86 Headstart Ln · Camden, DE 19901

$167,800

3 bd · 1.0 ba · 672 sqft · Manufactured · 20 Days on market

Built 1990 0.29 ac lot

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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 +25.1/30.0
• DSCR +8.2/10.0
• ARV discount +7.5/15.0
• 1% rule +5.8/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Great opportunity to own an updated mobile home on a brick foundation on over a quarter acre with NO LOT RENT!!! This is a rare opportunity to be very close to Dover in an affordable home. A must see. Cash Only Offers.

Key facts

• Brick foundation
• Updated mobile home
• Over a quarter acre

Tags

• UPDATED MOBILE HOME
• BRICK FOUNDATION
• OVER A QUARTER ACRE
• CLOSE TO DOVER

Property features AI

Finance

• Financial info: $81,300 tax assessed value (2025); Annual tax amount $322 (2025)

Exterior

• Parking: Driveway parking with three spaces (total 3 garage/parking spaces)
• Utilities: Public water; Public sewer; Electric hot water; Circuit breaker electrical service; Cable TV available
• Home design: Manufactured home (single wide); Estimated major remodel in 2025; Single-story design; Built with metal siding
• Construction: Manufactured construction; Metal siding; Estimated year built; Manufactured by Buddy; Mobile dimensions approximately 12 ft by 56 ft
• Exterior features: Not in a federal flood zone; No tidal water on the property; Property condition listed as excellent; Fee simple ownership

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom (main level)
• Heating & cooling: Forced air heating (electric); Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath manufactured listed at $168k.

Deal economics

• At list price, monthly cash flow is $369 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $168k).
• Recommended offer: $165k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 3.5% in Camden — 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 64/100 on livability (#47 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A-; Watch: crime F, amenities F, commute F.
• Caesar Rodney School District (suburban): math 26% / reading 49% proficiency, ranked #9 of 26 in DE (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 184 active listings in the ZIP; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 33% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $67k; list at $168k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $165,283 (1.5% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.08% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.42%
• DSCR: 1.42
• GRM: 7.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -3.1%
• Equity multiple: 0.88×
• Total profit: $-5,478
• Equity at exit: $25,020

10-year hold

• IRR: 5.5%
• Equity multiple: 1.39×
• Total profit: $18,297
• Equity at exit: $14,508

Cash invested: $46,984 (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 19901

• Rents YoY: 2.0%
• Active inventory: 184
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $1,819 medium
• Mortgage (P&I): −$880
• Tax from tax record: −$118 /mo · $1,421/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$382
• Net cashflow: $369

Break-even live

Break-even rent $1,352

Max offer price $167,800

Occupancy floor 75%

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: $41,950
• Closing costs: $5,034
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $167,800 Active 20 DOM
2. 2026-06-18
   days on market $167,800 Active 19 DOM
3. 2026-06-17
   days on market $167,800 Active 18 DOM
4. 2026-06-16
   days on market $167,800 Active 17 DOM
5. 2026-06-15
   days on market $167,800 Active 16 DOM
6. 2026-06-14
   days on market $167,800 Active 14 DOM
7. 2026-06-13
   days on market $167,800 Active 13 DOM
8. 2026-06-10
   days on market $167,800 Active 11 DOM
9. 2026-06-09
   days on market $167,800 Active 10 DOM
10. 2026-06-09
    remarks 218-char remark
11. 2026-06-08
    days on market $167,800 Active 9 DOM
12. 2026-06-07
    days on market $167,800 Active 8 DOM
13. 2026-06-02
    days on market $167,800 Active 3 DOM
14. 2026-06-01
    days on market $167,800 Active 2 DOM
15. 2026-05-30
    remarks 200-char remark
16. 2026-05-30
    listed $167,800 Active 1 DOM

ⓘ 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: $1,421 · $118/mo
• Projected year-2 tax: $1,421 · $118/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 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,832
• − Mortgage interest: −$9,399
• − Property taxes: −$1,421
• − Insurance: −$839
• − Repairs & maintenance: −$1,747
• − Management: −$1,747
• − Depreciation: −$4,881
• Taxable income: $1,798
• Est. tax owed @ 24.0%: −$432
• After-tax cash flow: $3,996/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: Caesar Rodney School District
• NCES district ID: 1000180
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $61,187
• Composite: 33.4/100
• National rank: #5475
• State rank: #9 of 26 in DE

Livability — Camden

• Score: 64/100
• State rank: #47
• US rank: #13717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 82,184 people
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

+149.7% since first listed

2 events — show timeline

• 2026-05-30 Listed $167,800 BRIGHT MLS
• 2024-04-05 Sold (Public Records) $67,200 Public Records

Property tax history

+19.7%/yr

Latest (2025): $1,421 · +101.6% YoY. Source: county tax records.