102 E Arch St · Shamokin, PA 17872

$52,000

4 bd · 1.5 ba · 1,910 sqft · Other · 54 Days on market

Built 1900 1,742 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 +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

Highest And Best due by 4/1/2026 11:59:00 PM MST. Located on a desirable corner lot, this detached Shamokin home would be an excellent addition to your investment portfolio or is a fantastic base to make it your own. Crossing the front porch and entering the first floor, you are greeted by a welcoming foyer and gorgeous staircase. To the right is a comfortable living room with a desirable fireplace. A convenient half bath is located across from the living room. The large dining room is located between the living room and kitchen, ideal for hosting and family get-togethers. Off the dining room is a space which can be used as a bedroom or den. In the rear, the kitchen provides plenty of countertop space for meal prep. A cozy breakfast nook, perfect for a morning coffee is situated at the back of the kitchen. The laundry is also located off the rear of the kitchen. On the second floor are three spacious bedrooms and a full bathroom. Both the attic and basement provide plenty of storage space. Off the rear of the home, a fenced back yard is a wonderful space for outdoor quality time. Offered at $52,000, call to schedule a private showing today!

Key facts

• Cozy breakfast nook
• Large dining room
• Welcoming foyer

Tags

• CORNER LOT
• WELCOMING FOYER
• GORGEOUS STAIRCASE
• LARGE DINING ROOM
• COZY BREAKFAST NOOK
• PLENTY OF COUNTERTOP SPACE

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as below average; Total below-grade area estimated at 636 (unfinished); Finished above-grade area estimated at 1,910

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Building winterized
• Construction: Frame construction with asbestos; Stone foundation; Asphalt/fiberglass roof; Year built estimated
• Exterior features: Corner lot; Level lot; Rear yard; Wood fencing; Home is on the corner (per directions)

Interior

• Kitchen: Dishwasher
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level
• Flooring: Carpet; Wood; Vinyl
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Steam heat; Natural gas heat and hot water
• Interior features: Attic; Breakfast area; Crown moldings; Dining area; Double/dual staircase; Entry-level bedroom; Traditional floor plan; Plaster walls; Not furnished
• Laundry & utility: Laundry on the main floor

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath other listed at $52k.

Deal economics

• At list price, monthly cash flow is $492 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $52k).
• Recommended offer: $50k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.7% 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: 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.
• Zoned schools: Shamokin Area El Sch (math 22% / reading 36%, grade F, #1,146 of 1,518 statewide, top 76%, 832 students, 100% FRL); Shamokin Area Ms (math 12% / reading 40%, grade F, #412 of 512 statewide, top 81%, 346 students, 100% FRL); Shamokin Area Hs (math 42% / reading 30%, grade F, #300 of 437 statewide, top 70%, 702 students, 80% FRL) — zoned schools average 93% FRL vs 57% district-wide (37 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $1k of equity ($360 loan paydown + $990 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 $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($50k) is reasonable based on typical stale-listing flexibility.
• 2 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 3.2% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $50,440 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 2.25% ✓
• Cap rate: 17.65%
• Cash-on-cash: 40.57%
• DSCR: 2.81
• GRM: 3.7

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: 44.5%
• Equity multiple: 3.38×
• Total profit: $34,723
• Equity at exit: $20,240

10-year hold

• IRR: 45.4%
• Equity multiple: 6.74×
• Total profit: $83,612
• Equity at exit: $28,940

Cash invested: $14,560 (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: 3.7×

Monthly cashflow live

• Estimated rent: $1,169 medium
• Mortgage (P&I): −$273
• Tax from tax record: −$137 /mo · $1,647/yr
• Insurance: −$22
• HOA: −$0
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $492

Break-even live

Break-even rent $546

Max offer price $52,000

Occupancy floor 53%

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: $13,000
• Closing costs: $1,560
• 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	0.33mi
609 E Commerce St Shamokin, PA	4.0	1.5	1668	$1,500	$0.90	43d	1	0.36mi
804 W Mulberry St Coal Township, PA	3.0	1.0	1350	$1,075	$0.80	43d	1	0.62mi
1309 W Spruce St Coal Township, PA	3.0	1.0	1275	$825	$0.65	43d	1	0.94mi

Listing history 4 events

1. 2026-04-29
   status Pending

   Show marketing remark (1158 chars)

   Highest And Best due by 4/1/2026 11:59:00 PM MST. Located on a desirable corner lot, this detached Shamokin home would be an excellent addition to your investment portfolio or is a fantastic base to make it your own. Crossing the front porch and entering the first floor, you are greeted by a welcoming foyer and gorgeous staircase. To the right is a comfortable living room with a desirable fireplace. A convenient half bath is located across from the living room. The large dining room is located between the living room and kitchen, ideal for hosting and family get-togethers. Off the dining room is a space which can be used as a bedroom or den. In the rear, the kitchen provides plenty of countertop space for meal prep. A cozy breakfast nook, perfect for a morning coffee is situated at the back of the kitchen. The laundry is also located off the rear of the kitchen. On the second floor are three spacious bedrooms and a full bathroom. Both the attic and basement provide plenty of storage space. Off the rear of the home, a fenced back yard is a wonderful space for outdoor quality time. Offered at $52,000, call to schedule a private showing today!

2. 2026-04-29
   status Pending 1158-char remark

   Show marketing remark (1158 chars)

   Highest And Best due by 4/1/2026 11:59:00 PM MST. Located on a desirable corner lot, this detached Shamokin home would be an excellent addition to your investment portfolio or is a fantastic base to make it your own. Crossing the front porch and entering the first floor, you are greeted by a welcoming foyer and gorgeous staircase. To the right is a comfortable living room with a desirable fireplace. A convenient half bath is located across from the living room. The large dining room is located between the living room and kitchen, ideal for hosting and family get-togethers. Off the dining room is a space which can be used as a bedroom or den. In the rear, the kitchen provides plenty of countertop space for meal prep. A cozy breakfast nook, perfect for a morning coffee is situated at the back of the kitchen. The laundry is also located off the rear of the kitchen. On the second floor are three spacious bedrooms and a full bathroom. Both the attic and basement provide plenty of storage space. Off the rear of the home, a fenced back yard is a wonderful space for outdoor quality time. Offered at $52,000, call to schedule a private showing today!

3. 2026-03-05
   listed $52,000 Active
4. 2026-03-02
   listed $52,000 Active 1158-char remark

   Show marketing remark (1158 chars)

   Highest And Best due by 4/1/2026 11:59:00 PM MST. Located on a desirable corner lot, this detached Shamokin home would be an excellent addition to your investment portfolio or is a fantastic base to make it your own. Crossing the front porch and entering the first floor, you are greeted by a welcoming foyer and gorgeous staircase. To the right is a comfortable living room with a desirable fireplace. A convenient half bath is located across from the living room. The large dining room is located between the living room and kitchen, ideal for hosting and family get-togethers. Off the dining room is a space which can be used as a bedroom or den. In the rear, the kitchen provides plenty of countertop space for meal prep. A cozy breakfast nook, perfect for a morning coffee is situated at the back of the kitchen. The laundry is also located off the rear of the kitchen. On the second floor are three spacious bedrooms and a full bathroom. Both the attic and basement provide plenty of storage space. Off the rear of the home, a fenced back yard is a wonderful space for outdoor quality time. Offered at $52,000, call to schedule a private showing today!

ⓘ 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: $1,647 · $137/mo
• Projected year-2 tax: $1,647 · $137/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 2/10 Low
• 🌡 Heat 5/10 Major 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: $14,033
• − Mortgage interest: −$2,913
• − Property taxes: −$1,647
• − Insurance: −$260
• − Repairs & maintenance: −$1,123
• − Management: −$1,123
• − Depreciation: −$1,513
• Taxable income: $5,455
• Est. tax owed @ 24.0%: −$1,309
• After-tax cash flow: $4,597/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

+0.0% since first listed

4 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-29 Pending — PMAR
• 2026-03-05 Listed $52,000 BRIGHT MLS
• 2026-03-02 Listed $52,000 PMAR

Property tax history

+6.8%/yr

Latest (2026): $1,647 · +61.5% YoY. Source: county tax records.