1325 Willow Grove Rd · Goldsboro, MD 19943

$75,000

2 bd · 2.0 ba · 924 sqft · Manufactured public records · 1 Days on market

Built 1979 1.20 ac lot ↓ 35% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Affordable opportunity in Felton! This 2-bedroom, 2-bath single wide mobile home sits on a spacious 1.2-acre lot, offering plenty of room for outdoor activities, expansion, or storage. Located outside of town limits, enjoy the benefits of no town taxes along with private well and on-site septic. The home features a simple layout with great potential for updates or customization. Whether you're looking for an investment property, rental opportunity, or a place to make your own, this property offers value and space in a quiet setting with easy access to major routes. Property is being sold as-is.

Key facts

• Easy access
• Private well
• Quiet setting

Tags

• SPACIOUS LOT
• PRIVATE WELL
• ON-SITE SEPTIC
• QUIET SETTING
• EASY ACCESS

Property features AI

Finance

• Other: Property assessed values and taxes recorded (assessor data)

Exterior

• Parking: Driveway
• Utilities: Well water; On-site septic; Electric heating fuel and hot water
• Home design: Manufactured single-wide home; Above-grade finished area of 952 (source: Assessor); No tidal water; Owned fee simple
• Construction: Aluminum siding construction; Other structures noted above grade and below grade; Year built source: Assessor
• Exterior features: Aluminum siding; Lot dimensions listed as 1.00 x 0.00

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Electric hot water
• Interior features: Two or more access exits; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $75k.

Deal economics

• At list price, monthly cash flow is $780 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $75k).

Location & tenants

• Location reads 54/100 on livability (#422 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: employment C-, schools F, crime 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: 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $519 of loan paydown is wiped out by about $2k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $21k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 11y 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: major wind risk, 56% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $75,000

Questions for the listing agent

1. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 2.10% ✓
• Cap rate: 18.77%
• Cash-on-cash: 44.55%
• DSCR: 2.98
• GRM: 4.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 41.6%
• Equity multiple: 2.79×
• Total profit: $37,489
• Equity at exit: $11,183

10-year hold

• IRR: 47.7%
• Equity multiple: 5.60×
• Total profit: $96,540
• Equity at exit: $6,485

Cash invested: $21,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 19943

• Home prices YoY: -14.3%
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,574 medium
• Mortgage (P&I): −$393
• Tax from tax record: −$39 /mo · $467/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$330
• Net cashflow: $780

Break-even live

Break-even rent $587

Max offer price $75,000

Occupancy floor 45%

Sensitivity live

Price	-10% $822	-5% $801	+0% $780	+5% $758	+10% $737
Rent	-10% $655	-5% $717	+0% $780	+5% $842	+10% $904
Rate	-1.0pp $817	-0.5pp $799	base $780	+0.5pp $760	+1.0pp $740

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-05-12
   status Pending
2. 2026-05-09
   historical
3. 2026-05-08
   listed $75,000 Active
4. 2016-06-24
   historical
5. 2015-12-30
   listed $65,000
6. 1996-12-23
   soldstatus $137,500
7. 1995-10-01
   soldstatus $115,000

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $467 · $39/mo
• Projected year-2 tax: $642 · $54/mo
• Expected delta: +$175/yr (+$15/mo · 37.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 56% 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: $18,883
• − Mortgage interest: −$4,201
• − Property taxes: −$467
• − Insurance: −$375
• − Repairs & maintenance: −$1,511
• − Management: −$1,511
• − Depreciation: −$2,182
• Taxable income: $8,636
• Est. tax owed @ 24.0%: −$2,073
• After-tax cash flow: $7,282/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 — Goldsboro

• Score: 54/100
• State rank: #422
• US rank: #23778

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,167

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 18% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Scotch-Irish 2% Portuguese 2% Romanian 2%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -35.03%
• Current HPI: 209.4766
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

-34.8% since first listed

7 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-05-09 Listing Removed — BRIGHT MLS
• 2026-05-08 Listed $75,000 BRIGHT MLS
• 2016-06-24 Listing Removed — BRIGHT MLS
• 2015-12-30 Listed $65,000 BRIGHT MLS
• 1996-12-23 Sold (Public Records) $137,500 Public Records
• 1995-10-01 Sold (Public Records) $115,000 Public Records

Property tax history

+4.3%/yr

Latest (2025): $467 · -0.7% YoY. Source: county tax records.