268 David Cir · Lower Windsor, PA 17406

$115,000

3 bd · 2.0 ba · 1,620 sqft · Manufactured public records · 156 Days on market

Built 2002

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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

This like new 2002 modular home is nestled in the Yorkana Manufactured Home Park. The location is to the rear of the community where it is open to amazing view of open farmland. The new owner will need to complete a $35 application. This is a 55 & over community with an associated rules & regs to review. The home is move in ready.

Key facts

• New carpet
• Open floorplan
• Dining room

Tags

• OPEN FLOORPLAN
• STAINLESS STEEL APPLIANCES
• CENTER ISLAND
• BREAKFAST AREA
• DINING ROOM
• NEW CARPET

Property features AI

Finance

• Other: Not in a federal flood zone; Property condition listed as very good
• HOA & community: Located in Yorkana Manufactured Home Park; Property manager present

Exterior

• Parking: Attached carport (1 space); Two off-street spaces; Three total garage/parking spaces
• Utilities: Public water; Public sewer; Propane available; Electric hot water
• Home design: Manufactured double-wide home; Situated in a senior community with a 55+ age requirement; Building not winterized
• Construction: Vinyl and aluminum siding; Metal roof; Slab foundation; Champion double-wide make; Built year from assessor
• Exterior features: Patio(s), porch(es) and deck(s); Outbuilding(s)

Interior

• Kitchen: Built-in microwave; Dishwasher; Disposal; Electric oven/range
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Kitchen island; Living room and dining room
• Laundry & utility: Washer; Electric dryer located on the main floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $115k.

Deal economics

• At list price, monthly cash flow is $686 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $101k (12.0% 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.
• Zoned schools: Eastern York Ms (math 30% / reading 70%, grade C, #129 of 512 statewide, top 26%, 517 students, 48% FRL); Eastern York Hs (math 77% / reading 24%, grade D+, #125 of 437 statewide, top 30%, 632 students, 46% FRL).
• 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 $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 6y 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 $98k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.64% ✓
• Cap rate: 13.45%
• Cash-on-cash: 25.57%
• DSCR: 2.14
• GRM: 5.1

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: 19.2%
• Equity multiple: 1.78×
• Total profit: $25,090
• Equity at exit: $17,147

10-year hold

• IRR: 27.5%
• Equity multiple: 3.43×
• Total profit: $78,241
• Equity at exit: $9,943

Cash invested: $32,200 (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 17406

• Home prices YoY: -27.4%
• Active inventory: 174
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $1,883 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$150 /mo · $1,803/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$395
• Net cashflow: $686

Break-even live

Break-even rent $1,014

Max offer price $115,000

Occupancy floor 59%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-04-29
   status Pending
2. 2026-04-06
   status Active
3. 2026-04-06
   status Pending
4. 2026-02-12
   price $115,000
5. 2025-11-24
   listed $120,000 Active
6. 2020-08-25
   soldstatus $98,000 Closed 345-char remark

   Show marketing remark (345 chars)

   This like new 2002 modular home is nestled in the Yorkana Manufactured Home Park. The location is to the rear of the community where it is open to amazing view of open farmland. The new owner will need to complete a $35 application. This is a 55 & over community with an associated rules & regs to review. The home is move in ready.

7. 2020-07-06
   status Pending 345-char remark

   Show marketing remark (345 chars)

   This like new 2002 modular home is nestled in the Yorkana Manufactured Home Park. The location is to the rear of the community where it is open to amazing view of open farmland. The new owner will need to complete a $35 application. This is a 55 & over community with an associated rules & regs to review. The home is move in ready.

8. 2020-06-20
   listed $98,000 Active 345-char remark

   Show marketing remark (345 chars)

   This like new 2002 modular home is nestled in the Yorkana Manufactured Home Park. The location is to the rear of the community where it is open to amazing view of open farmland. The new owner will need to complete a $35 application. This is a 55 & over community with an associated rules & regs to review. The home is move in ready.

ⓘ 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: $1,803 · $150/mo
• Projected year-2 tax: $1,810 · $151/mo
• Expected delta: +$7/yr (+$1/mo · 0.4%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥100°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,591
• − Mortgage interest: −$6,442
• − Property taxes: −$1,803
• − Insurance: −$575
• − Repairs & maintenance: −$1,807
• − Management: −$1,807
• − Depreciation: −$3,345
• Taxable income: $6,811
• Est. tax owed @ 24.0%: −$1,635
• After-tax cash flow: $6,597/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

+17.3% since first listed

8 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-06 Relisted — BRIGHT MLS
• 2026-04-06 Pending — BRIGHT MLS
• 2026-02-12 Price Changed $115,000 BRIGHT MLS
• 2025-11-24 Listed $120,000 BRIGHT MLS
• 2020-08-25 Sold (MLS) $98,000 BRIGHT MLS
• 2020-07-06 Pending — BRIGHT MLS
• 2020-06-20 Listed $98,000 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2025): $1,803 · +5.2% YoY. Source: county tax records.