7 E Main St · Windsor, PA 17366

$164,900

4 bd · 1.5 ba · 1,216 sqft · SingleFamily public records · 5 Days on market

Built 1899 6,665 sqft lot Est $231k · 29% under

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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 +17.5/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• 1% rule +4.9/10.0
• Appreciation +4.7/10.0
• Schools +3.8/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Bring Your Decorating Ideas & Start Earning Sweat Equity Quickly. 4 Bedrooms, Kitchen, Separate Dining Room, Large Living Room, Ceiling Fans, Porch, Covered Patio, Off Street Parking For 4 Cars, & Much More. Buyer pays all transfer costs. Sold As-Is. Seller will do no repairs. Equal Housing Opportunity.

Key facts

• 6,665 sq ft lot
• Built 1899
• Listed 5 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $128 ($2k/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 $163k (1.3% below list).
• Recommended offer: $163k (1.3% below list) — sets the bar for 1% rule.
• Cap rate 7.2% vs local median 1.9% in Windsor — 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 70/100 on livability (#748 in PA) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: employment D+, amenities F, commute F.
• Red Lion Area SD (suburban): math 36% / reading 50% proficiency, ranked #282 of 539 in PA (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Red Lion Area Shs (math 63% / reading 24%, grade F, #211 of 437 statewide, top 48%, 1,432 students, 44% FRL) — zoned schools average 44% FRL vs 28% district-wide (15 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $211 of equity ($1k loan paydown + $-929 appreciation (-0.6% local appreciation)).

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 23y 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 $52k; list at $165k implies a 217% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1899 — 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 $162,806 (1.3% below list)

Questions for the listing agent

1. Built in 1899 — 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 F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 0.99% ✗
• Cap rate: 7.23%
• Cash-on-cash: 3.33%
• DSCR: 1.15
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $231,040
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 E Main St	0.02mi	3/1.5 (-1)	1,152 (-5%)	7mo	$150,000	$130	80
101 Schoolhouse Ln	0.21mi	3/1.0 (-1)	1,222 (+0%)	8mo	$230,000	$188	76
2 Patterson Ave	0.21mi	3/2.0 (-1)	1,248 (+3%)	10mo	$237,500	$190	70
61 E Main St	0.17mi	3/1.0 (-1)	1,232 (+1%)	19mo	$135,000	$110	67
370 Azalea Dr	0.34mi	4/1.5	1,368 (+12%)	2mo	$285,000	$208	61
67 E Main St	0.18mi	3/1.0 (-1)	1,056 (-13%)	9mo	$166,000	$157	55
105 E Main St	0.30mi	3/1.0 (-1)	1,056 (-13%)	19mo	$216,000	$205	41
2158 Windsor Rd	0.66mi	3/1.0 (-1)	1,056 (-13%)	12mo	$225,000	$213	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-0.56% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -0.4%
• Equity multiple: 0.98×
• Total profit: $-939
• Equity at exit: $43,289

10-year hold

• IRR: 5.7%
• Equity multiple: 1.58×
• Total profit: $26,722
• Equity at exit: $48,498

Cash invested: $46,172 (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 17366

• Home prices YoY: -0.2%
• Active inventory: 50
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,628 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$224 /mo · $2,694/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $128

Break-even live

Break-even rent $1,466

Max offer price $164,900

Occupancy floor 87%

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: $41,225
• Closing costs: $4,947
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-04-19
   status Pending
2. 2026-04-15
   listed $164,900 Active
3. 2026-04-07
   historical $164,900
4. 2022-01-05
   historical
5. 2021-12-13
   listed $154,900 Active
6. 2017-01-27
   soldstatus $52,000 315-char remark

   Show marketing remark (315 chars)

   Bring Your Decorating Ideas & Start Earning Sweat Equity Quickly. 4 Bedrooms, Kitchen, Separate Dining Room, Large Living Room, Ceiling Fans, Porch, Covered Patio, Off Street Parking For 4 Cars, & Much More. Buyer pays all transfer costs. Sold As-Is. Seller will do no repairs. Equal Housing Opportunity.

7. 2017-01-17
   historical 315-char remark

   Show marketing remark (315 chars)

   Bring Your Decorating Ideas & Start Earning Sweat Equity Quickly. 4 Bedrooms, Kitchen, Separate Dining Room, Large Living Room, Ceiling Fans, Porch, Covered Patio, Off Street Parking For 4 Cars, & Much More. Buyer pays all transfer costs. Sold As-Is. Seller will do no repairs. Equal Housing Opportunity.

8. 2016-07-21
   listed $59,900 315-char remark

   Show marketing remark (315 chars)

   Bring Your Decorating Ideas & Start Earning Sweat Equity Quickly. 4 Bedrooms, Kitchen, Separate Dining Room, Large Living Room, Ceiling Fans, Porch, Covered Patio, Off Street Parking For 4 Cars, & Much More. Buyer pays all transfer costs. Sold As-Is. Seller will do no repairs. Equal Housing Opportunity.

9. 2015-10-10
   historical
10. 2015-04-07
    listed $39,900
11. 2007-05-18
    soldstatus $135,500
12. 2007-05-16
    soldstatus $135,500
13. 2007-03-02
    listed $142,000
14. 2004-02-06
    soldstatus $82,900
15. 2004-02-06
    soldstatus $82,900
16. 2003-12-24
    historical
17. 2003-09-04
    listed $82,900

ⓘ 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: $2,694 · $224/mo
• Projected year-2 tax: $2,694 · $224/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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥99°F today · 15 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% 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: $19,537
• − Mortgage interest: −$9,237
• − Property taxes: −$2,694
• − Insurance: −$824
• − Repairs & maintenance: −$1,563
• − Management: −$1,563
• − Depreciation: −$4,797
• Taxable loss: −$1,141
• Est. tax savings @ 24.0%: +$274
• After-tax cash flow: $1,813/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: Red Lion Area SD
• NCES district ID: 4220100
• Math proficiency: 36% ▼ -10.00%
• Reading proficiency: 50% ▼ -10.00%
• Median HH income: $60,225
• Composite: 37.91/100
• National rank: #4313
• State rank: #282 of 539 in PA

Livability — Windsor

• Score: 70/100
• State rank: #748
• US rank: #7475

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Windsor, PA
• Population (ZIP): 6,350

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 (82%)
• Race & ethnicity: White 82% Hispanic / Latino 8% Black 6% Two or more races 5%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Slovak 1% Polish 1%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -0.56%
• Current HPI: 274.8409
• Rent YoY: —
• Metro: —
• 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

+98.9% since first listed

17 events — show timeline

• 2026-04-19 Pending — BRIGHT MLS
• 2026-04-15 Listed $164,900 BRIGHT MLS
• 2026-04-07 Coming Soon $164,900 BRIGHT MLS
• 2022-01-05 Listing Removed — BRIGHT MLS
• 2021-12-13 Listed $154,900 BRIGHT MLS
• 2017-01-27 Sold (MLS) $52,000 BRIGHT MLS
• 2017-01-17 Listing Removed — BRIGHT MLS
• 2016-07-21 Listed $59,900 BRIGHT MLS
• 2015-10-10 Listing Removed — BRIGHT MLS
• 2015-04-07 Listed $39,900 BRIGHT MLS
• 2007-05-18 Sold (Public Records) $135,500 Public Records
• 2007-05-16 Sold (MLS) $135,500 BRIGHT MLS
• 2007-03-02 Listed $142,000 BRIGHT MLS
• 2004-02-06 Sold (Public Records) $82,900 Public Records
• 2004-02-06 Sold (MLS) $82,900 BRIGHT MLS
• 2003-12-24 Listing Removed — BRIGHT MLS
• 2003-09-04 Listed $82,900 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2025): $2,694 · +3.1% YoY. Source: county tax records.