32123 Hidden Acre Dr · Millville, DE 19945

$232,750

3 bd · 2.0 ba · 960 sqft · SingleFamily public records · 20 Days on market

Built 1975 9,583 sqft lot Est $204k · 14% 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 +20.5/30.0
• Appreciation +10.0/10.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +1.3/15.0

Listing remarks MLS

New paint, new carpet and a freshened up outside is waiting for you. If you are looking for a nice quiet home close to the beach but not in all the traffic this could be what you are looking for. This home would make a great starter home, a retirement home or an investment property.

Key facts

• Attic storage
• Outbuilding storage
• Driveway parking

Tags

• ATTIC STORAGE
• WELL-APPOINTED KITCHEN
• EXPANSIVE DECK
• OUTBUILDING STORAGE
• DRIVEWAY PARKING
• OFF-STREET PARKING

Property features AI

Finance

• Other: Fee simple ownership; Not in a federal flood zone; Lot dimensions approximately 100 x 100; Above-grade finished area reported by assessor

Exterior

• Parking: Driveway and off-street parking
• Utilities: Well water; Gravity septic field; Electric hot water
• Home design: Detached structure; Estimated year built; Building is winterized
• Construction: Stick-built with vinyl siding; Block foundation with crawl space; Asphalt shingle roof
• Exterior features: Deck(s); Outbuilding(s); Fully wood fenced; Cleared lot

Interior

• Kitchen: Refrigerator; Dishwasher; Exhaust fan; Electric water heater
• Bedrooms: Two bedrooms on the main level
• Flooring: Carpet
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating and cooling (electric)
• Interior features: Attic; Ceiling fan(s); Entry-level bedroom; Not furnished; No basement
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $307 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $212k (9.0% below list).
• Recommended offer: $212k (9.0% below list) — sets the bar for 1% rule.
• Cap rate 7.9% vs local median 2.4% in Millville — 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 (#49 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A, housing A; Watch: schools F, amenities F, 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.
• Market conditions: 281 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k appreciation (10.0% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $65k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 20 days — a 2% lower offer ($229k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 16y ago; this cycle's ask has dropped $42k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: 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 $211,709 (9.0% below list)

Questions for the listing agent

1. Built in 1975 — 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. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.88%
• Cash-on-cash: 5.65%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $204,480
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34256 Whispering Ln	0.32mi	2/1.5 (-1)	952 (-1%)	2mo	$100,000	$105	75
32246 Hidden Acre Dr	0.23mi	2/2.0 (-1)	924 (-4%)	9mo	$200,000	$216	71
34214 Vines Creek Rd	0.49mi	3/1.0	960 (0%)	5mo	$204,800	$213	69
32230 Hidden Acre Dr	0.22mi	2/1.0 (-1)	860 (-10%)	23mo	$125,000	$145	45

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 28.4%
• Equity multiple: 3.24×
• Total profit: $146,194
• Equity at exit: $209,680

10-year hold

• IRR: 24.7%
• Equity multiple: 7.37×
• Total profit: $414,910
• Equity at exit: $452,182

Cash invested: $65,170 (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 19945

• Home prices YoY: 16.9%
• Active inventory: 281
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $2,117 medium
• Mortgage (P&I): −$1,221
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $307

Break-even live

Break-even rent $1,729

Max offer price $232,750

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: $58,188
• Closing costs: $6,982
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35205 Tupelo Cir Frankford, DE	1.0–3.0	1.0–2.0	1046	$2,444	$2.34	13d	21	1.34mi
38307 Thistle Ln #36 Frankford, DE	3.0	2.5	1000	$1,800	$1.80	43d	1	1.36mi

Listing history 16 events

1. 2026-06-18
   days on market $232,750 Active 20 DOM
2. 2026-06-17
   days on market $232,750 Active 19 DOM
3. 2026-06-16
   price $232,750 Active 18 DOM
4. 2026-06-16
   days on market $245,000 Active 18 DOM
5. 2026-06-15
   days on market $245,000 Active 17 DOM
6. 2026-06-14
   days on market $245,000 Active 15 DOM
7. 2026-06-13
   days on market $245,000 Active 14 DOM
8. 2026-06-10
   days on market $245,000 Active 12 DOM
9. 2026-06-09
   days on market $245,000 Active 11 DOM
10. 2026-06-08
    days on market $245,000 Active 10 DOM
11. 2026-06-07
    days on market $245,000 Active 9 DOM
12. 2026-06-02
    pricedays on market $245,000 Active 4 DOM
13. 2026-06-01
    days on market $275,000 Active 3 DOM
14. 2026-05-31
    days on market $275,000 Active 2 DOM
15. 2026-05-30
    remarks 699-char remark
16. 2026-05-30
    listed $275,000 Active 1 DOM

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

Tax reassessment forecast DE · Partial reset (capped growth)

• Current annual tax: $576 · $48/mo
• Projected year-2 tax: $963 · $80/mo
• Expected delta: +$387/yr (+$32/mo · 67.2%)

ⓘ 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 ≥101°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 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,405
• − Mortgage interest: −$13,038
• − Property taxes: −$576
• − Insurance: −$1,164
• − Repairs & maintenance: −$2,032
• − Management: −$2,032
• − Depreciation: −$6,771
• Taxable loss: −$208
• Est. tax savings @ 24.0%: +$50
• After-tax cash flow: $3,733/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: 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

Livability — Millville

• Score: 64/100
• State rank: #49
• US rank: #13839

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 2,093
• Population (ZIP): 8,917

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%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (77%)
• Race & ethnicity: White 77% Black 12% Hispanic / Latino 8% Two or more races 7%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 3% Slovak 3% Lithuanian 1%
• Foreign-born: 5% · Canada
• Languages at home: 91% English-only · Spanish 8%

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: ▲ 46.51%
• Current HPI: 322.2407
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+125.4% since first listed

6 events — show timeline

• 2026-05-29 Listed $275,000 BRIGHT MLS
• 2022-01-28 Sold (Public Records) $213,000 Public Records
• 2013-04-24 Sold (Public Records) $122,000 Public Records
• 2013-04-22 Sold (MLS) $122,000 BRIGHT MLS
• 2010-09-21 Listed $128,000 BRIGHT MLS
• 2003-12-24 Sold (Public Records) $122,000 Public Records

Property tax history

+4.8%/yr

Latest (2025): $576 · +35.2% YoY. Source: county tax records.