417 Church St · Danville, PA 17821

$119,000

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 26 Days on market

Built 1915 1,742 sqft lot Est $156k · 23% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.2/10.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming two-story home featuring three spacious bedrooms and one full bathroom. Currently tenant-occupied under a month-to-month lease agreement, offering flexibility for investors or future owner-occupants. Conveniently located near Geisinger Medical Center, downtown Danville, and many local amenities. With a little TLC, this property could be a great addition to your investment portfolio or a wonderful home for an owner-occupant.

Key facts

• Local amenities
• Two story home
• 1,742 sq ft lot

Tags

• TWO STORY HOME
• NEAR GEISINGER MEDICAL CENTER
• NEAR DOWNTOWN DANVILLE
• LOCAL AMENITIES

Property features AI

Finance

• Financial info: Tax amount listed (not included per instructions)

Exterior

• Parking: No designated parking
• Utilities: Public sewer
• Home design: Single family residence (residential property)
• Construction: Vinyl siding, block, and frame construction; No foundation details listed
• Exterior features: Lot dimensions approximately 25 x 75; Lot area reported as 2,575 (units listed as Acres in source); Residential zoning

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Heating present
• Interior features: 7 total rooms; Basement with exterior entry and block construction; Has heating

🏷️ Possibly a rental listed for sale. The $119,000 price doesn't fit this home's estimated sale value (~$155,520) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $222 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $117k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.2% in Danville — 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 (#508 in PA, #4,632 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: amenities D-, commute F, employment D-.
• Danville Area SD (suburban): math 50% / reading 67% proficiency, ranked #83 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Danville Primary Sch (511 students, 41% FRL); Danville Area Ms (math 34% / reading 68%, grade C, #116 of 512 statewide, top 24%, 508 students, 37% FRL); Danville Area Shs (math 87%, 638 students, 31% FRL).
• Market conditions: 71 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 27 units permitted in Montour County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $823 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($117k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,215 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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 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: 1.12% ✓
• Cap rate: 9.20%
• Cash-on-cash: 10.40%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $155,520
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
309 Chamber St	0.58mi	2/1.0	896 (-7%)	11mo	$129,900	$145	53
530 Spring St	0.41mi	2/1.0	1,048 (+9%)	17mo	$192,000	$183	52
169 Mowry St	0.51mi	1/1.5 (-1)	1,049 (+9%)	2mo	$161,000	$153	52
218 Mowry St	0.54mi	3/1.0 (+1)	1,092 (+14%)	1mo	$240,000	$220	46
1266 Vine St	0.56mi	2/1.0	1,088 (+13%)	10mo	$150,000	$138	43
1009 Railroad St	0.60mi	1/1.0 (-1)	832 (-13%)	2mo	$159,000	$191	43
929 S Mill St	0.71mi	2/1.0	1,052 (+10%)	20mo	$170,000	$162	34
19 S Academy Ave	0.68mi	1/1.0 (-1)	852 (-11%)	21mo	$115,000	$135	28

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

Projected returns pro-forma

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

5-year hold

• IRR: -4.1%
• Equity multiple: 0.85×
• Total profit: $-5,102
• Equity at exit: $17,743

10-year hold

• IRR: 5.6%
• Equity multiple: 1.42×
• Total profit: $13,881
• Equity at exit: $10,289

Cash invested: $33,320 (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 17821

• Home prices YoY: -17.9%
• Active inventory: 71
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,329 high
• Mortgage (P&I): −$624
• Tax from tax record: −$87 /mo · $1,047/yr
• Insurance: −$50
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $222

Break-even live

Break-even rent $1,047

Max offer price $119,000

Occupancy floor 78%

Sensitivity live

Price	-10% $290	-5% $256	+0% $222	+5% $189	+10% $155
Rent	-10% $117	-5% $170	+0% $222	+5% $275	+10% $327
Rate	-1.0pp $282	-0.5pp $253	base $222	+0.5pp $191	+1.0pp $160

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
501 Mill St Unit 202 Danville, PA	1.0	1.0	800	$1,000	$1.25	45d	1	0.23mi
201 Railroad St Danville, PA	1.0	1.0	620	$825	$1.33	45d	1	0.24mi
826 C Unit 102 Danville, PA	1.0	1.0	800	$1,495	$1.87	45d	1	0.26mi
833 C Unit 201 Danville, PA	1.0	1.0	600	$1,225	$2.04	45d	1	0.26mi
829 Railroad St #101 Danville, PA	1.0	1.0	640	$875	$1.37	45d	1	0.43mi
1107 Vine St Danville, PA	2.0	1.0	1100	$1,550	$1.41	45d	1	0.49mi
1014 Vine St Danville, PA	2.0	1.0	1000	$1,700	$1.70	45d	1	0.49mi
1737 First St Unit 1737 Danville, PA	2.0	1.0	1082	$1,500	$1.39	45d	1	0.71mi

Listing history 19 events

1. 2026-06-21
   days on market $119,000 Active 26 DOM
2. 2026-06-19
   days on market $119,000 Active 24 DOM
3. 2026-06-18
   days on market $119,000 Active 23 DOM
4. 2026-06-17
   days on market $119,000 Active 22 DOM
5. 2026-06-16
   days on market $119,000 Active 21 DOM
6. 2026-06-16
   price $119,000 Active 20 DOM
7. 2026-06-15
   days on market $129,000 Active 20 DOM
8. 2026-06-14
   days on market $129,000 Active 18 DOM
9. 2026-06-12
   days on market $129,000 Active 17 DOM
10. 2026-06-09
    days on market $129,000 Active 14 DOM
11. 2026-06-08
    days on market $129,000 Active 13 DOM
12. 2026-06-07
    days on market $129,000 Active 12 DOM
13. 2026-06-03
    days on market $129,000 Active 8 DOM
14. 2026-06-02
    days on market $129,000 Active 7 DOM
15. 2026-06-01
    days on market $129,000 Active 6 DOM
16. 2026-05-31
    days on market $129,000 Active 5 DOM
17. 2026-05-30
    days on market $129,000 Active 4 DOM
18. 2026-05-27
    listed $129,000 Active
19. 2020-08-03
    listed $69,900

ⓘ 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: $1,047 · $87/mo
• Projected year-2 tax: $1,464 · $122/mo
• Expected delta: +$416/yr (+$35/mo · 39.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (shaded) · 73% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 5/10 Major 8 d/yr ≥98°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: $15,944
• − Mortgage interest: −$6,666
• − Property taxes: −$1,047
• − Insurance: −$1,392
• − Repairs & maintenance: −$1,276
• − Management: −$1,276
• − Depreciation: −$3,462
• Taxable income: $826
• Est. tax owed @ 24.0%: −$198
• After-tax cash flow: $2,469/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: Danville Area SD
• NCES district ID: 4207320
• Math proficiency: 50% ▼ -12.00%
• Reading proficiency: 67% ▼ -8.00%
• Median HH income: $51,554
• Composite: 49.92/100
• National rank: #1939
• State rank: #83 of 539 in PA

Livability — Danville

• Score: 74/100
• State rank: #508
• US rank: #4632

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Danville, PA
• County: Montour County · 18,613 people
• City population: 18,613
• Metro: Bloomsburg-Berwick, PA
• Population (ZIP): 18,613
• Household income: $76,971
• Rent vs Own: 30.2% rent · 69.8% own
• Severe rent burden: 361.0

Population outlook (Montour County) Hauer SSP2

• Today (2025): 18,673 people
• By 2030: 18,660 · -0.1%
• By 2040: 18,522 · -0.8%
• By 2050: 18,239 · -2.3%
• By 2075: 17,636 · -5.6%
• By 2100: 16,283 · -12.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (89%)
• Race & ethnicity: White 89% Hispanic / Latino 3% Asian 3% Two or more races 3% Black 2%
• Common ancestry: Romanian 5% Iranian 3% Slovak 2%
• Foreign-born: 5% · Canada, China, Jamaica
• Languages at home: 93% English-only · Spanish 2% Other Indo-European 2% German/W. Germanic 1%

Political lean MEDSL · Montour

• 2024 margin: Strong R (+21.0) · D 39.0% · R 60.0% · Other 1.0%
• 2008→2024 swing: -5.9pp toward R · 2008: -15.1pp · 2024: -21.0pp
• All cycles: 2024: R+21.0 2020: R+21.1 2016: R+28.4 2012: R+20.7 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -41.95%
• Current HPI: 192.6962
• Rent YoY: —
• Metro: Bloomsburg-Berwick, PA
• 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

+84.5% since first listed

2 events — show timeline

• 2026-05-27 Listed $129,000 CSVBR
• 2020-08-03 Listed $69,900 CSVBR

Property tax history

+2.8%/yr

Latest (2026): $1,047 · +9.4% YoY. Source: county tax records.