16445 Whitesville Rd · Delmar, DE 19940

$330,000

4 bd · 2.0 ba · 2,128 sqft · Manufactured public records · 104 Days on market

Built 2004 $155/sqft · 35% below area Est $508k · 35% 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
• Appreciation +10.0/10.0
• Cash flow +3.8/30.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this spacious 4-bedroom, 2-bathroom home in Delmar, DE, offering over 2,100 square feet of comfortable living space on a private 2-acre lot surrounded by trees. This large manufactured home sits on a permanent block foundation and provides both space and versatility inside and out. Step inside to find a thoughtfully designed layout featuring two generously sized living rooms, perfect for entertaining or creating separate relaxation spaces. The large kitchen is the heart of the home, complete with an island, abundant cabinet storage, and newer appliances—including a propane stove—flowing seamlessly into the dining room just off the kitchen. The primary suite is privately situated on one side of the home and offers a spacious retreat with a walk-in closet, dual sink vanity, soaking tub, and walk-in shower. An attached bonus room off the primary bedroom provides endless possibilities—ideal for a home office, nursery, gym, or additional sitting area. Three additional bedrooms are located on the opposite side of the home and share a recently updated full bathroom. Both bathrooms have been recently updated, adding modern touches throughout. The cozy fireplace in the living area has been converted to wood-burning but can easily be switched back to propane if desired. Enjoy outdoor living with a large front deck complete with a ramp for easy access, as well as an above-ground pool—perfect for summer relaxation. The expansive, tree-lined backyard offers privacy and plenty of space for outdoor activities, gardening, or future additions. This property combines space, functionality, and privacy—all in a convenient Delmar location.

Key facts

• Private back yard
• 2acre lot
• Big kitchen

Tags

• 2ACRE LOT
• PRIVATE BACK YARD
• MATURE TREES
• BIG KITCHEN
• TONS OF STORAGE
• ISLAND

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $330k.

Deal economics

• At list price, monthly cash flow is $-960 ($-12k/yr) — negative.
• To cash-flow at today's rent, offer at most $160k (51.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $127k (61.4% below list).
• Recommended offer: $127k (61.4% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#63 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, crime F, amenities F.
• Delmar School District (suburban): math 20% / reading 38% proficiency, ranked #17 of 26 in DE (top 65%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 41 active listings in the ZIP; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $35k of equity ($2k loan paydown + $33k appreciation (10.0% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$57k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($300k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 5y 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,439 (61.4% 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 104 days. Have you received any prior offers? Is the seller open to a 61% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 0.39% ✗
• Cap rate: 2.80%
• Cash-on-cash: -12.47%
• DSCR: 0.45
• GRM: 21.6

CMA / ARV

• ARV (median comp): $508,040
• List price: $330,000
• Delta: -35.04%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.6%
• Equity multiple: 2.28×
• Total profit: $118,420
• Equity at exit: $297,290

10-year hold

• IRR: 15.1%
• Equity multiple: 5.29×
• Total profit: $396,456
• Equity at exit: $641,117

Cash invested: $92,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 70 Landlord-Friendly
• State Delaware: 70 Landlord-Friendly · D+7
• County: — inherits STATE
• City: — inherits STATE

Court of Common Pleas hears L&T; moderate-paced. No state rent control.

Methodology + full state rankings →

ZIP-level market 19940

• Home prices YoY: 6.2%
• Active inventory: 41
• Price-to-rent: 21.6×

Monthly cashflow live

• Estimated rent: $1,274 medium
• Mortgage (P&I): −$1,731
• Tax from tax record: −$99 /mo · $1,183/yr
• Insurance: −$138
• HOA: −$0
• Vacancy / Maint / Mgmt: −$268
• Net cashflow: $-960

Break-even live

Break-even rent $2,489

Max offer price $160,439

Occupancy floor —

Sensitivity live

Price	-10% $-773	-5% $-866	+0% $-960	+5% $-1,053	+10% $-1,147
Rent	-10% $-1,061	-5% $-1,010	+0% $-960	+5% $-910	+10% $-859
Rate	-1.0pp $-794	-0.5pp $-876	base $-960	+0.5pp $-1,045	+1.0pp $-1,132

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: $82,500
• Closing costs: $9,900
• Reserves months: —
• Total cash needed: —

Listing history 31 events

1. 2026-06-21
   days on market $330,000 Active 104 DOM
2. 2026-06-18
   days on market $330,000 Active 101 DOM
3. 2026-06-17
   days on market $330,000 Active 100 DOM
4. 2026-06-16
   days on market $330,000 Active 99 DOM
5. 2026-06-15
   days on market $330,000 Active 98 DOM
6. 2026-06-14
   days on market $330,000 Active 96 DOM
7. 2026-06-13
   days on market $330,000 Active 95 DOM
8. 2026-06-10
   days on market $330,000 Active 93 DOM
9. 2026-06-09
   days on market $330,000 Active 92 DOM
10. 2026-06-08
    days on market $330,000 Active 91 DOM
11. 2026-06-07
    days on market $330,000 Active 90 DOM
12. 2026-06-02
    days on market $330,000 Active 85 DOM
13. 2026-06-01
    days on market $330,000 Active 84 DOM
14. 2026-05-31
    days on market $330,000 Active 83 DOM
15. 2026-05-30
    days on market $330,000 Active 82 DOM
16. 2026-05-04
    soldstatus $325,000
17. 2026-05-01
    soldstatus $325,000 Closed 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this spacious 4-bedroom, 2-bathroom home in Delmar, DE, offering over 2,100 square feet of comfortable living space on a private 2-acre lot surrounded by trees. This large manufactured home sits on a permanent block foundation and provides both space and versatility inside and out. Step inside to find a thoughtfully designed layout featuring two generously sized living rooms, perfect for entertaining or creating separate relaxation spaces. The large kitchen is the heart of the home, complete with an island, abundant cabinet storage, and newer appliances—including a propane stove—flowing seamlessly into the dining room just off the kitchen. The primary suite is privately situated on one side of the home and offers a spacious retreat with a walk-in closet, dual sink vanity, soaking tub, and walk-in shower. An attached bonus room off the primary bedroom provides endless possibilities—ideal for a home office, nursery, gym, or additional sitting area. Three additional bedrooms are located on the opposite side of the home and share a recently updated full bathroom. Both bathrooms have been recently updated, adding modern touches throughout. The cozy fireplace in the living area has been converted to wood-burning but can easily be switched back to propane if desired. Enjoy outdoor living with a large front deck complete with a ramp for easy access, as well as an above-ground pool—perfect for summer relaxation. The expansive, tree-lined backyard offers privacy and plenty of space for outdoor activities, gardening, or future additions. This property combines space, functionality, and privacy—all in a convenient Delmar location.

18. 2026-04-02
    status Pending 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this spacious 4-bedroom, 2-bathroom home in Delmar, DE, offering over 2,100 square feet of comfortable living space on a private 2-acre lot surrounded by trees. This large manufactured home sits on a permanent block foundation and provides both space and versatility inside and out. Step inside to find a thoughtfully designed layout featuring two generously sized living rooms, perfect for entertaining or creating separate relaxation spaces. The large kitchen is the heart of the home, complete with an island, abundant cabinet storage, and newer appliances—including a propane stove—flowing seamlessly into the dining room just off the kitchen. The primary suite is privately situated on one side of the home and offers a spacious retreat with a walk-in closet, dual sink vanity, soaking tub, and walk-in shower. An attached bonus room off the primary bedroom provides endless possibilities—ideal for a home office, nursery, gym, or additional sitting area. Three additional bedrooms are located on the opposite side of the home and share a recently updated full bathroom. Both bathrooms have been recently updated, adding modern touches throughout. The cozy fireplace in the living area has been converted to wood-burning but can easily be switched back to propane if desired. Enjoy outdoor living with a large front deck complete with a ramp for easy access, as well as an above-ground pool—perfect for summer relaxation. The expansive, tree-lined backyard offers privacy and plenty of space for outdoor activities, gardening, or future additions. This property combines space, functionality, and privacy—all in a convenient Delmar location.

19. 2026-03-21
    listed $325,000 Active 1687-char remark

    Show marketing remark (1687 chars)

    Welcome to this spacious 4-bedroom, 2-bathroom home in Delmar, DE, offering over 2,100 square feet of comfortable living space on a private 2-acre lot surrounded by trees. This large manufactured home sits on a permanent block foundation and provides both space and versatility inside and out. Step inside to find a thoughtfully designed layout featuring two generously sized living rooms, perfect for entertaining or creating separate relaxation spaces. The large kitchen is the heart of the home, complete with an island, abundant cabinet storage, and newer appliances—including a propane stove—flowing seamlessly into the dining room just off the kitchen. The primary suite is privately situated on one side of the home and offers a spacious retreat with a walk-in closet, dual sink vanity, soaking tub, and walk-in shower. An attached bonus room off the primary bedroom provides endless possibilities—ideal for a home office, nursery, gym, or additional sitting area. Three additional bedrooms are located on the opposite side of the home and share a recently updated full bathroom. Both bathrooms have been recently updated, adding modern touches throughout. The cozy fireplace in the living area has been converted to wood-burning but can easily be switched back to propane if desired. Enjoy outdoor living with a large front deck complete with a ramp for easy access, as well as an above-ground pool—perfect for summer relaxation. The expansive, tree-lined backyard offers privacy and plenty of space for outdoor activities, gardening, or future additions. This property combines space, functionality, and privacy—all in a convenient Delmar location.

20. 2026-03-05
    listed $330,000 Active 716-char remark

    Show marketing remark (716 chars)

    Very large 2acre lot with a private back yard surrounded by mature trees. Very large manufactured home on a block foundation with 2128 sqft. Big kitchen with tons of storage and an island! Newer appliances including a nice propane stove. Spacious master bedroom with a large master bath, walk in closet and attached bonus room! Great for an Office, nursery, gym, possibilities are endless. Both Bathrooms recently updated. Master bedroom is on the opposite side of the house from the other three rooms. 2 great sized living rooms. The Propane fireplace was recently converted to wood burning but coil very easily be switched back. Just 30 mins from ocean city, Md this home will not last long! For sale by owner!

21. 2024-02-23
    soldstatus $257,500
22. 2024-02-22
    soldstatus $257,500 Closed
23. 2024-01-21
    historical Active Under Contract
24. 2024-01-16
    listed $250,000 Active
25. 2024-01-10
    historical $250,000
26. 2022-02-23
    soldstatus $220,000
27. 2022-02-18
    soldstatus $220,000 Closed
28. 2022-02-08
    status Pending
29. 2021-12-28
    historical Active Under Contract
30. 2021-12-17
    listed $230,000 Active
31. 2004-06-02
    soldstatus $35,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast DE · Partial reset (capped growth)

• Current annual tax: $1,183 · $99/mo
• Projected year-2 tax: $1,548 · $129/mo
• Expected delta: +$366/yr (+$30/mo · 30.9%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,293
• − Mortgage interest: −$18,485
• − Property taxes: −$1,183
• − Insurance: −$1,650
• − Repairs & maintenance: −$1,223
• − Management: −$1,223
• − Depreciation: −$9,600
• Taxable loss: −$18,072
• Est. tax savings @ 24.0%: +$4,337
• After-tax cash flow: $-7,181/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: Delmar School District
• NCES district ID: 1000270
• Math proficiency: 20% ▼ -21.00%
• Reading proficiency: 38% ▼ -13.00%
• Median HH income: $46,620
• Composite: 24.98/100
• National rank: #7561
• State rank: #17 of 26 in DE

Livability — Delmar

• Score: 62/100
• State rank: #63
• US rank: #16926

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,108

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (66%)
• Race & ethnicity: White 66% Black 16% Two or more races 13% Hispanic / Latino 10% Asian 2%
• Hispanic origin (detail): Mexican 3% Cuban 2%
• Common ancestry: Italian 2% Slovak 2% Hispanic 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 8% Other Indo-European 1% French/Haitian/Cajun 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 16.92%
• Current HPI: 288.6213
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+828.6% since first listed

16 events — show timeline

• 2026-05-04 Sold (Public Records) $325,000 Public Records
• 2026-05-01 Sold (MLS) $325,000 BRIGHT MLS
• 2026-04-02 Pending — BRIGHT MLS
• 2026-03-21 Listed $325,000 BRIGHT MLS
• 2026-03-05 Listed $330,000 Fizber.com
• 2024-02-23 Sold (Public Records) $257,500 Public Records
• 2024-02-22 Sold (MLS) $257,500 BRIGHT MLS
• 2024-01-21 Contingent — BRIGHT MLS
• 2024-01-16 Listed $250,000 BRIGHT MLS
• 2024-01-10 Coming Soon $250,000 BRIGHT MLS
• 2022-02-23 Sold (Public Records) $220,000 Public Records
• 2022-02-18 Sold (MLS) $220,000 BRIGHT MLS
• 2022-02-08 Pending — BRIGHT MLS
• 2021-12-28 Contingent — BRIGHT MLS
• 2021-12-17 Listed $230,000 BRIGHT MLS
• 2004-06-02 Sold (Public Records) $35,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $1,183 · +29.5% YoY. Source: county tax records.