853 The Highlands · Danville, PA 17821

$215,000

3 bd · 1.5 ba · 1,152 sqft · Condo public records

Built 1983

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Why this score? — see what drove the D- 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 +11.2/30.0
• ARV discount +7.5/15.0
• Schools +5.0/10.0
• Livability +3.7/5.0
• 1% rule +3.4/10.0
• DSCR +3.3/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Maintenance free living minutes to Geisinger, DACC and Danville downtown area. 3 bedroom, 1.5 bath end unit condo. The HOA fee $344/qtr for lawn care, snow removal and trash. Plenty of parking and outside rear patio offers a quiet place to unwind. Call an EXP agent to see this unit.

Key facts

• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath condo listed at $215k.

Deal economics

• At list price, monthly cash flow is $-82 ($-983/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (16.3% below list).
• Recommended offer: $180k (16.3% below list) — sets the bar for 1% rule.

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; 10 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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $136k; list at $215k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $179,896 (16.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
7. 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.
8. 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.
9. 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: 0.84% ✗
• Cap rate: 5.84%
• Cash-on-cash: -1.63%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -19.0%
• Equity multiple: 0.34×
• Total profit: $-40,020
• Equity at exit: $32,057

10-year hold

• IRR: -11.5%
• Equity multiple: 0.31×
• Total profit: $-41,416
• Equity at exit: $18,589

Cash invested: $60,200 (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: 10.0×

Monthly cashflow live

• Estimated rent: $1,799 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$172 /mo · $2,065/yr
• Insurance: −$90
• HOA est. from 1 same-building comp: −$114
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-82

Break-even live

Break-even rent $1,903

Max offer price $200,525

Occupancy floor 100%

Sensitivity live

Price	-10% $40	-5% $-21	+0% $-82	+5% $-143	+10% $-204
Rent	-10% $-224	-5% $-153	+0% $-82	+5% $-11	+10% $60
Rate	-1.0pp $26	-0.5pp $-27	base $-82	+0.5pp $-138	+1.0pp $-194

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
534 Nicholas Ave Danville, PA	3.0	2.5	1250	$1,700	$1.36	45d	1	0.77mi
937 Poplar Ave Danville, PA	3.0	1.0	1300	$1,600	$1.23	45d	1	0.90mi
972 Cherry St Danville, PA	2.0	1.0	1252	$1,795	$1.43	45d	1	0.92mi
986 Ash St Unit 101 Danville, PA	3.0	1.0	1126	$1,595	$1.42	45d	1	0.97mi
1014 Vine St Danville, PA	2.0	1.0	1000	$1,700	$1.70	45d	1	0.98mi
1016 Ash St Danville, PA	3.0	1.5	1496	$2,795	$1.87	45d	1	1.00mi
1107 Vine St Danville, PA	2.0	1.0	1100	$1,550	$1.41	45d	1	1.02mi
1146 Upper Mulberry St Danville, PA	4.0	1.5	1456	$1,795	$1.23	45d	1	1.05mi
1737 First St Unit 1737 Danville, PA	2.0	1.0	1082	$1,500	$1.39	45d	1	1.40mi
27 Village Pointe Ln Unit 27 Danville, PA	3.0	1.5	1253	$1,650	$1.32	45d	1	1.42mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: trashlandscapingsnow removal
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 7 events

1. 2026-05-26
   listed $215,000
2. 2021-06-11
   soldstatus $136,000 283-char remark

   Show marketing remark (283 chars)

   Maintenance free living minutes to Geisinger, DACC and Danville downtown area. 3 bedroom, 1.5 bath end unit condo. The HOA fee $344/qtr for lawn care, snow removal and trash. Plenty of parking and outside rear patio offers a quiet place to unwind. Call an EXP agent to see this unit.

3. 2021-06-11
   soldstatus $136,000

   Show marketing remark (283 chars)

   Maintenance free living minutes to Geisinger, DACC and Danville downtown area. 3 bedroom, 1.5 bath end unit condo. The HOA fee $344/qtr for lawn care, snow removal and trash. Plenty of parking and outside rear patio offers a quiet place to unwind. Call an EXP agent to see this unit.

4. 2021-03-26
   listed $145,000 283-char remark

   Show marketing remark (283 chars)

   Maintenance free living minutes to Geisinger, DACC and Danville downtown area. 3 bedroom, 1.5 bath end unit condo. The HOA fee $344/qtr for lawn care, snow removal and trash. Plenty of parking and outside rear patio offers a quiet place to unwind. Call an EXP agent to see this unit.

5. 2012-06-01
   soldstatus $118,500
6. 2010-03-01
   soldstatus $115,000
7. 2006-06-28
   soldstatus $95,000

ⓘ 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: $2,065 · $172/mo
• Projected year-2 tax: $2,731 · $228/mo
• Expected delta: +$666/yr (+$56/mo · 32.3%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥97°F today · 16 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% 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: $21,588
• − Mortgage interest: −$12,043
• − Property taxes: −$2,065
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,727
• − Management: −$1,727
• − HOA: −$1,368
• − Depreciation: −$6,255
• Taxable loss: −$4,672
• Est. tax savings @ 24.0%: +$1,121
• After-tax cash flow: $138/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

+126.3% since first listed

7 events — show timeline

• 2026-05-26 Listed $215,000 FSBO.com
• 2021-06-11 Sold (Public Records) $136,000 Public Records
• 2021-06-11 Sold (MLS) $136,000 CSVBR
• 2021-03-26 Listed $145,000 CSVBR
• 2012-06-01 Sold (Public Records) $118,500 Public Records
• 2010-03-01 Sold (Public Records) $115,000 Public Records
• 2006-06-28 Sold (Public Records) $95,000 Public Records

Property tax history

+2.8%/yr

Latest (2026): $2,065 · +9.4% YoY. Source: county tax records.