178 W Main St · Windsor, PA 17366

$149,995

4 bd · 1.5 ba · 3,672 sqft · SingleFamily public records · 48 Days on market

Built 1906 9,605 sqft lot $41/sqft · 66% below area Est $291k · 49% under

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Why this score? — see what drove the D 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).

• ARV discount +15.0/15.0
• Cash flow +6.4/30.0
• 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
• 1% rule +2.2/10.0
• DSCR +0.7/10.0

Listing remarks MLS

178 W Main St in Windsor offers a rare opportunity to restore and customize a spacious 2,448 sq ft detached Victorian style home on a . 22-acre lot. This 4-bedroom, 1.5-bath property is full of character and potential, featuring generous room sizes, high ceilings, and classic architectural details ready to be brought back to life. Ideal for investors or owner-occupants looking to build equity, this fixer-upper provides a solid footprint for renovation and modernization. Whether you’re envisioning a profitable resale, rental investment, or your own personalized residence, the possibilities here are substantial. Conveniently located with easy access to local amenities, this property combines historic charm with strong upside potential. Bring your vision and transform this diamond in the rough into something truly special.

Key facts

• Spacious lot
• Fixer-upper
• 9,605 sq ft lot

Tags

• SPACIOUS LOT
• CLASSIC ARCHITECTURAL DETAILS
• FIXER-UPPER
• STRONG UPSIDE POTENTIAL

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $-312 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $95k (36.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $108k (28.3% below list).
• Recommended offer: $95k (36.8% below list) — sets the bar for cash-flow.
• Cap rate 4.2% 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: Mazie Gable El Sch (math 23% / reading 39%, grade F, #1,116 of 1,518 statewide, top 74%, 523 students, 73% FRL); Red Lion Area Jhs (math 23% / reading 49%, grade F, #313 of 512 statewide, top 62%, 813 students, 50% FRL); Red Lion Area Shs (math 63% / reading 24%, grade F, #211 of 437 statewide, top 48%, 1,432 students, 44% FRL) — zoned schools average 56% FRL vs 28% district-wide (27 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 51 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,328 units permitted in York County in 2024 (338 in 5+ unit buildings).

Forward outlook

• In year one you build about $192 of equity ($1k loan paydown + $-845 appreciation (-0.6% local appreciation)).

Negotiation context

• It's been on market 48 days — a 3% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 26y ago; this cycle's ask has dropped $30k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1906 — expect roof / HVAC / electrical / plumbing capex.
• 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 $94,845 (36.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 48 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1906 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.72% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.33%
• DSCR: 0.67
• GRM: 11.6

CMA / ARV

• ARV (median comp): $291,488
• List price: $149,995
• Delta: -48.54%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
245 Azalea Dr	0.60mi	4/2.5	3,600 (-2%)	6mo	$440,000	$122	60
84 Schoolhouse Ln	0.58mi	4/2.5	3,634 (-1%)	13mo	$430,000	$118	56
485 Thomas Armor Dr	0.39mi	5/3.5 (+1)	4,028 (+10%)	3mo	$435,000	$108	50
865 Thomas Armor Dr	0.43mi	4/3.0	3,185 (-13%)	7mo	$324,000	$102	46
705 Jefferson Ln	0.70mi	3/2.5 (-1)	3,376 (-8%)	0mo	$385,000	$114	45
10 Azalea Dr	0.64mi	3/2.0 (-1)	3,185 (-13%)	2mo	$450,000	$141	40
100 Centre Ct	0.69mi	5/3.5 (+1)	3,405 (-7%)	11mo	$470,000	$138	34
120 Ava Dr	0.71mi	5/3.5 (+1)	3,203 (-13%)	2mo	$420,000	$131	31
135 Ava Dr	0.71mi	5/3.5 (+1)	3,264 (-11%)	12mo	$442,000	$135	25
115 Azalea Dr	0.68mi	5/3.5 (+1)	3,258 (-11%)	24mo	$436,000	$134	16

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: -15.1%
• Equity multiple: 0.33×
• Total profit: $-28,106
• Equity at exit: $39,376

10-year hold

• IRR: -8.5%
• Equity multiple: 0.18×
• Total profit: $-34,347
• Equity at exit: $44,114

Cash invested: $41,999 (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: 51
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $1,075 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$257 /mo · $3,082/yr
• Insurance: −$62
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$226
• Net cashflow: $-312

Break-even live

Break-even rent $1,470

Max offer price $94,845

Occupancy floor —

Sensitivity live

Price	-10% $-227	-5% $-270	+0% $-312	+5% $-355	+10% $-397
Rent	-10% $-397	-5% $-355	+0% $-312	+5% $-270	+10% $-227
Rate	-1.0pp $-237	-0.5pp $-274	base $-312	+0.5pp $-351	+1.0pp $-391

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: $37,499
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
16 W High St Red Lion, PA	3.0	1.0	3200	$1,075	$0.34	15d	1	1.35mi

Listing history 10 events

1. 2026-05-14
   status Pending 837-char remark

   Show marketing remark (837 chars)

   178 W Main St in Windsor offers a rare opportunity to restore and customize a spacious 2,448 sq ft detached Victorian style home on a . 22-acre lot. This 4-bedroom, 1.5-bath property is full of character and potential, featuring generous room sizes, high ceilings, and classic architectural details ready to be brought back to life. Ideal for investors or owner-occupants looking to build equity, this fixer-upper provides a solid footprint for renovation and modernization. Whether you’re envisioning a profitable resale, rental investment, or your own personalized residence, the possibilities here are substantial. Conveniently located with easy access to local amenities, this property combines historic charm with strong upside potential. Bring your vision and transform this diamond in the rough into something truly special.

2. 2026-05-09
   price $149,995 837-char remark

   Show marketing remark (837 chars)

   178 W Main St in Windsor offers a rare opportunity to restore and customize a spacious 2,448 sq ft detached Victorian style home on a . 22-acre lot. This 4-bedroom, 1.5-bath property is full of character and potential, featuring generous room sizes, high ceilings, and classic architectural details ready to be brought back to life. Ideal for investors or owner-occupants looking to build equity, this fixer-upper provides a solid footprint for renovation and modernization. Whether you’re envisioning a profitable resale, rental investment, or your own personalized residence, the possibilities here are substantial. Conveniently located with easy access to local amenities, this property combines historic charm with strong upside potential. Bring your vision and transform this diamond in the rough into something truly special.

3. 2026-04-28
   price $159,995 837-char remark

   Show marketing remark (837 chars)

   178 W Main St in Windsor offers a rare opportunity to restore and customize a spacious 2,448 sq ft detached Victorian style home on a . 22-acre lot. This 4-bedroom, 1.5-bath property is full of character and potential, featuring generous room sizes, high ceilings, and classic architectural details ready to be brought back to life. Ideal for investors or owner-occupants looking to build equity, this fixer-upper provides a solid footprint for renovation and modernization. Whether you’re envisioning a profitable resale, rental investment, or your own personalized residence, the possibilities here are substantial. Conveniently located with easy access to local amenities, this property combines historic charm with strong upside potential. Bring your vision and transform this diamond in the rough into something truly special.

4. 2026-03-27
   listed $179,995 Active 837-char remark

   Show marketing remark (837 chars)

   178 W Main St in Windsor offers a rare opportunity to restore and customize a spacious 2,448 sq ft detached Victorian style home on a . 22-acre lot. This 4-bedroom, 1.5-bath property is full of character and potential, featuring generous room sizes, high ceilings, and classic architectural details ready to be brought back to life. Ideal for investors or owner-occupants looking to build equity, this fixer-upper provides a solid footprint for renovation and modernization. Whether you’re envisioning a profitable resale, rental investment, or your own personalized residence, the possibilities here are substantial. Conveniently located with easy access to local amenities, this property combines historic charm with strong upside potential. Bring your vision and transform this diamond in the rough into something truly special.

5. 2026-03-13
   soldstatus $120,000
6. 2001-08-24
   soldstatus $50,000
7. 2001-07-31
   soldstatus $50,000 330-char remark

   Show marketing remark (330 chars)

   THIS IS A HUD PROPERTY. SOLD AS IS. CASE #441-474775. BUYER PAYS 2% TRANSFER TAX. VERY LARGE HOME, MANY ROOMS BUT IN NEED OF RENOVATION. LARGE WRAP-AROUND PORCH, A LOT OF CHARACTER. A DIAMOND IN THE ROUGH. NEED HUD MASTER KEY FOR ACCESS. NOT ON LOCKBOX. PROPERTY IS VACANT. JUST SHOW AND SIGN IN. BID ON WWW. GOLDENFEATHER. COM. |

8. 2001-06-08
   historical 330-char remark

   Show marketing remark (330 chars)

   THIS IS A HUD PROPERTY. SOLD AS IS. CASE #441-474775. BUYER PAYS 2% TRANSFER TAX. VERY LARGE HOME, MANY ROOMS BUT IN NEED OF RENOVATION. LARGE WRAP-AROUND PORCH, A LOT OF CHARACTER. A DIAMOND IN THE ROUGH. NEED HUD MASTER KEY FOR ACCESS. NOT ON LOCKBOX. PROPERTY IS VACANT. JUST SHOW AND SIGN IN. BID ON WWW. GOLDENFEATHER. COM. |

9. 2000-10-12
   listed $59,100 330-char remark

   Show marketing remark (330 chars)

   THIS IS A HUD PROPERTY. SOLD AS IS. CASE #441-474775. BUYER PAYS 2% TRANSFER TAX. VERY LARGE HOME, MANY ROOMS BUT IN NEED OF RENOVATION. LARGE WRAP-AROUND PORCH, A LOT OF CHARACTER. A DIAMOND IN THE ROUGH. NEED HUD MASTER KEY FOR ACCESS. NOT ON LOCKBOX. PROPERTY IS VACANT. JUST SHOW AND SIGN IN. BID ON WWW. GOLDENFEATHER. COM. |

10. 1988-03-31
    soldstatus $69,900

ⓘ 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: $3,082 · $257/mo
• Projected year-2 tax: $3,082 · $257/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 9/10 Extreme FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $12,900
• − Mortgage interest: −$8,402
• − Property taxes: −$3,082
• − Insurance: −$1,416
• − Repairs & maintenance: −$1,032
• − Management: −$1,032
• − Depreciation: −$4,363
• Taxable loss: −$6,428
• Est. tax savings @ 24.0%: +$1,543
• After-tax cash flow: $-2,204/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

+114.6% since first listed

10 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-05-09 Price Changed $149,995 BRIGHT MLS
• 2026-04-28 Price Changed $159,995 BRIGHT MLS
• 2026-03-27 Listed $179,995 BRIGHT MLS
• 2026-03-13 Sold (Public Records) $120,000 Public Records
• 2001-08-24 Sold (Public Records) $50,000 Public Records
• 2001-07-31 Sold (MLS) $50,000 BRIGHT MLS
• 2001-06-08 Listing Removed — BRIGHT MLS
• 2000-10-12 Listed $59,100 BRIGHT MLS
• 1988-03-31 Sold (Public Records) $69,900 Public Records

Property tax history

+1.1%/yr

Latest (2025): $3,082 · +3.1% YoY. Source: county tax records.