1548 W Independence St

Edgewood, PA 17866

$63,900B

3 bd · 1.0 ba · 861 sqft · Built 1920 · Townhouse · Active · 20 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $954/mo
• Mortgage (P&I): −$335
• Tax + insurance: −$56
• HOA: −$0
• Vac / Maint / Mgmt: −$200
• Net cashflow: $362/mo
• Annual: $4,350/yr
• Cap rate: 13.10%
• Cash-on-cash: 24.31%
• DSCR: 2.08
• 1% rule: 1.49%
• Cash to close: $17,892

Investor read

• This is a 3-bed/1.0-bath townhouse listed at $64k.
• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($954 rent vs $64k).
• It's been on market 20 days — a 2% lower offer ($63k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $63k (1.5% below list) — sets the bar for market timing.
• Local home prices are declining (-1.3%/yr); year-one equity from $442 of loan paydown is wiped out by about $826 of value loss. Plan a longer hold.
• Location reads 91/100 on livability (#14 in PA, #64 nationally) — a professional / high-income tenant draw. Strengths: schools A+, commute A+, employment A+; Watch: health & safety D+.
• 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.
• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Market conditions: 30 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).
• Northumberland County population projected at -11% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• 4 sale attempts since 2y ago 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 $55k; 16% above their basis — modest negotiation headroom, anchor on the comps not their cost.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~5 years — after that, you're playing with house money.

Questions for listing agent

• Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
• 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.
• 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.
• 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.