519 N Rock St · Shamokin, PA 17872

$199,000

4 bd · 9.0 ba · 4,124 sqft · MultiFamily · 28 Days on market

Built 1910 Fair condition 2,613 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
• Schools +2.4/10.0
• Condition / age +2.2/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

This 3-story building is waiting for someone with vision to restore it to its former glory. Previously, the first floor served as a medical office, while the second floor housed two apartments, and the third floor featured an additional apartment. With the right renovation, this property could be transformed into a prime investment opportunity or a stunning mixed-use space. Don't miss your chance to bring new life to this unique property! Call or text Jesse or Sheila for your private tour. 570-760-1363.

Key facts

• Office space
• Flexible layout
• Gas heat

Tags

• DOWNTOWN AREA
• OFFICE SPACE
• RESIDENTIAL APARTMENTS
• GAS HEAT
• FLEXIBLE LAYOUT

Property features AI

Exterior

• Parking: No on-site parking
• Utilities: Public water; Public sewer
• Home design: Residential income property; Multi-family (multi-units); Commercial zoning
• Construction: Brick and stone construction; No foundation details listed; Built area approximately 4,124 above grade
• Exterior features: Rolled/hot mop roof; Sidewalks

Interior

• Kitchen: Range
• Bathrooms: Six full bathrooms; One three-quarter bathroom; Four half bathrooms
• Heating & cooling: Central air conditioning; Heating present
• Interior features: Range; Unfinished basement

What this means for you Summary

Snapshot

• This is a 4-bed/9.0-bath multifamily listed at $199k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $199k).
• Recommended offer: $196k (1.5% below list) — sets the bar for market timing.

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; 81 units permitted in Northumberland County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($1k loan paydown + $4k 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 $56k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($196k) is reasonable based on typical stale-listing flexibility.
• 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 $50k; list at $199k implies a 298% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $196,015 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.52% ✓
• Cap rate: 12.42%
• Cash-on-cash: 21.90%
• DSCR: 1.97
• GRM: 5.5

CMA / ARV

• ARV (on-the-fly): $131,968
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
319 E Sunbury St	0.11mi	4/4.0	3,752 (-9%)	1mo	$120,000	$32	59

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 25.9%
• Equity multiple: 2.39×
• Total profit: $77,483
• Equity at exit: $77,457

10-year hold

• IRR: 27.7%
• Equity multiple: 4.59×
• Total profit: $199,870
• Equity at exit: $110,751

Cash invested: $55,720 (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 17872

• Home prices YoY: 1.6%
• Active inventory: 76
• Price-to-rent: 21.9×

Monthly cashflow live

• Estimated rent: $3,028 medium
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$636
• Net cashflow: $1,017

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 61%

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	1	$3,028
Total (4 units)			$3,028

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Listing history 21 events

1. 2026-06-19
   days on market $199,000 Active 28 DOM
2. 2026-06-18
   days on market $199,000 Active 27 DOM
3. 2026-06-17
   days on market $199,000 Active 26 DOM
4. 2026-06-16
   days on market $199,000 Active 25 DOM
5. 2026-06-15
   days on market $199,000 Active 24 DOM
6. 2026-06-14
   days on market $199,000 Active 22 DOM
7. 2026-06-12
   days on market $199,000 Active 21 DOM
8. 2026-06-09
   days on market $199,000 Active 18 DOM
9. 2026-06-08
   days on market $199,000 Active 17 DOM
10. 2026-06-07
    days on market $199,000 Active 16 DOM
11. 2026-06-03
    days on market $199,000 Active 12 DOM
12. 2026-06-02
    days on market $199,000 Active 11 DOM
13. 2026-06-01
    days on market $199,000 Active 10 DOM
14. 2026-05-31
    days on market $199,000 Active 9 DOM
15. 2026-05-30
    days on market $199,000 Active 8 DOM
16. 2026-04-29
    listed $199,000 Active
17. 2025-03-28
    soldstatus $50,000 Closed 511-char remark

    Show marketing remark (511 chars)

    This 3-story building is waiting for someone with vision to restore it to its former glory. Previously, the first floor served as a medical office, while the second floor housed two apartments, and the third floor featured an additional apartment. With the right renovation, this property could be transformed into a prime investment opportunity or a stunning mixed-use space. Don't miss your chance to bring new life to this unique property! Call or text Jesse or Sheila for your private tour. 570-760-1363.

18. 2025-03-21
    status Pending 511-char remark

    Show marketing remark (511 chars)

    This 3-story building is waiting for someone with vision to restore it to its former glory. Previously, the first floor served as a medical office, while the second floor housed two apartments, and the third floor featured an additional apartment. With the right renovation, this property could be transformed into a prime investment opportunity or a stunning mixed-use space. Don't miss your chance to bring new life to this unique property! Call or text Jesse or Sheila for your private tour. 570-760-1363.

19. 2025-03-18
    status Active 511-char remark

    Show marketing remark (511 chars)

    This 3-story building is waiting for someone with vision to restore it to its former glory. Previously, the first floor served as a medical office, while the second floor housed two apartments, and the third floor featured an additional apartment. With the right renovation, this property could be transformed into a prime investment opportunity or a stunning mixed-use space. Don't miss your chance to bring new life to this unique property! Call or text Jesse or Sheila for your private tour. 570-760-1363.

20. 2025-03-05
    status Pending 511-char remark

    Show marketing remark (511 chars)

    This 3-story building is waiting for someone with vision to restore it to its former glory. Previously, the first floor served as a medical office, while the second floor housed two apartments, and the third floor featured an additional apartment. With the right renovation, this property could be transformed into a prime investment opportunity or a stunning mixed-use space. Don't miss your chance to bring new life to this unique property! Call or text Jesse or Sheila for your private tour. 570-760-1363.

21. 2025-02-26
    listed $64,900 Active 511-char remark

    Show marketing remark (511 chars)

    This 3-story building is waiting for someone with vision to restore it to its former glory. Previously, the first floor served as a medical office, while the second floor housed two apartments, and the third floor featured an additional apartment. With the right renovation, this property could be transformed into a prime investment opportunity or a stunning mixed-use space. Don't miss your chance to bring new life to this unique property! Call or text Jesse or Sheila for your private tour. 570-760-1363.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $36,336
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,907
• − Management: −$2,907
• − Depreciation: −$5,789
• Taxable income: $9,606
• Est. tax owed @ 24.0%: −$2,305
• After-tax cash flow: $9,897/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.

Condition & rehab AI · 12 photos

Fair 45/100 Moderate rehab

This multi-family property requires moderate renovations to improve its condition and increase its value. The first floor needs significant updates to the kitchen and bathrooms, while the second and third floors require painting and minor repairs.

Repairs flagged

• Major Exposed plumbing in kitchen — Exposed plumbing indicates potential water damage
• Major Missing cabinets in kitchen — Missing cabinets make the kitchen unusable
• Major Worn countertops in kitchen — Worn countertops need replacement
• Major Worn fixtures in bathrooms — Worn fixtures need replacement
• Major Outdated tile in bathrooms — Outdated tile needs replacement
• Major Worn window frames — Worn window frames need replacement

Value-add opportunities

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace worn flooring — New flooring improves the overall look and feel of the property
• Both Replace worn countertops and cabinets — New countertops and cabinets improve functionality and aesthetics
• Both Replace worn fixtures and tile in bathrooms — New fixtures and tile in bathrooms improve functionality and aesthetics
• Both Replace worn window frames — New window frames improve functionality and aesthetics

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in kitchen · Exposed plumbing indicates potential water damage	Major	$15,000–50,000
Missing cabinets in kitchen · Missing cabinets make the kitchen unusable	Major	$15,000–50,000
Worn countertops in kitchen · Worn countertops need replacement	Major	$15,000–50,000
Worn fixtures in bathrooms · Worn fixtures need replacement	Major	$15,000–50,000
Outdated tile in bathrooms · Outdated tile needs replacement	Major	$15,000–50,000
Worn window frames · Worn window frames need replacement	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Paint interior walls and trim — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace worn flooring — New flooring improves the overall look and feel of the property ↑
• Both Replace worn countertops and cabinets — New countertops and cabinets improve functionality and aesthetics ↑
• Both Replace worn fixtures and tile in bathrooms — New fixtures and tile in bathrooms improve functionality and aesthetics ↑
• Both Replace worn window frames — New window frames improve functionality and aesthetics ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+206.6% since first listed

6 events — show timeline

• 2026-04-29 Listed $199,000 CSVBR
• 2025-03-28 Sold (MLS) $50,000 CSVBR
• 2025-03-21 Pending — CSVBR
• 2025-03-18 Relisted — CSVBR
• 2025-03-05 Pending — CSVBR
• 2025-02-26 Listed $64,900 CSVBR