes, coats, and everyday gear. Upstairs youll find three bedrooms and a full bath, along with an additional enclosed porch/landing area that works well as a small sitting area or extra storage/mud room space. The second-floor primary bedroom has a view of the river over the flood wall. A walk-up attic and full basement provide plenty of storage and bonus space. Major items have already been taken care of: the roof, gutters, and soffit were all replaced in 2022, and the gas hot-water heating system has been cleaned and serviced every year. The home has a covered front porch, rear deck, and off-street gravel parking behind the house. The property currently holds an active City of Sunbury rental permit that is valid through 2026, making this an easy turnkey option for an investor, or a comfortable home for an owner-occupant. Located in the Shikellamy School District, close to the river, parks, and downtown amenities. Shown by appointment only.

Key facts

• Built 1935

Property features AI

Finance

• Other: Located in a federal flood zone
• Financial info: Fee simple ownership

Exterior

• Parking: Alley access; On-street parking
• Utilities: Public water; Public sewer; Natural gas for heating and hot water
• Home design: Semi-detached property; Brick and stick-built construction; Above-grade living space (approximately 1,600 finished)
• Construction: Block foundation
• Exterior features: Waterfront property on a river; 26 feet of water frontage; Two or more access exits

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels); One half bathroom on the main level
• Heating & cooling: Radiator heating; Electric cooling
• Interior features: Estimated living area; Full basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $113k.

Deal economics

• At list price, monthly cash flow is $358 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $113k).
• Cap rate 10.1% vs local median 7.1% in Sunbury — 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 76/100 on livability (#374 in PA, #3,298 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities F, commute F, employment F.
• Shikellamy SD (town): math 33% / reading 47% proficiency, ranked #362 of 539 in PA (top 67%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shikellamy Hs (math 52% / reading 24%, grade F, #281 of 437 statewide, top 65%, 887 students, 93% FRL) — zoned schools average 93% FRL vs 46% district-wide (47 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 43 active listings in the ZIP; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $781 of loan paydown is wiped out by about $3k 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 (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $45k; list at $113k implies a 151% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $112,900

Questions for the listing agent

1. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.29% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 6.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 3.7%
• Equity multiple: 1.14×
• Total profit: $4,544
• Equity at exit: $16,834

10-year hold

• IRR: 13.3%
• Equity multiple: 2.06×
• Total profit: $33,445
• Equity at exit: $9,762

Cash invested: $31,612 (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 17801

• Home prices YoY: -18.4%
• Active inventory: 43
• Price-to-rent: 6.5×

Monthly cashflow live

• Estimated rent: $1,455 medium
• Mortgage (P&I): −$592
• Tax from tax record: −$152 /mo · $1,825/yr
• Insurance: −$47
• HOA: −$0
• Vacancy / Maint / Mgmt: −$306
• Net cashflow: $358

Break-even live

Break-even rent $1,001

Max offer price $112,900

Occupancy floor 70%

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: $28,225
• Closing costs: $3,387
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-04-30
   status Pending
2. 2026-04-30
   listed $112,900 Active
3. 2026-03-12
   status Active 1439-char remark

   Show marketing remark (1439 chars)

   Move-in ready 3 bedroom, 1.5 bath half-double in the City of Sunbury with off-street parking and a partial view of the Susquehanna River. This solid brick home offers approximately 1,600 square feet of living space and is in clean, well-kept condition. The main floor features a comfortable family room, separate dining room, and an efficient kitchen, plus a convenient half bath. A rear mud room leads to an enclosed porch and the back deck, giving you a great transition space for shoes, coats, and everyday gear. Upstairs youll find three bedrooms and a full bath, along with an additional enclosed porch/landing area that works well as a small sitting area or extra storage/mud room space. The second-floor primary bedroom has a view of the river over the flood wall. A walk-up attic and full basement provide plenty of storage and bonus space. Major items have already been taken care of: the roof, gutters, and soffit were all replaced in 2022, and the gas hot-water heating system has been cleaned and serviced every year. The home has a covered front porch, rear deck, and off-street gravel parking behind the house. The property currently holds an active City of Sunbury rental permit that is valid through 2026, making this an easy turnkey option for an investor, or a comfortable home for an owner-occupant. Located in the Shikellamy School District, close to the river, parks, and downtown amenities. Shown by appointment only.

4. 2026-02-24
   historical Under Contract 1439-char remark

   Show marketing remark (1439 chars)

   Move-in ready 3 bedroom, 1.5 bath half-double in the City of Sunbury with off-street parking and a partial view of the Susquehanna River. This solid brick home offers approximately 1,600 square feet of living space and is in clean, well-kept condition. The main floor features a comfortable family room, separate dining room, and an efficient kitchen, plus a convenient half bath. A rear mud room leads to an enclosed porch and the back deck, giving you a great transition space for shoes, coats, and everyday gear. Upstairs youll find three bedrooms and a full bath, along with an additional enclosed porch/landing area that works well as a small sitting area or extra storage/mud room space. The second-floor primary bedroom has a view of the river over the flood wall. A walk-up attic and full basement provide plenty of storage and bonus space. Major items have already been taken care of: the roof, gutters, and soffit were all replaced in 2022, and the gas hot-water heating system has been cleaned and serviced every year. The home has a covered front porch, rear deck, and off-street gravel parking behind the house. The property currently holds an active City of Sunbury rental permit that is valid through 2026, making this an easy turnkey option for an investor, or a comfortable home for an owner-occupant. Located in the Shikellamy School District, close to the river, parks, and downtown amenities. Shown by appointment only.

5. 2026-01-12
   listed $109,500 Active 1439-char remark

   Show marketing remark (1439 chars)

   Move-in ready 3 bedroom, 1.5 bath half-double in the City of Sunbury with off-street parking and a partial view of the Susquehanna River. This solid brick home offers approximately 1,600 square feet of living space and is in clean, well-kept condition. The main floor features a comfortable family room, separate dining room, and an efficient kitchen, plus a convenient half bath. A rear mud room leads to an enclosed porch and the back deck, giving you a great transition space for shoes, coats, and everyday gear. Upstairs youll find three bedrooms and a full bath, along with an additional enclosed porch/landing area that works well as a small sitting area or extra storage/mud room space. The second-floor primary bedroom has a view of the river over the flood wall. A walk-up attic and full basement provide plenty of storage and bonus space. Major items have already been taken care of: the roof, gutters, and soffit were all replaced in 2022, and the gas hot-water heating system has been cleaned and serviced every year. The home has a covered front porch, rear deck, and off-street gravel parking behind the house. The property currently holds an active City of Sunbury rental permit that is valid through 2026, making this an easy turnkey option for an investor, or a comfortable home for an owner-occupant. Located in the Shikellamy School District, close to the river, parks, and downtown amenities. Shown by appointment only.

6. 2019-07-17
   soldstatus $45,000

ⓘ 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: $1,825 · $152/mo
• Projected year-2 tax: $1,825 · $152/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 4/10 Moderate FEMA zone X (shaded) · 23% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 16 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,457
• − Mortgage interest: −$6,324
• − Property taxes: −$1,825
• − Insurance: −$564
• − Repairs & maintenance: −$1,397
• − Management: −$1,397
• − Depreciation: −$3,284
• Taxable income: $2,667
• Est. tax owed @ 24.0%: −$640
• After-tax cash flow: $3,658/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: Shikellamy SD
• NCES district ID: 4221540
• Math proficiency: 33% ▼ -8.00%
• Reading proficiency: 47% ▼ -12.00%
• Median HH income: $41,227
• Composite: 33.6/100
• National rank: #5415
• State rank: #362 of 539 in PA

Livability — Sunbury

• Score: 76/100
• State rank: #374
• US rank: #3298

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Sunbury, PA
• Population (ZIP): 16,229

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 (88%)
• Race & ethnicity: White 88% Hispanic / Latino 6% Two or more races 5% Black 2%
• Hispanic origin (detail): Puerto Rican 5%
• Common ancestry: Romanian 3% Polish 3% Iranian 3%
• Foreign-born: 0%
• Languages at home: 97% English-only · Spanish 2%

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: ▼ -35.78%
• Current HPI: 158.7449
• 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

+150.9% since first listed

6 events — show timeline

• 2026-04-30 Pending — BRIGHT MLS
• 2026-04-30 Listed $112,900 BRIGHT MLS
• 2026-03-12 Relisted — ForSaleByOwner.com
• 2026-02-24 Contingent — ForSaleByOwner.com
• 2026-01-12 Listed $109,500 ForSaleByOwner.com
• 2019-07-17 Sold (Public Records) $45,000 Public Records

Property tax history

+1.7%/yr

Latest (2026): $1,825 · +0.0% YoY. Source: county tax records.