352 Pine St · Danville, PA 17821

$109,999

3 bd · 1.5 ba · 1,376 sqft · SingleFamily public records · 2 Days on market

Built 1856 1,742 sqft lot Est $178k · 38% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Looking for an affordable opportunity? Take a look at this 2 story house that has been well loved! It's a wonderful opportunity for buyers looking to add their own personal touches, as it could benefit from some updates and cosmetic improvements. Whether you're a first-time homebuyer, investor, or someone looking for an affordable property in a desirable location, this home offers excellent value. Enjoy in-town living with nearby amenities, convenient commuting options, and everything you need just minutes from your doorstep. Don't miss the chance to make this home your own! Call Trish at 570.204.8448 to schedule your personal tour.

Key facts

• 1,742 sq ft lot
• Built 1856
• Listed 2 days

Property features AI

Exterior

• Parking: No dedicated parking
• Utilities: Public water; Public sewer; Cable available
• Home design: Single family residence; Residential property
• Construction: Vinyl siding and frame construction with block elements; Shingle roof; No listed foundation details
• Exterior features: Porch; Street lights in the community

Interior

• Kitchen: Refrigerator
• Bathrooms: 1 full bathroom; 1 half bathroom
• Heating & cooling: Has heating; Window air conditioning units
• Interior features: Gas water heater; Refrigerator; Unfinished block basement
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $110k.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Cap rate 14.4% vs local median 5.1% 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+, schools 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.
• Market conditions: 70 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $760 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1856 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $109,999

Questions for the listing agent

1. Built in 1856 — 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. 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?
4. 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.
5. 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.
6. 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: 1.71% ✓
• Cap rate: 14.43%
• Cash-on-cash: 29.08%
• DSCR: 2.29
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $177,504
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
420 E Front St	0.19mi	3/1.5	1,419 (+3%)	6mo	$159,000	$112	81
656 Koohers Ct	0.38mi	2/1.0 (-1)	1,356 (-2%)	3mo	$199,000	$147	70
731 Cooper St	0.46mi	3/1.0	1,400 (+2%)	6mo	$180,000	$129	69
142 Spruce St	0.40mi	3/1.0	1,296 (-6%)	2mo	$199,000	$154	68
439 W Market St	0.47mi	2/1.5 (-1)	1,344 (-2%)	3mo	$205,000	$153	66
537 Grand St	0.28mi	3/1.0	1,234 (-10%)	8mo	$160,000	$130	61
227 Cole's Aly	0.34mi	2/1.0 (-1)	1,230 (-11%)	1mo	$85,000	$69	58
755 S Mill St	0.56mi	3/2.0	1,488 (+8%)	1mo	$322,000	$216	58
1031 Upper Mulberry St	0.39mi	3/1.0	1,560 (+13%)	2mo	$83,000	$53	56
579 W Mahoning St	0.60mi	3/1.0	1,500 (+9%)	7mo	$147,000	$98	50
1234 Upper Mulberry St	0.47mi	2/1.5 (-1)	1,200 (-13%)	9mo	$82,000	$68	44
1243 Upper Mulberry St	0.46mi	2/1.0 (-1)	1,188 (-14%)	9mo	$150,000	$126	41

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: 23.5%
• Equity multiple: 1.97×
• Total profit: $29,725
• Equity at exit: $16,401

10-year hold

• IRR: 31.4%
• Equity multiple: 3.83×
• Total profit: $87,158
• Equity at exit: $9,511

Cash invested: $30,800 (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: 70
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,883 high
• Mortgage (P&I): −$577
• Tax from tax record: −$118 /mo · $1,418/yr
• Insurance: −$46
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $746

Break-even live

Break-even rent $938

Max offer price $109,999

Occupancy floor 55%

Sensitivity live

Price	-10% $809	-5% $777	+0% $746	+5% $715	+10% $684
Rent	-10% $598	-5% $672	+0% $746	+5% $821	+10% $895
Rate	-1.0pp $802	-0.5pp $774	base $746	+0.5pp $718	+1.0pp $689

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Nicholas Ave Danville, PA	3.0	2.5	1250	$1,700	$1.36	44d	1	0.36mi
1146 Upper Mulberry St Danville, PA	4.0	1.5	1456	$1,795	$1.23	44d	1	0.44mi
986 Ash St Unit 101 Danville, PA	3.0	1.0	1126	$1,595	$1.42	44d	1	0.47mi
1016 Ash St Danville, PA	3.0	1.5	1496	$2,795	$1.87	44d	1	0.48mi
1107 Vine St Danville, PA	2.0	1.0	1100	$1,550	$1.41	44d	1	0.52mi
818 C St Danville, PA	3.0	1.5	1664	$2,195	$1.32	44d	1	0.52mi
1014 Vine St Danville, PA	2.0	1.0	1000	$1,700	$1.70	44d	1	0.52mi
972 Cherry St Danville, PA	2.0	1.0	1252	$1,795	$1.43	44d	1	0.56mi
937 Poplar Ave Danville, PA	3.0	1.0	1300	$1,600	$1.23	44d	1	0.59mi
1737 First St Unit 1737 Danville, PA	2.0	1.0	1082	$1,500	$1.39	44d	1	0.71mi
33 N Ardmoor Ave Danville, PA	4.0	2.0	1606	$2,195	$1.37	44d	1	0.94mi

Listing history 4 events

1. 2026-06-19
   status $109,999 Pending 2 DOM
2. 2026-06-18
   days on market $109,999 Active 2 DOM
3. 2026-06-17
   remarks 642-char remark
4. 2026-06-17
   listed $109,999 Active 1 DOM

ⓘ 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: $1,418 · $118/mo
• Projected year-2 tax: $1,578 · $132/mo
• Expected delta: +$160/yr (+$13/mo · 11.3%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 24% 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: $22,590
• − Mortgage interest: −$6,162
• − Property taxes: −$1,418
• − Insurance: −$550
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,200
• Taxable income: $7,646
• Est. tax owed @ 24.0%: −$1,835
• After-tax cash flow: $7,121/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

1 event — show timeline

• 2026-06-16 Listed $109,999 CSVBR

Property tax history

+2.8%/yr

Latest (2026): $1,418 · +9.4% YoY. Source: county tax records.