4 Mill St · Lower Windsor, PA 17406

$54,900

2 bd · 1.0 ba · 938 sqft · Manufactured public records · 79 Days on market

Built 1976

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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 +7.5/15.0
• Schools +4.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

If you’ve been dreaming about owning your own home but want to skip the major remodels and big price tags, 4 Mill St could be the perfect fit. Thoughtfully updated in 2023, this home blends convenience and comfort. You’ll find 3 bedrooms, 1 bathroom, and an open main living area that makes the whole space feel connected. This is the kind of layout that makes cooking, entertaining, or simply relaxing flow naturally from one room to the next. Step inside and you’ll notice fresh updates and finishes that let you move right in and start enjoying your space instead of worrying about repairs. The kitchen, dining, and living areas share an easy openness that feels both cozy and functional. Location is a big part of what makes this property stand out. You’re just minutes from PA 462 and US 30, which means quick trips into East York or easy drives toward Lancaster County. I‑83 is also nearby, giving you a straight route north to Harrisburg or south into Maryland. The home sits close to East York, Hellam, and Wrightsville, with Columbia and Marietta just across the river. Whether you want good food, small‑town shopping, or scenic riverfront views, you’re never far from it. On weekends, head to spots like Stonybrook Family Restaurant or ROOST Uncommon Kitchen for breakfast, explore the riverwalk in Wrightsville, or unwind with dinner by the water at John Wright Restaurant. Columbia and Marietta’s breweries and local shops are only a short drive away, adding plenty of charm and character to the area. Major employers like WellSpan York Hospital, UPMC Memorial, York College, and Penn State York are all within a reasonable drive. The area’s steady growth and demand make this a great place to put down roots and watch your investment grow over time. For anyone ready to take that first step into homeownership, 4 Mill St offers something simple yet inviting: a move‑in‑ready home with thoughtful updates, a great location, and a price that makes owning feel possible. This mobile home can be moved, we have the title, and it can be financed - we even have a lender ready.

Key facts

• 2 parking spots
• Built 1976
• Listed 79 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $55k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $55k).
• Recommended offer: $52k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade B — affects rentability + tenant quality, not the cash-flow math above.
• Eastern York SD (rural): math 40% / reading 64% proficiency, ranked #146 of 539 in PA (top 27%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 174 active listings in the ZIP; solid renter incomes; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $380 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $15k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($52k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago; this cycle's ask has dropped $5k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $51,606 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 2.73% ✓
• Cap rate: 25.19%
• Cash-on-cash: 67.48%
• DSCR: 4.00
• GRM: 3.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 61.2%
• Equity multiple: 3.73×
• Total profit: $41,955
• Equity at exit: $8,186

10-year hold

• IRR: 65.8%
• Equity multiple: 7.64×
• Total profit: $102,090
• Equity at exit: $4,747

Cash invested: $15,372 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $1,500 medium
• Mortgage (P&I): −$288
• Tax from tax record: −$10 /mo · $120/yr
• Insurance: −$23
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$315
• Net cashflow: $798

Break-even live

Break-even rent $490

Max offer price $54,900

Occupancy floor 42%

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: $13,725
• Closing costs: $1,647
• Reserves months: —
• Total cash needed: —

Listing history 29 events

1. 2026-06-18
   days on market $54,900 Active 79 DOM
2. 2026-06-17
   days on market $54,900 Active 78 DOM
3. 2026-06-16
   days on market $54,900 Active 77 DOM
4. 2026-06-15
   days on market $54,900 Active 76 DOM
5. 2026-06-14
   days on market $54,900 Active 74 DOM
6. 2026-06-13
   days on market $54,900 Active 73 DOM
7. 2026-06-10
   days on market $54,900 Active 71 DOM
8. 2026-06-09
   days on market $54,900 Active 70 DOM
9. 2026-06-08
   days on market $54,900 Active 69 DOM
10. 2026-06-07
    pricedays on market $54,900 Active 68 DOM
11. 2026-06-03
    days on market $55,000 Active 64 DOM
12. 2026-06-02
    days on market $55,000 Active 63 DOM
13. 2026-06-01
    days on market $55,000 Active 62 DOM
14. 2026-05-31
    days on market $55,000 Active 61 DOM
15. 2026-05-30
    days on market $55,000 Active 60 DOM
16. 2026-05-15
    price $55,000 2126-char remark

    Show marketing remark (2126 chars)

    If you’ve been dreaming about owning your own home but want to skip the major remodels and big price tags, 4 Mill St could be the perfect fit. Thoughtfully updated in 2023, this home blends convenience and comfort. You’ll find 3 bedrooms, 1 bathroom, and an open main living area that makes the whole space feel connected. This is the kind of layout that makes cooking, entertaining, or simply relaxing flow naturally from one room to the next. Step inside and you’ll notice fresh updates and finishes that let you move right in and start enjoying your space instead of worrying about repairs. The kitchen, dining, and living areas share an easy openness that feels both cozy and functional. Location is a big part of what makes this property stand out. You’re just minutes from PA 462 and US 30, which means quick trips into East York or easy drives toward Lancaster County. I‑83 is also nearby, giving you a straight route north to Harrisburg or south into Maryland. The home sits close to East York, Hellam, and Wrightsville, with Columbia and Marietta just across the river. Whether you want good food, small‑town shopping, or scenic riverfront views, you’re never far from it. On weekends, head to spots like Stonybrook Family Restaurant or ROOST Uncommon Kitchen for breakfast, explore the riverwalk in Wrightsville, or unwind with dinner by the water at John Wright Restaurant. Columbia and Marietta’s breweries and local shops are only a short drive away, adding plenty of charm and character to the area. Major employers like WellSpan York Hospital, UPMC Memorial, York College, and Penn State York are all within a reasonable drive. The area’s steady growth and demand make this a great place to put down roots and watch your investment grow over time. For anyone ready to take that first step into homeownership, 4 Mill St offers something simple yet inviting: a move‑in‑ready home with thoughtful updates, a great location, and a price that makes owning feel possible. This mobile home can be moved, we have the title, and it can be financed - we even have a lender ready.

17. 2026-05-08
    price $54,900 2126-char remark

    Show marketing remark (2126 chars)

    If you’ve been dreaming about owning your own home but want to skip the major remodels and big price tags, 4 Mill St could be the perfect fit. Thoughtfully updated in 2023, this home blends convenience and comfort. You’ll find 3 bedrooms, 1 bathroom, and an open main living area that makes the whole space feel connected. This is the kind of layout that makes cooking, entertaining, or simply relaxing flow naturally from one room to the next. Step inside and you’ll notice fresh updates and finishes that let you move right in and start enjoying your space instead of worrying about repairs. The kitchen, dining, and living areas share an easy openness that feels both cozy and functional. Location is a big part of what makes this property stand out. You’re just minutes from PA 462 and US 30, which means quick trips into East York or easy drives toward Lancaster County. I‑83 is also nearby, giving you a straight route north to Harrisburg or south into Maryland. The home sits close to East York, Hellam, and Wrightsville, with Columbia and Marietta just across the river. Whether you want good food, small‑town shopping, or scenic riverfront views, you’re never far from it. On weekends, head to spots like Stonybrook Family Restaurant or ROOST Uncommon Kitchen for breakfast, explore the riverwalk in Wrightsville, or unwind with dinner by the water at John Wright Restaurant. Columbia and Marietta’s breweries and local shops are only a short drive away, adding plenty of charm and character to the area. Major employers like WellSpan York Hospital, UPMC Memorial, York College, and Penn State York are all within a reasonable drive. The area’s steady growth and demand make this a great place to put down roots and watch your investment grow over time. For anyone ready to take that first step into homeownership, 4 Mill St offers something simple yet inviting: a move‑in‑ready home with thoughtful updates, a great location, and a price that makes owning feel possible. This mobile home can be moved, we have the title, and it can be financed - we even have a lender ready.

18. 2026-04-15
    price $55,000 2126-char remark

    Show marketing remark (2126 chars)

    If you’ve been dreaming about owning your own home but want to skip the major remodels and big price tags, 4 Mill St could be the perfect fit. Thoughtfully updated in 2023, this home blends convenience and comfort. You’ll find 3 bedrooms, 1 bathroom, and an open main living area that makes the whole space feel connected. This is the kind of layout that makes cooking, entertaining, or simply relaxing flow naturally from one room to the next. Step inside and you’ll notice fresh updates and finishes that let you move right in and start enjoying your space instead of worrying about repairs. The kitchen, dining, and living areas share an easy openness that feels both cozy and functional. Location is a big part of what makes this property stand out. You’re just minutes from PA 462 and US 30, which means quick trips into East York or easy drives toward Lancaster County. I‑83 is also nearby, giving you a straight route north to Harrisburg or south into Maryland. The home sits close to East York, Hellam, and Wrightsville, with Columbia and Marietta just across the river. Whether you want good food, small‑town shopping, or scenic riverfront views, you’re never far from it. On weekends, head to spots like Stonybrook Family Restaurant or ROOST Uncommon Kitchen for breakfast, explore the riverwalk in Wrightsville, or unwind with dinner by the water at John Wright Restaurant. Columbia and Marietta’s breweries and local shops are only a short drive away, adding plenty of charm and character to the area. Major employers like WellSpan York Hospital, UPMC Memorial, York College, and Penn State York are all within a reasonable drive. The area’s steady growth and demand make this a great place to put down roots and watch your investment grow over time. For anyone ready to take that first step into homeownership, 4 Mill St offers something simple yet inviting: a move‑in‑ready home with thoughtful updates, a great location, and a price that makes owning feel possible. This mobile home can be moved, we have the title, and it can be financed - we even have a lender ready.

19. 2026-04-01
    listed $60,000 Active 2126-char remark

    Show marketing remark (2126 chars)

    If you’ve been dreaming about owning your own home but want to skip the major remodels and big price tags, 4 Mill St could be the perfect fit. Thoughtfully updated in 2023, this home blends convenience and comfort. You’ll find 3 bedrooms, 1 bathroom, and an open main living area that makes the whole space feel connected. This is the kind of layout that makes cooking, entertaining, or simply relaxing flow naturally from one room to the next. Step inside and you’ll notice fresh updates and finishes that let you move right in and start enjoying your space instead of worrying about repairs. The kitchen, dining, and living areas share an easy openness that feels both cozy and functional. Location is a big part of what makes this property stand out. You’re just minutes from PA 462 and US 30, which means quick trips into East York or easy drives toward Lancaster County. I‑83 is also nearby, giving you a straight route north to Harrisburg or south into Maryland. The home sits close to East York, Hellam, and Wrightsville, with Columbia and Marietta just across the river. Whether you want good food, small‑town shopping, or scenic riverfront views, you’re never far from it. On weekends, head to spots like Stonybrook Family Restaurant or ROOST Uncommon Kitchen for breakfast, explore the riverwalk in Wrightsville, or unwind with dinner by the water at John Wright Restaurant. Columbia and Marietta’s breweries and local shops are only a short drive away, adding plenty of charm and character to the area. Major employers like WellSpan York Hospital, UPMC Memorial, York College, and Penn State York are all within a reasonable drive. The area’s steady growth and demand make this a great place to put down roots and watch your investment grow over time. For anyone ready to take that first step into homeownership, 4 Mill St offers something simple yet inviting: a move‑in‑ready home with thoughtful updates, a great location, and a price that makes owning feel possible. This mobile home can be moved, we have the title, and it can be financed - we even have a lender ready.

20. 2026-03-30
    historical $60,000 2126-char remark

    Show marketing remark (2126 chars)

    If you’ve been dreaming about owning your own home but want to skip the major remodels and big price tags, 4 Mill St could be the perfect fit. Thoughtfully updated in 2023, this home blends convenience and comfort. You’ll find 3 bedrooms, 1 bathroom, and an open main living area that makes the whole space feel connected. This is the kind of layout that makes cooking, entertaining, or simply relaxing flow naturally from one room to the next. Step inside and you’ll notice fresh updates and finishes that let you move right in and start enjoying your space instead of worrying about repairs. The kitchen, dining, and living areas share an easy openness that feels both cozy and functional. Location is a big part of what makes this property stand out. You’re just minutes from PA 462 and US 30, which means quick trips into East York or easy drives toward Lancaster County. I‑83 is also nearby, giving you a straight route north to Harrisburg or south into Maryland. The home sits close to East York, Hellam, and Wrightsville, with Columbia and Marietta just across the river. Whether you want good food, small‑town shopping, or scenic riverfront views, you’re never far from it. On weekends, head to spots like Stonybrook Family Restaurant or ROOST Uncommon Kitchen for breakfast, explore the riverwalk in Wrightsville, or unwind with dinner by the water at John Wright Restaurant. Columbia and Marietta’s breweries and local shops are only a short drive away, adding plenty of charm and character to the area. Major employers like WellSpan York Hospital, UPMC Memorial, York College, and Penn State York are all within a reasonable drive. The area’s steady growth and demand make this a great place to put down roots and watch your investment grow over time. For anyone ready to take that first step into homeownership, 4 Mill St offers something simple yet inviting: a move‑in‑ready home with thoughtful updates, a great location, and a price that makes owning feel possible. This mobile home can be moved, we have the title, and it can be financed - we even have a lender ready.

21. 2024-01-19
    soldstatus $52,500 Closed 499-char remark

    Show marketing remark (499 chars)

    Don't miss out on this completely remodeled mobile home in Eastern Schools. This home has been gone over top to bottom and front to back! 3 nice sized bedrooms with new carpet. Open floor plan with kitchen, dining and living room. Freshly painted inside and out. New rubber roof, water heater, LVP flooring, bathroom, kitchen, lighting , carpet, refrigerator and skirting! Just move right in. Sub floor has been repaired and replaced where needed. Low lot rent at $400/ month. Must be park approved.

22. 2023-12-23
    status Pending 499-char remark

    Show marketing remark (499 chars)

    Don't miss out on this completely remodeled mobile home in Eastern Schools. This home has been gone over top to bottom and front to back! 3 nice sized bedrooms with new carpet. Open floor plan with kitchen, dining and living room. Freshly painted inside and out. New rubber roof, water heater, LVP flooring, bathroom, kitchen, lighting , carpet, refrigerator and skirting! Just move right in. Sub floor has been repaired and replaced where needed. Low lot rent at $400/ month. Must be park approved.

23. 2023-12-21
    listed $52,500 Active 499-char remark

    Show marketing remark (499 chars)

    Don't miss out on this completely remodeled mobile home in Eastern Schools. This home has been gone over top to bottom and front to back! 3 nice sized bedrooms with new carpet. Open floor plan with kitchen, dining and living room. Freshly painted inside and out. New rubber roof, water heater, LVP flooring, bathroom, kitchen, lighting , carpet, refrigerator and skirting! Just move right in. Sub floor has been repaired and replaced where needed. Low lot rent at $400/ month. Must be park approved.

24. 2023-12-20
    historical $52,500 499-char remark

    Show marketing remark (499 chars)

    Don't miss out on this completely remodeled mobile home in Eastern Schools. This home has been gone over top to bottom and front to back! 3 nice sized bedrooms with new carpet. Open floor plan with kitchen, dining and living room. Freshly painted inside and out. New rubber roof, water heater, LVP flooring, bathroom, kitchen, lighting , carpet, refrigerator and skirting! Just move right in. Sub floor has been repaired and replaced where needed. Low lot rent at $400/ month. Must be park approved.

25. 2022-12-11
    historical
26. 2022-12-08
    price $15,900
27. 2022-11-22
    status Active
28. 2022-11-20
    historical
29. 2022-11-06
    listed $17,900 Active

ⓘ 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: $120 · $10/mo
• Projected year-2 tax: $494 · $41/mo
• Expected delta: +$373/yr (+$31/mo · 310.0%)

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 14% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,004
• − Mortgage interest: −$3,075
• − Property taxes: −$120
• − Insurance: −$1,072
• − Repairs & maintenance: −$1,440
• − Management: −$1,440
• − Depreciation: −$1,597
• Taxable income: $9,259
• Est. tax owed @ 24.0%: −$2,222
• After-tax cash flow: $7,354/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: Eastern York SD
• NCES district ID: 4208790
• Math proficiency: 40% ▼ -18.00%
• Reading proficiency: 64% ▼ -11.00%
• Median HH income: $56,178
• Composite: 44.94/100
• National rank: #2712
• State rank: #146 of 539 in PA

Livability — Lower Windsor

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: York County · 278,806 people
• Metro: York-Hanover, PA
• Population (ZIP): 23,636
• Household income: $83,521
• Rent vs Own: 17.5% rent · 82.5% own
• Severe rent burden: 296.0

Population outlook (York County) Hauer SSP2

• Today (2025): 454,205 people
• By 2030: 457,407 · +0.7%
• By 2040: 457,529 · +0.7%
• By 2050: 448,261 · -1.3%
• By 2075: 427,388 · -5.9%
• By 2100: 384,218 · -15.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Two or more races 6% Black 5% Hispanic / Latino 4%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% Arabic 1%

Political lean MEDSL · York

• 2024 margin: Strong R (+25.3) · D 36.9% · R 62.1%
• 2008→2024 swing: -11.7pp toward R · 2008: -13.6pp · 2024: -25.3pp
• All cycles: 2024: R+25.3 2020: R+24.6 2016: R+29.3 2012: R+21.2 2008: R+13.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -92.81%
• Current HPI: 245.4821
• Rent YoY: —
• Metro: York-Hanover, 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

+207.3% since first listed

14 events — show timeline

• 2026-05-15 Price Changed $55,000 BRIGHT MLS
• 2026-05-08 Price Changed $54,900 BRIGHT MLS
• 2026-04-15 Price Changed $55,000 BRIGHT MLS
• 2026-04-01 Listed $60,000 BRIGHT MLS
• 2026-03-30 Coming Soon $60,000 BRIGHT MLS
• 2024-01-19 Sold (MLS) $52,500 BRIGHT MLS
• 2023-12-23 Pending — BRIGHT MLS
• 2023-12-21 Listed $52,500 BRIGHT MLS
• 2023-12-20 Coming Soon $52,500 BRIGHT MLS
• 2022-12-11 Listing Removed — BRIGHT MLS
• 2022-12-08 Price Changed $15,900 BRIGHT MLS
• 2022-11-22 Relisted — BRIGHT MLS
• 2022-11-20 Listing Removed — BRIGHT MLS
• 2022-11-06 Listed $17,900 BRIGHT MLS

Property tax history

+4.9%/yr

Latest (2025): $120 · +27.7% YoY. Source: county tax records.