8 Clam Rd #13891 · Millsboro, DE 19966

$65,000

3 bd · 1.0 ba · 968 sqft · SingleFamily · 374 Days on market

Built 1995 Good condition 6,534 sqft lot $67/sqft · 28% below area Est $90k · 28% under $1/mo HOA ↓ 15% since listing

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Condition / age +3.8/5.0
• Livability +3.3/5.0
• Schools +3.1/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 8 Clam Road, a delightful 3-bedroom, 1-bath seasonal cottage nestled in the heart of Paradise Cove, one of the Indian River Bay’s best-kept secrets. This cozy waterfront community offers a relaxed, close-knit atmosphere and unbeatable access to the water — just steps from your front door. Set along the shores of Indian River Bay, Paradise Cove offers a laid-back coastal lifestyle with unique amenities like a private marina with boat slips for rent, on-site fuel, and access to Bayside Bait & Tackle — a local gem known for the best hoagies and breakfast sandwiches around, as well as its live music, 50/50 raffles, and fun community events all season long. Just around the corner is the iconic Paradise Grill, offering waterfront dining, live entertainment, and summer fun just minutes away. Whether you’re fishing, boating, or soaking in the sunset, life in Paradise Cove delivers that classic Delaware shore experience. The home itself is well-equipped for comfortable seasonal living, featuring three cozy bedrooms, one full bath, a newer roof, three spacious sheds for maximum storage, and even your own private fish cleaning station—perfect for anglers. Enjoy evenings on your porch, meet neighbors who feel like family, and create lifelong summer memories in Long Neck's most charming seasonal community. Affordable, coastal, and full of character — 8 Clam Road is your ticket to the bay life. This one won’t last long — schedule your showing today!

Key facts

• Boat slips for rent
• Private marina
• Waterfront dining

Tags

• PRIVATE MARINA
• BOAT SLIPS FOR RENT
• ON-SITE FUEL
• ICONIC PARADISE GRILL
• WATERFRONT DINING
• PRIVATE FISH CLEANING STATION

🏷️ Possibly a rental listed for sale. The $65,000 price doesn't fit this home's estimated sale value (~$90,304) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $746 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 28.6% vs local median 3.4% in Millsboro — 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 66/100 on livability (#44 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A+, housing A, cost of living B+; Watch: crime D-, amenities D-, commute F.
• Indian River School District (rural): math 25% / reading 41% proficiency, ranked #14 of 26 in DE (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Neck Elementary School (math 22% / reading 35%, grade F, #57 of 105 statewide, top 55%, 693 students, 0% FRL); Millsboro Middle School (math 24% / reading 42%, grade F, #14 of 36 statewide, top 37%, 771 students, 0% FRL); Sussex Central High School (math 23% / reading 42%, grade F, #24 of 40 statewide, top 59%, 2,039 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 1186 active listings in the ZIP; solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).
• This rent runs 32% of the median local income ($78k/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 $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 374 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 374 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Crime grade is D 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. 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.
8. 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.
9. 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: 3.23% ✓
• Cap rate: 28.56%
• Cash-on-cash: 79.52%
• DSCR: 4.54
• GRM: 2.6

CMA / ARV

• ARV (median comp): $90,304
• List price: $65,000
• Delta: -28.02%
• 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
36331 Rabbit Run	0.28mi	3/1.5	980 (+1%)	4mo	$43,000	$44	79
26376 Pine Cone Dr #107	0.26mi	3/2.0	1,036 (+7%)	12mo	$81,500	$79	62
35547 Main St	0.60mi	2/1.0 (-1)	950 (-2%)	3mo	$72,000	$76	62
35487 Joann Dr	0.55mi	3/1.0	900 (-7%)	6mo	$54,000	$60	58
35713 S Canal St	0.52mi	3/2.0	1,000 (+3%)	16mo	$115,000	$115	53
25973 S Cedar St #38788	0.53mi	2/2.0 (-1)	980 (+1%)	14mo	$68,900	$70	52
25879 Plum St #40082	0.66mi	3/2.0	980 (+1%)	14mo	$40,000	$41	52
35499 Knoll Way #50104	0.55mi	2/2.0 (-1)	924 (-4%)	16mo	$90,000	$97	44
35464 Knoll Way	0.60mi	3/2.0	1,056 (+9%)	11mo	$89,900	$85	44
35469 Joann Dr	0.58mi	2/1.0 (-1)	840 (-13%)	5mo	$30,500	$36	42
35454 Knoll Way	0.62mi	3/2.0	1,056 (+9%)	14mo	$103,000	$98	40
35296 5th St #46027	0.72mi	4/2.0 (+1)	1,066 (+10%)	7mo	$115,000	$108	35

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: 47.0%
• Equity multiple: 3.05×
• Total profit: $37,268
• Equity at exit: $9,692

10-year hold

• IRR: 52.8%
• Equity multiple: 6.21×
• Total profit: $94,879
• Equity at exit: $5,620

Cash invested: $18,200 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 18 active · 11 under contract
• Months of supply: 9.0 mo (11%/mo absorbed)
• Median asking: $124,950 ($127/sqft)
• Median days on market: 77 d
• This list price: 17% of active listings are priced below it
• ARV vs active asking: -26.8% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19966

• Home prices YoY: -6.4%
• Active inventory: 1186
• Price-to-rent: 2.6×

Monthly cashflow live

• Estimated rent: $2,096 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$1
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $746

Break-even live

Break-even rent $1,153

Max offer price $65,000

Occupancy floor 59%

Sensitivity live

Price	-10% $790	-5% $768	+0% $746	+5% $723	+10% $701
Rent	-10% $580	-5% $663	+0% $746	+5% $828	+10% $911
Rate	-1.0pp $778	-0.5pp $762	base $746	+0.5pp $729	+1.0pp $712

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: $16,250
• Closing costs: $1,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

HOA detail $1/mo · $12/yr

• Likely covers: water

Listing history 29 events

1. 2026-09-24
   days on market $65,000 Active 374 DOM
2. 2026-09-22
   days on market $65,000 Active 373 DOM
3. 2026-09-21
   days on market $65,000 Active 372 DOM
4. 2026-09-19
   days on market $65,000 Active 370 DOM
5. 2026-09-18
   days on market $65,000 Active 369 DOM
6. 2026-09-17
   days on market $65,000 Active 368 DOM
7. 2026-09-16
   days on market $65,000 Active 367 DOM
8. 2026-09-15
   days on market $65,000 Active 366 DOM
9. 2026-09-14
   days on market $65,000 Active 365 DOM
10. 2026-09-13
    days on market $65,000 Active 364 DOM
11. 2026-09-12
    days on market $65,000 Active 363 DOM
12. 2026-09-05
    days on market $65,000 Active 356 DOM
13. 2026-09-04
    days on market $65,000 Active 355 DOM
14. 2026-09-03
    days on market $65,000 Active 354 DOM
15. 2026-08-31
    days on market $65,000 Active 351 DOM
16. 2026-08-30
    days on market $65,000 Active 350 DOM
17. 2026-08-29
    days on market $65,000 Active 349 DOM
18. 2026-08-28
    days on market $65,000 Active 348 DOM
19. 2026-08-27
    days on market $65,000 Active 347 DOM
20. 2026-08-26
    days on market $65,000 Active 346 DOM
21. 2026-08-25
    days on market $65,000 Active 345 DOM
22. 2026-08-24
    days on market $65,000 Active 344 DOM
23. 2026-08-23
    days on market $65,000 Active 343 DOM
24. 2026-08-22
    days on market $65,000 Active 342 DOM
25. 2026-08-21
    pricestatus $65,000 Active 341 DOM
26. 2026-05-18
    historical Active Under Contract 1524-char remark

    Show marketing remark (1524 chars)

    Welcome to 8 Clam Road, a delightful 3-bedroom, 1-bath seasonal cottage nestled in the heart of Paradise Cove, one of the Indian River Bay’s best-kept secrets. This cozy waterfront community offers a relaxed, close-knit atmosphere and unbeatable access to the water — just steps from your front door. Set along the shores of Indian River Bay, Paradise Cove offers a laid-back coastal lifestyle with unique amenities like a private marina with boat slips for rent, on-site fuel, and access to Bayside Bait & Tackle — a local gem known for the best hoagies and breakfast sandwiches around, as well as its live music, 50/50 raffles, and fun community events all season long. Just around the corner is the iconic Paradise Grill, offering waterfront dining, live entertainment, and summer fun just minutes away. Whether you’re fishing, boating, or soaking in the sunset, life in Paradise Cove delivers that classic Delaware shore experience. The home itself is well-equipped for comfortable seasonal living, featuring three cozy bedrooms, one full bath, a newer roof, three spacious sheds for maximum storage, and even your own private fish cleaning station—perfect for anglers. Enjoy evenings on your porch, meet neighbors who feel like family, and create lifelong summer memories in Long Neck's most charming seasonal community. Affordable, coastal, and full of character — 8 Clam Road is your ticket to the bay life. This one won’t last long — schedule your showing today!

27. 2026-03-05
    price $72,000 1524-char remark

    Show marketing remark (1524 chars)

    Welcome to 8 Clam Road, a delightful 3-bedroom, 1-bath seasonal cottage nestled in the heart of Paradise Cove, one of the Indian River Bay’s best-kept secrets. This cozy waterfront community offers a relaxed, close-knit atmosphere and unbeatable access to the water — just steps from your front door. Set along the shores of Indian River Bay, Paradise Cove offers a laid-back coastal lifestyle with unique amenities like a private marina with boat slips for rent, on-site fuel, and access to Bayside Bait & Tackle — a local gem known for the best hoagies and breakfast sandwiches around, as well as its live music, 50/50 raffles, and fun community events all season long. Just around the corner is the iconic Paradise Grill, offering waterfront dining, live entertainment, and summer fun just minutes away. Whether you’re fishing, boating, or soaking in the sunset, life in Paradise Cove delivers that classic Delaware shore experience. The home itself is well-equipped for comfortable seasonal living, featuring three cozy bedrooms, one full bath, a newer roof, three spacious sheds for maximum storage, and even your own private fish cleaning station—perfect for anglers. Enjoy evenings on your porch, meet neighbors who feel like family, and create lifelong summer memories in Long Neck's most charming seasonal community. Affordable, coastal, and full of character — 8 Clam Road is your ticket to the bay life. This one won’t last long — schedule your showing today!

28. 2025-07-28
    price $79,500 1524-char remark

    Show marketing remark (1524 chars)

    Welcome to 8 Clam Road, a delightful 3-bedroom, 1-bath seasonal cottage nestled in the heart of Paradise Cove, one of the Indian River Bay’s best-kept secrets. This cozy waterfront community offers a relaxed, close-knit atmosphere and unbeatable access to the water — just steps from your front door. Set along the shores of Indian River Bay, Paradise Cove offers a laid-back coastal lifestyle with unique amenities like a private marina with boat slips for rent, on-site fuel, and access to Bayside Bait & Tackle — a local gem known for the best hoagies and breakfast sandwiches around, as well as its live music, 50/50 raffles, and fun community events all season long. Just around the corner is the iconic Paradise Grill, offering waterfront dining, live entertainment, and summer fun just minutes away. Whether you’re fishing, boating, or soaking in the sunset, life in Paradise Cove delivers that classic Delaware shore experience. The home itself is well-equipped for comfortable seasonal living, featuring three cozy bedrooms, one full bath, a newer roof, three spacious sheds for maximum storage, and even your own private fish cleaning station—perfect for anglers. Enjoy evenings on your porch, meet neighbors who feel like family, and create lifelong summer memories in Long Neck's most charming seasonal community. Affordable, coastal, and full of character — 8 Clam Road is your ticket to the bay life. This one won’t last long — schedule your showing today!

29. 2025-06-11
    listed $85,000 Active 1524-char remark

    Show marketing remark (1524 chars)

    Welcome to 8 Clam Road, a delightful 3-bedroom, 1-bath seasonal cottage nestled in the heart of Paradise Cove, one of the Indian River Bay’s best-kept secrets. This cozy waterfront community offers a relaxed, close-knit atmosphere and unbeatable access to the water — just steps from your front door. Set along the shores of Indian River Bay, Paradise Cove offers a laid-back coastal lifestyle with unique amenities like a private marina with boat slips for rent, on-site fuel, and access to Bayside Bait & Tackle — a local gem known for the best hoagies and breakfast sandwiches around, as well as its live music, 50/50 raffles, and fun community events all season long. Just around the corner is the iconic Paradise Grill, offering waterfront dining, live entertainment, and summer fun just minutes away. Whether you’re fishing, boating, or soaking in the sunset, life in Paradise Cove delivers that classic Delaware shore experience. The home itself is well-equipped for comfortable seasonal living, featuring three cozy bedrooms, one full bath, a newer roof, three spacious sheds for maximum storage, and even your own private fish cleaning station—perfect for anglers. Enjoy evenings on your porch, meet neighbors who feel like family, and create lifelong summer memories in Long Neck's most charming seasonal community. Affordable, coastal, and full of character — 8 Clam Road is your ticket to the bay life. This one won’t last long — schedule your showing today!

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

Climate risk First Street

• 🌊 Flood 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 18 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,157
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$5,850
• − Repairs & maintenance: −$2,013
• − Management: −$2,013
• − HOA: −$12
• − Depreciation: −$1,891
• Taxable income: $8,763
• Est. tax owed @ 24.0%: −$2,103
• After-tax cash flow: $6,844/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.

Condition & rehab AI · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $4,840–$14,520 screening

This 3-bedroom, 1-bath home in Paradise Cove, Delaware, is in good condition with cosmetic updates needed. It offers a great location and potential for significant value increases with new appliances, fixtures, and flooring.

Repairs flagged

• Major Kitchen appliances — Old and worn, likely not functioning well.
• Major Bathtub and fixtures — Worn and likely in need of replacement.
• Major Flooring — Worn and in need of replacement or refinishing.
• Minor Landscaping — Some plants need trimming and reseeding.

Value-add opportunities

• Resale New kitchen appliances — Modern appliances will attract buyers. ↑
• Resale Bathtub and fixtures replacement — Fresh fixtures will appeal to buyers. ↑
• Resale Flooring replacement — New flooring will enhance the home's appeal. ↑
• Rental Landscaping improvements — Well-maintained landscaping will attract renters. ↑
• Both HVAC system maintenance — A clean and efficient HVAC system will improve comfort and energy efficiency. ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 31/100

Zoned Schools

Elementary Long Neck Elementary School F DE #57/105 Nat'l #28,012/41,679 Middle Millsboro Middle School F DE #14/36 Nat'l #8,059/14,009 High Sussex Central High School F DE #24/40 Nat'l #10,333/17,239

Schools (NCES district)

• District: Indian River School District
• NCES district ID: 1000680
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $53,838
• Composite: 28.99/100
• National rank: #6620
• State rank: #14 of 26 in DE

C Composite livability gradescore 66/100

Livability — Millsboro

• Score: 66/100
• State rank: #44
• US rank: #12135

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sussex County · 248,853 people
• City population: 35,884
• Metro: Salisbury, MD-DE
• Population (ZIP): 35,884
• Household income: $78,305
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 5% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 8% Two or more races 7% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 1%

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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: ▼ -18.26%
• Current HPI: 268.5609
• Rent YoY: —
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

-15.3% since first listed

4 events — show timeline

• 2026-05-18 Contingent — BRIGHT MLS
• 2026-03-05 Price Changed $72,000 BRIGHT MLS
• 2025-07-28 Price Changed $79,500 BRIGHT MLS
• 2025-06-11 Listed $85,000 BRIGHT MLS