121 Center St · Danville, PA 17821

$190,000

6 bd · 5.0 ba · 1,948 sqft · MultiFamily · 70 Days on market

Built 1881 Fair condition 2,613 sqft lot $98/sqft · 6% below area Est $202k · 6% under ↓ 7% since listing

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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 +10.1/15.0
• 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 +2.2/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 2 units. confirmed

Listing remarks MLS

Well maintained 2 unit with good rental history. Located a few blocks to Geisinger and Downtown Danville. 1 car garage and off street parking.

Key facts

• 2,613 sq ft lot
• Garage
• Built 1881

What this means for you Summary

Snapshot

• This is a 2 × 3-bed/2.5-bath units multifamily listed at $190k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive. Per door: $694/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $190k).
• Recommended offer: $179k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.1% 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; solid renter incomes; 27 units permitted in Montour County in 2024 (0 in 5+ unit buildings).
• At $3,418/mo this rent would consume 53% of the median local household income ($77k/yr) (locally 361% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $53k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 70 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1881 — 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 $178,600 (6.0% below list)

Questions for the listing agent

1. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
5. Built in 1881 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
6. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. 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.
10. 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.
11. 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: 1.80% ✓
• Cap rate: 15.05%
• Cash-on-cash: 31.29%
• DSCR: 2.39
• GRM: 4.6

CMA / ARV

• ARV (median comp): $201,823
• List price: $190,000
• Delta: -5.86%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1042 Kline St	0.11mi	6/2.0	2,088 (+7%)	14mo	$125,000	$60	60

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: 26.1%
• Equity multiple: 2.08×
• Total profit: $57,613
• Equity at exit: $28,330

10-year hold

• IRR: 33.8%
• Equity multiple: 4.09×
• Total profit: $164,143
• Equity at exit: $16,428

Cash invested: $53,200 (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: 70
• Price-to-rent: 9.3×

Monthly cashflow live

• Estimated rent: $3,418 medium
• Mortgage (P&I): −$996
• Tax est. 1.5%: −$238 /mo · $2,850/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$718
• Net cashflow: $1,387

Break-even live

Break-even rent $1,662

Max offer price $190,000

Occupancy floor 54%

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

Units	Beds	Baths	Est. rent
▸ 2× units	3	2.5	$3,418
Total (2 units)			$3,418

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-19
   days on market $190,000 Active 70 DOM
2. 2026-06-18
   days on market $190,000 Active 69 DOM
3. 2026-06-17
   days on market $190,000 Active 68 DOM
4. 2026-06-17
   price $190,000 Active 67 DOM
5. 2026-06-16
   days on market $200,000 Active 67 DOM
6. 2026-06-15
   days on market $200,000 Active 66 DOM
7. 2026-06-14
   days on market $200,000 Active 64 DOM
8. 2026-06-12
   days on market $200,000 Active 63 DOM
9. 2026-06-09
   days on market $200,000 Active 60 DOM
10. 2026-06-08
    days on market $200,000 Active 59 DOM
11. 2026-06-07
    days on market $200,000 Active 58 DOM
12. 2026-06-03
    days on market $200,000 Active 54 DOM
13. 2026-06-03
    price $200,000 Active 53 DOM
14. 2026-06-02
    days on market $210,000 Active 53 DOM
15. 2026-06-01
    days on market $210,000 Active 52 DOM
16. 2026-05-31
    days on market $210,000 Active 51 DOM
17. 2026-05-30
    days on market $210,000 Active 50 DOM
18. 2026-05-14
    price $210,000 142-char remark

    Show marketing remark (142 chars)

    Well maintained 2 unit with good rental history. Located a few blocks to Geisinger and Downtown Danville. 1 car garage and off street parking.

19. 2026-04-10
    listed $225,000 Active 142-char remark

    Show marketing remark (142 chars)

    Well maintained 2 unit with good rental history. Located a few blocks to Geisinger and Downtown Danville. 1 car garage and off street parking.

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 27% 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: $41,016
• − Mortgage interest: −$10,643
• − Property taxes: −$2,850
• − Insurance: −$950
• − Repairs & maintenance: −$3,281
• − Management: −$3,281
• − Depreciation: −$5,527
• Taxable income: $14,483
• Est. tax owed @ 24.0%: −$3,476
• After-tax cash flow: $13,170/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 2-unit property requires moderate renovations to improve its exterior and interior condition, increasing its resale and rental value.

Repairs flagged

• Major exterior siding — Severe weathering
• Minor interior paint — Some discoloration
• Moderate kitchen cabinets — Older style
• Moderate bathroom fixtures — Dated style
• Moderate flooring — Carpeted and worn

Value-add opportunities

• Both update exterior siding — Improves curb appeal and value
• Both replace kitchen cabinets — Modernizes and increases value
• Both replace bathroom fixtures — Modernizes and increases value
• Both replace flooring — Modernizes and increases value

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Severe weathering	Major	$15,000–50,000
interior paint · Some discoloration	Minor	$500–3,000
kitchen cabinets · Older style	Moderate	$3,000–15,000
bathroom fixtures · Dated style	Moderate	$3,000–15,000
flooring · Carpeted and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$24,500–98,000

Value-add ROI direction

• Both update exterior siding — Improves curb appeal and value ↑
• Both replace kitchen cabinets — Modernizes and increases value ↑
• Both replace bathroom fixtures — Modernizes and increases value ↑
• Both replace flooring — Modernizes and increases value ↑

ⓘ 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: 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

-6.7% since first listed

2 events — show timeline

• 2026-05-14 Price Changed $210,000 CSVBR
• 2026-04-10 Listed $225,000 CSVBR