871 Red Ln · Danville, PA 17821

$285,000

4 bd · 1.5 ba · 2,086 sqft · SingleFamily public records · 132 Days on market

Built 1959 0.62 ac lot $137/sqft · 22% below area Est $424k · 33% under ↓ 10% since listing

---

Why this score? — see what drove the C- 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• Schools +5.0/10.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Cape Cod home for sale in desirable Mahoning Township, Danville, PA, located on Red Lane with close proximity to Geisinger Medical Center, grocery stores, and everyday conveniences. This 2,434 square foot home offers 4 bedrooms, 2 bathrooms, and an additional loft, providing flexible living space. Hardwood floors and solid construction highlight the home's good bones and functional layout. Set on a . 61-acre wooded lot, the property offers a private, natural setting with a two-car garage while remaining convenient to town amenities. Call Stephanie for your private tour today 570 898 8816. This is a 10G property.

Key facts

• Wooded lot
• Cape cod home
• 0.62 acre lot

Tags

• CAPE COD HOME
• WOODED LOT
• PRIVATE NATURAL SETTING

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $285k.

Deal economics

• At list price, monthly cash flow is $65 ($783/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $243k (14.6% below list).
• Recommended offer: $243k (14.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 5.1% in Danville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d 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).
• This rent runs 38% of the median local income ($77k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 132 days — a 12% lower offer ($251k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $243,339 (14.6% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
2. Built in 1959 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
7. 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.
8. 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: 0.85% ✗
• Cap rate: 6.57%
• Cash-on-cash: 0.98%
• DSCR: 1.04
• GRM: 9.8

CMA / ARV

• ARV (median comp): $423,964
• List price: $285,000
• Delta: -32.78%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
855 Red Ln	0.08mi	4/2.0	2,173 (+4%)	3mo	$400,000	$184	85
877 Red Ln	0.02mi	4/2.5	1,904 (-9%)	5mo	$360,000	$189	76
19 S Crestwood Dr	0.51mi	3/1.5 (-1)	2,099 (+1%)	10mo	$350,000	$167	62
82 Welsh Rd	0.47mi	3/1.5 (-1)	2,075 (-0%)	13mo	$351,000	$169	61
28 Penny Ln	0.18mi	3/2.0 (-1)	2,354 (+13%)	8mo	$481,000	$204	56
28 Lindsey Ave	0.33mi	3/2.0 (-1)	2,386 (+14%)	4mo	$486,000	$204	50
52 Maple St	0.66mi	4/2.5	2,014 (-4%)	13mo	$315,000	$156	49
31 Holly Ct	0.50mi	4/3.0	1,894 (-9%)	9mo	$364,500	$192	48
57 Delwood Dr	0.32mi	3/2.5 (-1)	1,896 (-9%)	18mo	$345,000	$182	46
106 Jade Ave	0.61mi	3/2.0 (-1)	1,844 (-12%)	3mo	$315,000	$171	43
21 Cotswold St	0.49mi	3/3.5 (-1)	1,920 (-8%)	12mo	$403,500	$210	40
1 Maple St	0.71mi	3/1.5 (-1)	1,839 (-12%)	15mo	$297,000	$162	29

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: -14.8%
• Equity multiple: 0.47×
• Total profit: $-42,061
• Equity at exit: $42,494

10-year hold

• IRR: -6.1%
• Equity multiple: 0.61×
• Total profit: $-31,409
• Equity at exit: $24,642

Cash invested: $79,800 (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: 9.8×

Monthly cashflow live

• Estimated rent: $2,433 high
• Mortgage (P&I): −$1,495
• Tax from tax record: −$244 /mo · $2,926/yr
• Insurance: −$119
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $65

Break-even live

Break-even rent $2,351

Max offer price $285,000

Occupancy floor 92%

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: $71,250
• Closing costs: $8,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33 N Ardmoor Ave Danville, PA	4.0	2.0	1606	$2,195	$1.37	43d	1	0.81mi
945 Poplar Ave Danville, PA	4.0	1.5	2133	$3,500	$1.64	43d	1	1.11mi
818 C St Danville, PA	3.0	1.5	1664	$2,195	$1.32	43d	1	1.20mi
957 Vine St Danville, PA	4.0	2.0	1912	$2,095	$1.10	43d	1	1.23mi
1016 Ash St Danville, PA	3.0	1.5	1496	$2,795	$1.87	43d	1	1.26mi
1146 Upper Mulberry St Danville, PA	4.0	1.5	1456	$1,795	$1.23	43d	1	1.33mi

Listing history 18 events

1. 2026-06-19
   days on market $285,000 Active 132 DOM
2. 2026-06-18
   days on market $285,000 Active 131 DOM
3. 2026-06-17
   days on market $285,000 Active 130 DOM
4. 2026-06-16
   days on market $285,000 Active 129 DOM
5. 2026-06-15
   days on market $285,000 Active 128 DOM
6. 2026-06-14
   days on market $285,000 Active 126 DOM
7. 2026-06-12
   days on market $285,000 Active 125 DOM
8. 2026-06-09
   days on market $285,000 Active 122 DOM
9. 2026-06-08
   days on market $285,000 Active 121 DOM
10. 2026-06-07
    days on market $285,000 Active 120 DOM
11. 2026-06-03
    days on market $285,000 Active 116 DOM
12. 2026-06-02
    days on market $285,000 Active 115 DOM
13. 2026-06-01
    days on market $285,000 Active 114 DOM
14. 2026-05-31
    days on market $285,000 Active 113 DOM
15. 2026-05-30
    days on market $285,000 Active 112 DOM
16. 2026-04-30
    price $285,000 619-char remark

    Show marketing remark (619 chars)

    Cape Cod home for sale in desirable Mahoning Township, Danville, PA, located on Red Lane with close proximity to Geisinger Medical Center, grocery stores, and everyday conveniences. This 2,434 square foot home offers 4 bedrooms, 2 bathrooms, and an additional loft, providing flexible living space. Hardwood floors and solid construction highlight the home's good bones and functional layout. Set on a . 61-acre wooded lot, the property offers a private, natural setting with a two-car garage while remaining convenient to town amenities. Call Stephanie for your private tour today 570 898 8816. This is a 10G property.

17. 2026-02-24
    price $299,000 619-char remark

    Show marketing remark (619 chars)

    Cape Cod home for sale in desirable Mahoning Township, Danville, PA, located on Red Lane with close proximity to Geisinger Medical Center, grocery stores, and everyday conveniences. This 2,434 square foot home offers 4 bedrooms, 2 bathrooms, and an additional loft, providing flexible living space. Hardwood floors and solid construction highlight the home's good bones and functional layout. Set on a . 61-acre wooded lot, the property offers a private, natural setting with a two-car garage while remaining convenient to town amenities. Call Stephanie for your private tour today 570 898 8816. This is a 10G property.

18. 2026-02-07
    listed $315,000 Active 619-char remark

    Show marketing remark (619 chars)

    Cape Cod home for sale in desirable Mahoning Township, Danville, PA, located on Red Lane with close proximity to Geisinger Medical Center, grocery stores, and everyday conveniences. This 2,434 square foot home offers 4 bedrooms, 2 bathrooms, and an additional loft, providing flexible living space. Hardwood floors and solid construction highlight the home's good bones and functional layout. Set on a . 61-acre wooded lot, the property offers a private, natural setting with a two-car garage while remaining convenient to town amenities. Call Stephanie for your private tour today 570 898 8816. This is a 10G property.

ⓘ 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: $2,926 · $244/mo
• Projected year-2 tax: $3,715 · $310/mo
• Expected delta: +$788/yr (+$66/mo · 26.9%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 15 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: $29,201
• − Mortgage interest: −$15,964
• − Property taxes: −$2,926
• − Insurance: −$1,425
• − Repairs & maintenance: −$2,336
• − Management: −$2,336
• − Depreciation: −$8,291
• Taxable loss: −$4,078
• Est. tax savings @ 24.0%: +$979
• After-tax cash flow: $1,761/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

-9.5% since first listed

3 events — show timeline

• 2026-04-30 Price Changed $285,000 CSVBR
• 2026-02-24 Price Changed $299,000 CSVBR
• 2026-02-07 Listed $315,000 CSVBR

Property tax history

+2.1%/yr

Latest (2026): $2,926 · +8.3% YoY. Source: county tax records.