7 Raze Ln #152 · Camden, DE 19934

$210,000

3 bd · 2.0 ba · 1,553 sqft · SingleFamily · 8 Days on market

Built 2005 Good condition Est $196k · 7% over

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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 +22.0/30.0
• DSCR +7.0/10.0
• 1% rule +5.8/10.0
• ARV discount +4.2/15.0
• Condition / age +4.0/5.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This lovely 3 bedroom, 2 full bath Remington model home features an open airy floor plan with vaulted ceilings, new LVP flooring and large windows offering comfort, style and an abundance of natural light. The updated kitchen showcases crisp white cabinetry, granite countertops, and modern finishes, creating a bright and inviting space for cooking and entertaining. Enjoy the peaceful three-season sunroom or your private patio, perfect for relaxing with morning coffee or unwinding in the evening. Other features include a new roof (2023) and an oversized one car garage nestled in Barclay Farms; Kent County's premier 55+ active adult lifestyle community. Community amenities include: pool, club

Key facts

• Open airy floor plan
• Community amenities
• Private patio

Tags

• OPEN AIRY FLOOR PLAN
• THREE SEASON SUNROOM
• PRIVATE PATIO
• NEW ROOF
• COMMUNITY AMENITIES
• WALKING PATHS

Property features AI

Finance

• Financial info: Land lease: $588.30 monthly; Approximately 3 years remaining on land lease
• HOA & community: Senior community (55+)

Exterior

• Parking: Attached garage with inside access and garage door opener; One garage space plus two driveway spaces (three total parking spaces)
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating fuel
• Home design: Manufactured home; Vinyl siding
• Construction: Vinyl siding construction; Structure listed as manufactured
• Exterior features: Community pool; Located in city limits; Lot on a land lease (monthly land lease fee)

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Electric hot water
• Interior features: No basement; Finished above-grade living area (per assessor)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $333 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Cap rate 8.2% 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: 94 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $1k of loan paydown is wiped out by about $6k 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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 77% 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 $210,000

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: 8.20%
• Cash-on-cash: 6.80%
• DSCR: 1.30
• GRM: 7.7

CMA / ARV

• ARV (on-the-fly): $195,678
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 N Jerman Ln #271	0.26mi	2/2.0 (-1)	1,532 (-1%)	6mo	$192,500	$126	76
68 Carey Ln #15	0.32mi	2/2.0 (-1)	1,524 (-2%)	1mo	$175,000	$115	76
55 Wallace Ln	0.21mi	2/2.0 (-1)	1,615 (+4%)	4mo	$215,000	$133	76
21 Catts Ln #27	0.34mi	3/—	1,636 (+5%)	2mo	$190,000	$116	74
107 S Ellison Ln #78	0.33mi	3/2.0	1,673 (+8%)	4mo	$80,000	$48	69
120 S Ellison Ln #72	0.36mi	2/2.0 (-1)	1,533 (-1%)	10mo	$190,000	$124	68
20 Coomb Ln	0.15mi	2/2.0 (-1)	1,402 (-10%)	8mo	$200,000	$143	66
87 Black Cherry Dr	0.65mi	3/2.0	1,515 (-2%)	3mo	$322,000	$213	63
11 N Kimmer Ln #265	0.24mi	2/2.0 (-1)	1,736 (+12%)	2mo	$155,000	$89	62
55 N Knight Ln	0.18mi	2/2.0 (-1)	1,699 (+9%)	10mo	$200,000	$118	62
25 Martindale Way #51	0.39mi	2/2.0 (-1)	1,720 (+11%)	2mo	$217,500	$126	57
127 Black Cherry Dr	0.68mi	4/2.5 (+1)	1,734 (+12%)	3mo	$370,000	$213	40

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: -5.8%
• Equity multiple: 0.78×
• Total profit: $-12,782
• Equity at exit: $31,312

10-year hold

• IRR: 3.8%
• Equity multiple: 1.28×
• Total profit: $16,323
• Equity at exit: $18,157

Cash invested: $58,800 (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 19934

• Home prices YoY: -25.1%
• Active inventory: 94
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,259 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $333

Break-even live

Break-even rent $1,837

Max offer price $210,000

Occupancy floor 80%

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Southern Blvd Wyoming, DE	3.0	1.0	1656	$2,000	$1.21	43d	1	0.89mi
121 Kennison Ln Dover, DE	3.0	3.0	1530	$2,200	$1.44	43d	1	0.96mi
300 East St Camden, DE	1.0–3.0	1.0–2.0	1272	$2,695	$2.12	43d	1	1.07mi

Listing history 8 events

1. 2026-06-19
   days on market $210,000 Active 8 DOM
2. 2026-06-18
   days on market $210,000 Active 7 DOM
3. 2026-06-17
   days on market $210,000 Active 6 DOM
4. 2026-06-16
   days on market $210,000 Active 5 DOM
5. 2026-06-15
   days on market $210,000 Active 4 DOM
6. 2026-06-14
   days on market $210,000 Active 2 DOM
7. 2026-06-13
   remarks 699-char remark
8. 2026-06-13
   listed $210,000 Active 1 DOM

ⓘ 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 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 · 17 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 77% 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: $27,104
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,168
• − Management: −$2,168
• − Depreciation: −$6,109
• Taxable income: $695
• Est. tax owed @ 24.0%: −$167
• After-tax cash flow: $3,830/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 · 12 photos

Good 80/100 Cosmetic rehab

This 3-bedroom, 2-bath home in Barclay Farms is in good condition with a new roof and LVP flooring. It offers a good return on investment with updates that can increase its resale and rental value.

Value-add opportunities

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics
• Both Replace carpet in bedrooms — Carpet can be outdated and replace with hardwood or laminate for a more modern look
• Both Install new kitchen backsplash — Backsplash adds a pop of color and protects the backs of cabinets

Renovation cost estimate screening

Value-add ROI direction

• Both Paint interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Replace carpet in bedrooms — Carpet can be outdated and replace with hardwood or laminate for a more modern look ↑
• Both Install new kitchen backsplash — Backsplash adds a pop of color and protects the backs of cabinets ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

• Census place: Camden, DE
• Population (ZIP): 13,579

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: Majority White (63%)
• Race & ethnicity: White 63% Black 24% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 4% German/W. Germanic 4% French/Haitian/Cajun 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: ▼ -62.19%
• Current HPI: 185.0938
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $210,000 BRIGHT MLS