60 Sycamore Dr #75 · Magnolia, DE 19946

$79,500

3 bd · 2.0 ba · 938 sqft · SingleFamily · 95 Days on market

Built 2017 Good condition $85/sqft · 24% below area Est $104k · 24% under

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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 +4.0/5.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Here's your chance for affordable, low maintenance living! Welcome to 60 Sycamore Dr. in Frederica, Delaware, where location and laid back lifestyles just make sense! This home, less than 10 years young, has 3 bedrooms and 2 full bathrooms. Enjoy an open floor plan and large eat in kitchen which include sleek black appliances. The washer and dryer are included as well, and just off of the primary bedroom for your convenience. Move right in and enjoy minimal maintenance as recent upgrades include fresh paint, new flooring, new exterior skirting, and fresh landscape. Love where you live - High Point Park offers a community pool, clubhouse with activities and playground. Just minutes to route 1 - Enjoy Delaware beaches and the historic town of Lewes in just a short drive. Don't miss your chance to own a little slice of easy Delaware living, at a great price, schedule your tour today! Monthly land lease $700, pets allowed = breed restrictions/ Park discretion. All contracts are subject to Park approval.

Key facts

• Black appliances
• Open floor plan
• Large eat in kitchen

Tags

• OPEN FLOOR PLAN
• LARGE EAT IN KITCHEN
• BLACK APPLIANCES
• RECENT UPGRADES
• FRESH PAINT
• NEW FLOORING

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $80k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $80k).
• Recommended offer: $72k (9.0% below list) — sets the bar for market timing.
• Cap rate 25.3% vs local median 2.3% in Magnolia — 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 (#51 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A-, housing B+; Watch: schools F, crime F, amenities F.
• Lake Forest School District (rural): math 26% / reading 44% proficiency, ranked #13 of 26 in DE (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 73 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 34% of the median local income ($80k/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 $550 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 $22k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($72k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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 $72,345 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 2.88% ✓
• Cap rate: 25.29%
• Cash-on-cash: 67.83%
• DSCR: 4.02
• GRM: 2.9

CMA / ARV

• ARV (median comp): $104,340
• List price: $79,500
• Delta: -23.81%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
177 Holly Dr #177	0.22mi	3/2.0	924 (-2%)	6mo	$65,000	$70	83
250 Ibis Ct	0.20mi	2/2.0 (-1)	958 (+2%)	3mo	$36,000	$38	80
313 Jean Bradley Cir #326	0.06mi	3/2.0	1,056 (+13%)	1mo	$55,000	$52	75
204 Kestrel Ct #204	0.17mi	2/2.0 (-1)	871 (-7%)	1mo	$68,400	$79	74
214 Kestrel Ct #214	0.26mi	2/2.0 (-1)	944 (+1%)	15mo	$36,000	$38	70
205 Kestrel Ct #205	0.25mi	3/2.0	1,056 (+13%)	3mo	$60,000	$57	65
533 E 3rd St	0.58mi	3/1.5	960 (+2%)	12mo	$180,000	$188	57
71 Estopel Ln #77	0.41mi	3/2.0	1,064 (+13%)	2mo	$81,500	$77	56
357 Todd Ave #357	0.12mi	2/1.0 (-1)	1,056 (+13%)	14mo	$68,000	$64	53

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: 67.2%
• Equity multiple: 4.02×
• Total profit: $67,293
• Equity at exit: $11,854

10-year hold

• IRR: 71.4%
• Equity multiple: 8.27×
• Total profit: $161,932
• Equity at exit: $6,874

Cash invested: $22,260 (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 19946

• Home prices YoY: -16.1%
• Active inventory: 73
• Price-to-rent: 2.9×

Monthly cashflow live

• Estimated rent: $2,288 medium
• Mortgage (P&I): −$417
• Tax est. 1.5%: −$99 /mo · $1,192/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$481
• Net cashflow: $1,258

Break-even live

Break-even rent $695

Max offer price $79,500

Occupancy floor 40%

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: $19,875
• Closing costs: $2,385
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Willow Dr Frederica, DE	3.0–4.0	2.0	1312	$1,699	$1.29	43d	1	0.06mi

Listing history 16 events

1. 2026-06-13
   status $79,500 Pending 95 DOM
2. 2026-06-10
   days on market $79,500 Active 95 DOM
3. 2026-06-09
   days on market $79,500 Active 94 DOM
4. 2026-06-08
   days on market $79,500 Active 93 DOM
5. 2026-06-07
   days on market $79,500 Active 92 DOM
6. 2026-06-05
   days on market $79,500 Active 89 DOM
7. 2026-06-03
   days on market $79,500 Active 88 DOM
8. 2026-06-02
   days on market $79,500 Active 87 DOM
9. 2026-06-01
   days on market $79,500 Active 86 DOM
10. 2026-05-31
    days on market $79,500 Active 85 DOM
11. 2026-05-30
    days on market $79,500 Active 84 DOM
12. 2026-04-30
    status Active 1014-char remark

    Show marketing remark (1014 chars)

    Here's your chance for affordable, low maintenance living! Welcome to 60 Sycamore Dr. in Frederica, Delaware, where location and laid back lifestyles just make sense! This home, less than 10 years young, has 3 bedrooms and 2 full bathrooms. Enjoy an open floor plan and large eat in kitchen which include sleek black appliances. The washer and dryer are included as well, and just off of the primary bedroom for your convenience. Move right in and enjoy minimal maintenance as recent upgrades include fresh paint, new flooring, new exterior skirting, and fresh landscape. Love where you live - High Point Park offers a community pool, clubhouse with activities and playground. Just minutes to route 1 - Enjoy Delaware beaches and the historic town of Lewes in just a short drive. Don't miss your chance to own a little slice of easy Delaware living, at a great price, schedule your tour today! Monthly land lease $700, pets allowed = breed restrictions/ Park discretion. All contracts are subject to Park approval.

13. 2025-09-17
    historical 1014-char remark

    Show marketing remark (1014 chars)

    Here's your chance for affordable, low maintenance living! Welcome to 60 Sycamore Dr. in Frederica, Delaware, where location and laid back lifestyles just make sense! This home, less than 10 years young, has 3 bedrooms and 2 full bathrooms. Enjoy an open floor plan and large eat in kitchen which include sleek black appliances. The washer and dryer are included as well, and just off of the primary bedroom for your convenience. Move right in and enjoy minimal maintenance as recent upgrades include fresh paint, new flooring, new exterior skirting, and fresh landscape. Love where you live - High Point Park offers a community pool, clubhouse with activities and playground. Just minutes to route 1 - Enjoy Delaware beaches and the historic town of Lewes in just a short drive. Don't miss your chance to own a little slice of easy Delaware living, at a great price, schedule your tour today! Monthly land lease $700, pets allowed = breed restrictions/ Park discretion. All contracts are subject to Park approval.

14. 2025-08-05
    status Active 1014-char remark

    Show marketing remark (1014 chars)

    Here's your chance for affordable, low maintenance living! Welcome to 60 Sycamore Dr. in Frederica, Delaware, where location and laid back lifestyles just make sense! This home, less than 10 years young, has 3 bedrooms and 2 full bathrooms. Enjoy an open floor plan and large eat in kitchen which include sleek black appliances. The washer and dryer are included as well, and just off of the primary bedroom for your convenience. Move right in and enjoy minimal maintenance as recent upgrades include fresh paint, new flooring, new exterior skirting, and fresh landscape. Love where you live - High Point Park offers a community pool, clubhouse with activities and playground. Just minutes to route 1 - Enjoy Delaware beaches and the historic town of Lewes in just a short drive. Don't miss your chance to own a little slice of easy Delaware living, at a great price, schedule your tour today! Monthly land lease $700, pets allowed = breed restrictions/ Park discretion. All contracts are subject to Park approval.

15. 2025-07-15
    status Pending 1014-char remark

    Show marketing remark (1014 chars)

    Here's your chance for affordable, low maintenance living! Welcome to 60 Sycamore Dr. in Frederica, Delaware, where location and laid back lifestyles just make sense! This home, less than 10 years young, has 3 bedrooms and 2 full bathrooms. Enjoy an open floor plan and large eat in kitchen which include sleek black appliances. The washer and dryer are included as well, and just off of the primary bedroom for your convenience. Move right in and enjoy minimal maintenance as recent upgrades include fresh paint, new flooring, new exterior skirting, and fresh landscape. Love where you live - High Point Park offers a community pool, clubhouse with activities and playground. Just minutes to route 1 - Enjoy Delaware beaches and the historic town of Lewes in just a short drive. Don't miss your chance to own a little slice of easy Delaware living, at a great price, schedule your tour today! Monthly land lease $700, pets allowed = breed restrictions/ Park discretion. All contracts are subject to Park approval.

16. 2025-07-05
    listed $79,500 Active 1014-char remark

    Show marketing remark (1014 chars)

    Here's your chance for affordable, low maintenance living! Welcome to 60 Sycamore Dr. in Frederica, Delaware, where location and laid back lifestyles just make sense! This home, less than 10 years young, has 3 bedrooms and 2 full bathrooms. Enjoy an open floor plan and large eat in kitchen which include sleek black appliances. The washer and dryer are included as well, and just off of the primary bedroom for your convenience. Move right in and enjoy minimal maintenance as recent upgrades include fresh paint, new flooring, new exterior skirting, and fresh landscape. Love where you live - High Point Park offers a community pool, clubhouse with activities and playground. Just minutes to route 1 - Enjoy Delaware beaches and the historic town of Lewes in just a short drive. Don't miss your chance to own a little slice of easy Delaware living, at a great price, schedule your tour today! Monthly land lease $700, pets allowed = breed restrictions/ Park discretion. All contracts are subject to Park approval.

ⓘ 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 ≥101°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,459
• − Mortgage interest: −$4,453
• − Property taxes: −$1,192
• − Insurance: −$398
• − Repairs & maintenance: −$2,197
• − Management: −$2,197
• − Depreciation: −$2,313
• Taxable income: $14,709
• Est. tax owed @ 24.0%: −$3,530
• After-tax cash flow: $11,569/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 home is in excellent condition with recent updates, making it move-in ready and ideal for both resale and rental.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace worn-out flooring — Improves comfort and value
• Both Replace outdated kitchen appliances — Modernizes kitchen and increases value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace worn-out flooring — Improves comfort and value ↑
• Both Replace outdated kitchen appliances — Modernizes kitchen and increases value ↑

ⓘ 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: Lake Forest School District
• NCES district ID: 1000790
• Math proficiency: 26% ▼ -23.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $52,034
• Composite: 30.47/100
• National rank: #6225
• State rank: #13 of 26 in DE

Livability — Magnolia

• Score: 64/100
• State rank: #51
• US rank: #13984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 82,184 people
• Metro: Dover, DE
• Population (ZIP): 5,603
• Household income: $80,459
• Rent vs Own: 12.2% rent · 87.8% own
• Severe rent burden: 128.0

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 0.55)
• Race & ethnicity: White 64% Black 19% Two or more races 10% Hispanic / Latino 5%
• Common ancestry: Romanian 2% Italian 1% Iranian 1%
• Foreign-born: 3% · Canada
• Languages at home: 97% English-only · Spanish 3%

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: ▼ -36.16%
• Current HPI: 189.0713
• Rent YoY: —
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

5 events — show timeline

• 2026-04-30 Relisted — BRIGHT MLS
• 2025-09-17 Listing Removed — BRIGHT MLS
• 2025-08-05 Relisted — BRIGHT MLS
• 2025-07-15 Pending — BRIGHT MLS
• 2025-07-05 Listed $79,500 BRIGHT MLS