125 S Windsor Ave · Palmyra, PA 17078

$140,000

2 bd · 1.0 ba · 1,040 sqft · SingleFamily public records · 4 Days on market

Built 1947 9,583 sqft lot Est $234k · 40% under

---

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).

• Cash flow +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• Schools +5.3/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Short Notice, Cute well maintained 1.5 story home with nice backyard. There is one bedroom upstairs, but could possibly be turned into 2, plus 2 bedrooms on the main level. Full Concrete basement, Central Air, and gas hot air furnace. This property is being sold at auction on Friday, June 19, at 6 pm at the property. The listed price is a suggested starting bid , and the owner is motivated to sell, so come ready to buy.

Key facts

• 9,583 sq ft lot
• Parking
• Built 1947

Property features AI

Exterior

• Parking: Off-street parking; Detached carport (1 space); Asphalt driveway; Total of 1 garage/parking space
• Utilities: Public water; Public sewer
• Home design: Detached structure; Single-family style (detached); Shingle roof
• Construction: Stick-built construction; Block foundation; Built year per assessor (year source: Assessor)
• Exterior features: Level lot; Not in a federal flood zone; Other structures both above and below grade

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Two bedrooms on the main level; One bedroom on the upper level
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; 200+ amp electric service; Natural gas hot water
• Interior features: Full basement; Living room; Dining room; Kitchen
• Laundry & utility: Laundry in basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $186 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 7.9% vs local median 1.8% in Palmyra — 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 79/100 on livability (#246 in PA, #2,112 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: commute F.
• Palmyra Area SD (suburban): math 52% / reading 70% proficiency, ranked #63 of 539 in PA (top 12%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease; only 16% free/reduced lunch — higher-income household profile.
• Zoned schools: Palmyra Area Ms (math 38% / reading 68%, grade C+, #90 of 512 statewide, top 19%, 829 students, 29% FRL); Palmyra Area Shs (math 80% / reading 24%, grade C-, #112 of 437 statewide, top 26%, 1,181 students, 23% FRL).
• Market conditions: 110 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 56% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 315 units permitted in Lebanon County in 2024 (36 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Lebanon County population projected at +10% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 15y 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 $83k; list at $140k implies a 69% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1947 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,000

Questions for the listing agent

1. Built in 1947 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.12% ✓
• Cap rate: 7.89%
• Cash-on-cash: 5.69%
• DSCR: 1.25
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $234,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
908 W Cherry St	0.11mi	3/1.0 (+1)	1,056 (+2%)	11mo	$250,000	$237	78
717 W Oak St	0.19mi	3/1.0 (+1)	962 (-8%)	3mo	$200,000	$208	71
801 W Cherry St	0.06mi	3/2.0 (+1)	1,109 (+7%)	12mo	$250,000	$225	67
138 S Hetrick Ave	0.18mi	3/1.5 (+1)	1,075 (+3%)	19mo	$175,000	$163	63
808 W Maple St	0.05mi	2/2.0	910 (-12%)	18mo	$240,000	$264	58
1429 E Derry Rd	0.59mi	2/1.5	1,107 (+6%)	14mo	$289,900	$262	48
104 N Locust St	0.68mi	3/1.5 (+1)	1,144 (+10%)	1mo	$246,900	$216	44
9 Sunset Dr	0.48mi	2/2.0	965 (-7%)	22mo	$70,000	$73	44
201 W Elm St	0.73mi	3/1.0 (+1)	1,140 (+10%)	20mo	$268,000	$235	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: -7.4%
• Equity multiple: 0.73×
• Total profit: $-10,776
• Equity at exit: $20,874

10-year hold

• IRR: 2.2%
• Equity multiple: 1.16×
• Total profit: $6,161
• Equity at exit: $12,105

Cash invested: $39,200 (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 17078

• Home prices YoY: -25.1%
• Active inventory: 110
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,566 high
• Mortgage (P&I): −$734
• Tax from tax record: −$259 /mo · $3,110/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $186

Break-even live

Break-even rent $1,331

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
822 W Main St Palmyra, PA	3.0	1.0	1410	$1,650	$1.17	13d	1	0.14mi
138 S Hetrick Ave Palmyra, PA	3.0	1.5	1075	$1,600	$1.49	44d	1	0.16mi
609 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,895	$1.57	13d	1	0.50mi
802 Cambridge Ct Palmyra, PA	2.0	1.5	1208	$1,700	$1.41	43d	1	0.57mi
1263 Jo Mar Ct Hershey, PA	2.0	2.0	1056	$1,195	$1.13	43d	1	0.80mi
406 Barrington Ct Palmyra, PA	2.0	1.5	1208	$1,795	$1.49	43d	1	0.81mi
201 N Chestnut St Palmyra, PA	1.0	1.0	740	$1,370	$1.85	13d	1	0.90mi
125 Farmshed Rd Palmyra, PA	2.0	2.0	1150	$1,775	$1.54	43d	1	1.24mi
110 Northside Cmns Palmyra, PA	3.0	2.0	1224	$1,725	$1.41	13d	1	1.47mi

Listing history 5 events

1. 2026-06-19
   days on market $140,000 Active 4 DOM
2. 2026-06-18
   days on market $140,000 Active 3 DOM
3. 2026-06-17
   days on market $140,000 Active 2 DOM
4. 2026-06-15
   remarks 423-char remark
5. 2026-06-15
   listed $140,000 Active 1 DOM

ⓘ 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: $3,110 · $259/mo
• Projected year-2 tax: $3,110 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥101°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 9% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,797
• − Mortgage interest: −$7,842
• − Property taxes: −$3,110
• − Insurance: −$700
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$4,073
• Taxable income: $65
• Est. tax owed @ 24.0%: −$16
• After-tax cash flow: $2,214/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: Palmyra Area SD
• NCES district ID: 4218390
• Math proficiency: 52% ▼ -13.00%
• Reading proficiency: 70% ▼ -10.00%
• Median HH income: $60,526
• Composite: 52.84/100
• National rank: #1537
• State rank: #63 of 539 in PA

Livability — Palmyra

• Score: 79/100
• State rank: #246
• US rank: #2112

Category grades

Amenities B Commute F Cost of living A+ Crime B Employment C Housing A+ Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Palmyra, PA
• County: Lebanon County · 95,836 people
• City population: 23,840
• Metro: Lebanon, PA
• Population (ZIP): 23,840
• Household income: $93,135
• Rent vs Own: 27.9% rent · 72.1% own
• Severe rent burden: 503.0

Population outlook (Lebanon County) Hauer SSP2

• Today (2025): 144,806 people
• By 2030: 147,534 · +1.9%
• By 2040: 152,952 · +5.6%
• By 2050: 159,406 · +10.1%
• By 2075: 181,736 · +25.5%
• By 2100: 198,402 · +37.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (85%)
• Race & ethnicity: White 85% Hispanic / Latino 8% Two or more races 4% Asian 3% Black 1%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 3% Slovak 1% Serbian 1%
• Foreign-born: 4% · India, Canada, South Korea
• Languages at home: 92% English-only · Spanish 3% Other Indo-European 2% Russian/Polish/Slavic 1%

Political lean MEDSL · Lebanon

• 2024 margin: Solid R (+32.0) · D 33.6% · R 65.5%
• 2008→2024 swing: -13.1pp toward R · 2008: -18.9pp · 2024: -32.0pp
• All cycles: 2024: R+32.0 2020: R+31.7 2016: R+35.5 2012: R+28.0 2008: R+18.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.77%
• Current HPI: 255.2294
• Rent YoY: —
• Metro: Lebanon, 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

+1500.0% since first listed

6 events — show timeline

• 2026-06-15 Listed $140,000 BRIGHT MLS
• 2011-09-28 Sold (Public Records) $83,000 Public Records
• 2011-06-30 Listing Removed — BRIGHT MLS
• 2011-03-25 Listed $119,000 BRIGHT MLS
• 2010-07-27 Sold (Public Records) $99,000 Public Records
• 1958-09-03 Sold (Public Records) $8,750 Public Records

Property tax history

+4.4%/yr

Latest (2026): $3,110 · +0.7% YoY. Source: county tax records.