17 Canary Dr · Danville, PA 17821

$45,000

3 bd · 1.5 ba · 1,064 sqft · Manufactured public records · 43 Days on market

Built 2005 $42/sqft · at area comps Est $45k · at est. $600/mo HOA · 33% of rent

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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 +7.2/15.0
• 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 MLS

Spacious 3BR, 2 BA mobile on leased lot with carport. Large deck and fenced yard. Heat pump/central air. Laminate flooring throughout. Large eat-in kitchen.

Key facts

• Large deck
• Heat pump
• Eat-in kitchen

Tags

• EAT-IN KITCHEN
• HEAT PUMP
• CENTRAL AIR
• LARGE WALK-IN SHOWER
• LARGE DECK
• FENCED-IN YARD

Property features AI

Finance

• HOA & community: Homeowners association with $600 monthly fee

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; 100 Amp electric service; Cable available
• Home design: Residential mobile home; Rural zoning (RR)
• Construction: Vinyl siding; Shingle roof; No foundation details listed; Built area above grade: 1,064
• Exterior features: Deck; Shed(s); Accessible entrance

Interior

• Kitchen: Microwave; Dishwasher
• Bathrooms: 1 full bathroom; 1 three-quarter bathroom
• Heating & cooling: Central air; Has heating
• Interior features: Walk-in closet(s)
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath manufactured listed at $45k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $45k).
• Recommended offer: $44k (3.0% below list) — sets the bar for market timing.
• Cap rate 20.3% 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; 2 comparable units currently listed for rent nearby; 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 $311 of loan paydown is wiped out by about $1k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $13k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 43 days — a 3% lower offer ($44k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $13k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; 50% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 33% of rent.

Recommended offer $43,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 43 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 3.98% ✓
• Cap rate: 20.33%
• Cash-on-cash: 50.15%
• DSCR: 3.23
• GRM: 2.1

CMA / ARV

• ARV (median comp): $44,708
• List price: $45,000
• Delta: 0.65%
• Verdict: FAIR
• Comps: 2 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19 Office Dr	0.19mi	2/2.0 (-1)	1,064 (0%)	21mo	$18,000	$17	67
123 Pepper Hills Dr	0.11mi	3/2.0	1,216 (+14%)	9mo	$56,000	$46	62
42 Adams Dr	0.18mi	2/1.0 (-1)	980 (-8%)	21mo	$20,000	$20	54

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: 48.3%
• Equity multiple: 3.11×
• Total profit: $26,628
• Equity at exit: $6,710

10-year hold

• IRR: 54.0%
• Equity multiple: 6.39×
• Total profit: $67,926
• Equity at exit: $3,891

Cash invested: $12,600 (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: 2.1×

Monthly cashflow live

• Estimated rent: $1,793 medium
• Mortgage (P&I): −$236
• Tax from tax record: −$35 /mo · $421/yr
• Insurance: −$19
• HOA: −$600
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $527

Break-even live

Break-even rent $1,126

Max offer price $45,000

Occupancy floor 66%

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: $11,250
• Closing costs: $1,350
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Ridgeview St Unit 203 Danville, PA	3.0	2.0	1144	$1,600	$1.40	44d	1	0.69mi
27 Village Pointe Ln Unit 27 Danville, PA	3.0	1.5	1253	$1,650	$1.32	44d	1	1.21mi

HOA detail

• Monthly dues: $600 · $7,200/yr

Listing history 21 events

1. 2026-06-19
   days on market $45,000 Active 43 DOM
2. 2026-06-18
   days on market $45,000 Active 42 DOM
3. 2026-06-17
   days on market $45,000 Active 41 DOM
4. 2026-06-16
   days on market $45,000 Active 40 DOM
5. 2026-06-16
   price $45,000 Active 39 DOM
6. 2026-06-15
   days on market $49,900 Active 39 DOM
7. 2026-06-14
   days on market $49,900 Active 37 DOM
8. 2026-06-12
   days on market $49,900 Active 36 DOM
9. 2026-06-09
   days on market $49,900 Active 33 DOM
10. 2026-06-08
    days on market $49,900 Active 32 DOM
11. 2026-06-07
    days on market $49,900 Active 31 DOM
12. 2026-06-03
    days on market $49,900 Active 27 DOM
13. 2026-06-02
    days on market $49,900 Active 26 DOM
14. 2026-06-01
    days on market $49,900 Active 25 DOM
15. 2026-05-31
    days on market $49,900 Active 24 DOM
16. 2026-05-30
    days on market $49,900 Active 23 DOM
17. 2026-05-07
    listed $58,000 Active 1095-char remark
18. 2023-02-17
    historical 156-char remark

    Show marketing remark (156 chars)

    Spacious 3BR, 2 BA mobile on leased lot with carport. Large deck and fenced yard. Heat pump/central air. Laminate flooring throughout. Large eat-in kitchen.

19. 2023-02-17
    soldstatus $30,025 Closed 156-char remark

    Show marketing remark (156 chars)

    Spacious 3BR, 2 BA mobile on leased lot with carport. Large deck and fenced yard. Heat pump/central air. Laminate flooring throughout. Large eat-in kitchen.

20. 2023-01-16
    historical Active Under Contract 156-char remark

    Show marketing remark (156 chars)

    Spacious 3BR, 2 BA mobile on leased lot with carport. Large deck and fenced yard. Heat pump/central air. Laminate flooring throughout. Large eat-in kitchen.

21. 2023-01-06
    listed $29,900 Active 156-char remark

    Show marketing remark (156 chars)

    Spacious 3BR, 2 BA mobile on leased lot with carport. Large deck and fenced yard. Heat pump/central air. Laminate flooring throughout. Large eat-in kitchen.

ⓘ 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: $421 · $35/mo
• Projected year-2 tax: $566 · $47/mo
• Expected delta: +$145/yr (+$12/mo · 34.4%)

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

Taxation est. · year 1

• Rental income: $21,515
• − Mortgage interest: −$2,521
• − Property taxes: −$421
• − Insurance: −$225
• − Repairs & maintenance: −$1,721
• − Management: −$1,721
• − HOA: −$7,200
• − Depreciation: −$1,309
• Taxable income: $6,397
• Est. tax owed @ 24.0%: −$1,535
• After-tax cash flow: $4,784/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

• 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

+50.5% since first listed

7 events — show timeline

• 2026-06-15 Price Changed $45,000 CSVBR
• 2026-05-22 Price Changed $49,900 CSVBR
• 2026-05-07 Listed $58,000 CSVBR
• 2023-02-17 Delisted — CSVBR
• 2023-02-17 Sold (MLS) $30,025 CSVBR
• 2023-01-16 Contingent — CSVBR
• 2023-01-06 Listed $29,900 CSVBR

Property tax history

+2.3%/yr

Latest (2026): $421 · +9.0% YoY. Source: county tax records.