131 New St · Millersville, PA 17551

$289,900

3 bd · 1.5 ba · 1,536 sqft · SingleFamily public records · 16 Days on market

Built 1960 0.50 ac lot $189/sqft · 17% below area Est $348k · 17% 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 +8.5/30.0
• Schools +5.1/10.0
• Livability +4.2/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

BRICK LIVING ROOM FIREPLACE: HARDWOOD FLOORS; 4/5 BEDROOMS; BIGGER THAN IT LOOKS!; HALF ACRE LOT; BEING SOLD AS IS; NO SELLER DISCLOSURE INFO AVAILABLE.

Key facts

• Large backyard
• Updated kitchen
• Solar panels

Tags

• SOLAR PANELS
• UPDATED KITCHEN
• HARDWOOD FLOORS
• LARGE BACKYARD

Property features AI

Finance

• Other: Ownership is fee simple

Exterior

• Parking: Total of 8 parking spaces; Detached 1-car garage with inside access, side entry, garage door opener and additional storage area; Driveway with 2 spaces; 5 off-street parking spaces; Parking options include driveway, off-street and parking garage
• Utilities: Public water; Public sewer; Electric service (average about $10/month; $120 past 12 months); Municipal trash not provided
• Home design: Detached property; Shingle roof; Estimated year built; Building winterized
• Construction: Brick and vinyl siding exterior; Block foundation
• Exterior features: Property in good condition; Annual ground rent payment; Solar panel system owned and fully paid off (transferable); Home energy management features; Pets allowed with no restrictions; Not in a federal flood zone

Interior

• Kitchen: No kitchen appliance details beyond washer/dryer provided
• Bedrooms: Three bedrooms on the main level; Two bedrooms on the upper level
• Flooring: Hardwood floors
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: 90% forced air heating; Oil-fired heating; Electric hot water
• Interior features: One fireplace; Partially finished basement with interior access, outside entrance, and connecting stairway; Not furnished
• Laundry & utility: Washer and dryer; Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $245k (15.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $226k (21.9% below list).
• Recommended offer: $226k (21.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.0% in Millersville — 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 84/100 on livability (#101 in PA, #728 nationally) — a professional / high-income tenant draw. Strengths: crime A+, cost of living A+, housing A+; Watch: amenities D-, commute F.
• Penn Manor SD (suburban): math 52% / reading 65% proficiency, ranked #80 of 539 in PA (top 15%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Eshleman El Sch (math 57% / reading 72%, grade B, #249 of 1,518 statewide, top 19%, 341 students, 45% FRL); Manor Middle School (math 39% / reading 58%, grade C-, #146 of 512 statewide, top 30%, 492 students, 54% FRL); Penn Manor Hs (math 82% / reading 30%, grade C, #90 of 437 statewide, top 21%, 1,783 students, 43% FRL) — zoned schools average 47% FRL vs 27% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 50 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); 1,093 units permitted in Lancaster County in 2024 (201 in 5+ unit buildings).
• This rent runs 40% of the median local income ($69k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Lancaster County population projected at +5% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $40k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $135k; list at $290k implies a 115% gain — meaningful room to come down on a strong offer.

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 $226,346 (21.9% 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. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.78% ✗
• Cap rate: 5.25%
• Cash-on-cash: -3.74%
• DSCR: 0.83
• GRM: 10.7

CMA / ARV

• ARV (median comp): $348,318
• List price: $289,900
• Delta: -16.77%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
410 Spring Dr	0.27mi	3/1.5	1,542 (+0%)	10mo	$415,000	$269	79
35 W Charlotte St	0.40mi	3/1.5	1,536 (0%)	8mo	$275,000	$179	75
317 Maple Ave	0.13mi	2/1.0 (-1)	1,548 (+1%)	19mo	$275,000	$178	70
19 Circle Rd	0.19mi	3/2.0	1,620 (+6%)	22mo	$332,000	$205	62
180 W Charlotte St	0.74mi	3/1.5	1,571 (+2%)	11mo	$360,000	$229	52
39 N Prince St	0.64mi	2/1.5 (-1)	1,648 (+7%)	3mo	$225,000	$137	51
164 Victoria Rd	0.72mi	3/2.5	1,500 (-2%)	11mo	$372,000	$248	50
48 Fresh Meadow Dr	0.69mi	3/1.5	1,548 (+1%)	22mo	$340,000	$220	49
39 W Cottage Ave	0.42mi	3/2.0	1,340 (-13%)	11mo	$295,000	$220	48
202 Manor Ave	0.45mi	3/2.5	1,677 (+9%)	15mo	$350,000	$209	47
30 Wabank Rd	0.55mi	3/1.5	1,352 (-12%)	15mo	$348,000	$257	42
41 Fresh Meadow Dr	0.75mi	3/2.0	1,695 (+10%)	20mo	$325,000	$192	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: -22.6%
• Equity multiple: 0.22×
• Total profit: $-63,021
• Equity at exit: $43,225

10-year hold

• IRR: -16.7%
• Equity multiple: 0.07×
• Total profit: $-75,380
• Equity at exit: $25,065

Cash invested: $81,172 (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 17551

• Home prices YoY: -24.9%
• Active inventory: 50
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $2,263 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$400 /mo · $4,799/yr
• Insurance: −$121
• HOA: −$0
• Vacancy / Maint / Mgmt: −$475
• Net cashflow: $-253

Break-even live

Break-even rent $2,583

Max offer price $245,238

Occupancy floor —

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
345 Barbara St Millersville, PA	4.0	2.0	2000	$3,200	$1.60	13d	1	0.32mi
127 N Prince St Unit 129 Millersville, PA	2.0	1.0	1776	$1,550	$0.87	43d	1	0.61mi
43 Baron Dr Lancaster, PA	3.0	2.0	1351	$2,125	$1.57	13d	7	0.74mi
100 Country View Ln Millersville, PA	1.0–2.0	1.0–2.0	970	$1,838	$1.89	13d	6	1.03mi
1116 Williamsburg Rd Lancaster, PA	3.0	1.5	1400	$1,950	$1.39	13d	1	1.27mi

Listing history 5 events

1. 2026-05-08
   listed $329,900 Active 862-char remark
2. 2004-04-29
   soldstatus $135,000
3. 2004-04-23
   soldstatus $135,000 152-char remark

   Show marketing remark (152 chars)

   BRICK LIVING ROOM FIREPLACE: HARDWOOD FLOORS; 4/5 BEDROOMS; BIGGER THAN IT LOOKS!; HALF ACRE LOT; BEING SOLD AS IS; NO SELLER DISCLOSURE INFO AVAILABLE.

4. 2004-03-03
   historical 152-char remark

   Show marketing remark (152 chars)

   BRICK LIVING ROOM FIREPLACE: HARDWOOD FLOORS; 4/5 BEDROOMS; BIGGER THAN IT LOOKS!; HALF ACRE LOT; BEING SOLD AS IS; NO SELLER DISCLOSURE INFO AVAILABLE.

5. 2004-01-22
   listed $135,000 152-char remark

   Show marketing remark (152 chars)

   BRICK LIVING ROOM FIREPLACE: HARDWOOD FLOORS; 4/5 BEDROOMS; BIGGER THAN IT LOOKS!; HALF ACRE LOT; BEING SOLD AS IS; NO SELLER DISCLOSURE INFO AVAILABLE.

ⓘ 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: $4,799 · $400/mo
• Projected year-2 tax: $4,799 · $400/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 6/10 Major 7 d/yr ≥102°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 2 unhealthy d/yr today · 6 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,162
• − Mortgage interest: −$16,239
• − Property taxes: −$4,799
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,173
• − Management: −$2,173
• − Depreciation: −$8,433
• Taxable loss: −$8,105
• Est. tax savings @ 24.0%: +$1,945
• After-tax cash flow: $-1,089/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: Penn Manor SD
• NCES district ID: 4218630
• Math proficiency: 52% ▼ -7.00%
• Reading proficiency: 65% ▼ -7.00%
• Median HH income: $59,275
• Composite: 50.67/100
• National rank: #1826
• State rank: #80 of 539 in PA

Livability — Millersville

• Score: 84/100
• State rank: #101
• US rank: #728

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Millersville, PA
• County: Lancaster County · 390,309 people
• City population: 11,753
• Metro: Lancaster, PA
• Population (ZIP): 11,753
• Household income: $68,661
• Rent vs Own: 42.2% rent · 57.8% own
• Severe rent burden: 454.0

Population outlook (Lancaster County) Hauer SSP2

• Today (2025): 561,011 people
• By 2030: 570,969 · +1.8%
• By 2040: 585,929 · +4.4%
• By 2050: 591,056 · +5.4%
• By 2075: 594,747 · +6.0%
• By 2100: 558,850 · -0.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (76%)
• Race & ethnicity: White 76% Hispanic / Latino 9% Asian 7% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 6%
• Common ancestry: Romanian 4% Italian 3% Portuguese 2%
• Foreign-born: 8% · South Korea, Canada, India
• Languages at home: 87% English-only · Spanish 6% Other Indo-European 5% Chinese 1%

Political lean MEDSL · Lancaster

• 2024 margin: R (+15.9) · D 41.5% · R 57.5%
• 2008→2024 swing: -4.1pp toward R · 2008: -11.8pp · 2024: -15.9pp
• All cycles: 2024: R+15.9 2020: R+15.8 2016: R+19.7 2012: R+19.2 2008: R+11.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -85.18%
• Current HPI: 257.5554
• Rent YoY: —
• Metro: Lancaster, 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

+114.7% since first listed

7 events — show timeline

• 2026-05-24 Pending — BRIGHT MLS
• 2026-05-20 Price Changed $289,900 BRIGHT MLS
• 2026-05-08 Listed $329,900 BRIGHT MLS
• 2004-04-29 Sold (Public Records) $135,000 Public Records
• 2004-04-23 Sold (MLS) $135,000 BRIGHT MLS
• 2004-03-03 Listing Removed — BRIGHT MLS
• 2004-01-22 Listed $135,000 BRIGHT MLS

Property tax history

+3.4%/yr

Latest (2026): $4,799 · +6.0% YoY. Source: county tax records.