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    Rush Township Farm Auction Title is generated by Realmo AI

    2974 Orchard Road, Danville, PA 17821

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    Farm / Farmhouse, Farm/Estate - Danville, PA

    Type:Farm
    Property size:
    1,402 SF
    Lot size:
    125.00 Acres
    Price / SF:
    $0.00/SF
    Added:
    May 25, 2026
    Days on Market:
    6
    Last Refresh:
    May 30 at 12:06 pm

    Property Features for 2974 Orchard Road

    General Information

    Property type
    Farm
    Property subtype
    Farm
    Bedrooms
    4
    Bathrooms
    3
    Rooms
    Bathroom 1, Bathroom 2, Bathroom 3, Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Dining Room, Living Room
    Parking features
    Garage, Garage - Attached
    Standard status
    Active
    APN
    043-00-037-040
    Size
    1,402 SF
    Lot size
    125.00 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    3096

    Utilities

    Heating system
    Coal, Forced Air

    Building Details

    Year built
    1940
    Year renovated
    1940
    Floors in Building
    2
    Architectural style
    Other

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    Listing Contact
    David Brown

    Listing agent David Brown

    Listing office David S. Brown Auction Service 240 Tower Road, Sunbury, PA

    Listing date May 25, 2026

    MLS# 11781490 Listing URL

    Copyright © 2026 My State MLS. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • 125± acre farm featuring tillable land, pasture, and woods.
    • Remodeled farmhouse (approx. 80% in 2021) boasts 4 bedrooms and an updated kitchen with granite countertops and Amish‑built cabinets, plus new plumbing and updated electrical.
    • Desirable Rush Township location, Danville Area School District, convenient to Danville, Sunbury, and Geisinger Medical Center.
    • Includes a 46' x 28' two‑story bank barn with a new roof and water service.
    • Established roadside stand for selling seasonal items.
    • Property is being sold with owner's confirmation.

    Overview

    Located in Rush Township, Northumberland County, PA, this 125-acre farm offers a combination of productive farmland, pasture, and wooded acreage. The property is conveniently located minutes from Danville, Sunbury, Snydertown, Elysburg and Route 80. It features approximately 75 tillable acres, a 12-acre pasture, and 38 wooded acres, suitable for cattle, horses, chickens, hobby farming, homesteading, agricultural or recreational use, and hunting. An established roadside stand is present. The two-story farmhouse, built prior to 1940, includes 4 bedrooms, 1 3/4 bathrooms, approximately 1,402 sq. ft., a 675 sq. ft. attached garage, and a 144 sq. ft. enclosed porch. Interior remodeling was approximately 80% completed in 2021, including new PEX plumbing, updated electrical wiring (excluding two bedrooms), granite countertops, Amish-built custom kitchen cabinets, newer replacement windows, hard-wired smoke alarms, a new well pump, Tri-County Water System, and a new electric hot water heater. The master bedroom features a walk-in closet. The house has a full unfinished concrete floor basement. Heating is provided by a coal hot-air furnace, with supplemental heaters in the basement (30,000 BTU) and enclosed porch (10,000 BTU). Remodeled areas include the kitchen, living room, dining room, enclosed porch, pantry, multiple closets, and two bedrooms. A 46' x 28' two-story bank barn with a new roof and water service is also present. The property has a well and septic system, 200 amp service, and an asphalt driveway. It consists of two parcels: #043-00-037-040 (106.59 acres) and #043-00-037-052 (19.86 acres). The property is not enrolled in Clean and Green. The 2025 total taxes were $3,096.31.
    Property Profile Location Intelligence

    Current Use by Public Records

    Farms

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Danville
    County
    Montour
    State
    Pennsylvania
    Longitude
    -76.672338
    Latitude
    40.892753

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    FAQs

    What type of property is this?
    Farm - 125-acre farm with remodeled farmhouse and barn near Danville.
    Where is this farm located?
    The property is located at 2974 Orchard Road Danville, PA.
    What is the asking price?
    The asking price for this property is Off market.
    What are key features of this property?
    This property features: 125± acre farm featuring tillable land, pasture, and woods.; Remodeled farmhouse (approx. 80% in 2021) boasts 4 bedrooms and an updated kitchen with granite countertops and Amish‑built cabinets, plus new plumbing and updated electrical.; Desirable Rush Township location, Danville Area School District, convenient to Danville, Sunbury, and Geisinger Medical Center.
    (570) 274-0684
    We can help!
    Listing Contact
    David Brown
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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