35341 Bay Winds Ln #4118 · Millsboro, DE 19966

$149,000

3 bd · 2.0 ba · 1,456 sqft · SingleFamily · 122 Days on market

Built 2006 Good condition 230 ac lot $102/sqft · 53% below area ↓ 50% 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
• Condition / age +4.0/5.0
• Livability +3.3/5.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Experience the ultimate in waterfront living with this beautifully renovated 3-bedroom, 2-bath home, perfectly positioned along peaceful, scenic waters. Designed with both comfort and style in mind, the interior showcases modern finishes, abundant natural light, and a seamless open-concept layout ideal for both entertaining and everyday living. Step outside to your own private retreat, where a backyard oasis and personal boat dock make life on the water effortless. Whether you're setting out for a day of boating, casting a line, or simply unwinding by the shoreline, this home offers unmatched convenience and tranquility.

Key facts

• 230.09 acre lot
• 4 parking spots
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $149k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $875 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $149k).
• Recommended offer: $131k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: East Millsboro Elementary School (math 24% / reading 40%, grade F, #44 of 105 statewide, top 46%, 815 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: 999 active listings in the ZIP; 2 comparable units currently listed for rent nearby; solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).
• This rent runs 37% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 122 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $26k (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→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $131,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 122 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.62% ✓
• Cap rate: 13.34%
• Cash-on-cash: 25.18%
• DSCR: 2.12
• GRM: 5.1

CMA / ARV

• ARV (median comp): $317,875
• List price: $149,000
• Delta: -53.13%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
24362 Boblin Ct	0.36mi	3/2.5	1,500 (+3%)	8mo	$425,000	$283	69
24205 Kent Dr	0.21mi	3/2.0	1,232 (-15%)	13mo	$287,500	$233	54
26040 Hayfield Ln #34	0.93mi	3/2.0	1,514 (+4%)	8mo	$599,926	$396	52
30200 Cottage Ln	1.11mi	3/2.0	1,540 (+6%)	6mo	$365,000	$237	51
26016 Hayfield Lane - Lot #41	0.90mi	3/2.0	1,521 (+4%)	11mo	$460,000	$302	48
29237 Oxford Dr	1.07mi	3/2.0	1,576 (+8%)	8mo	$330,000	$209	44
24249 Indian Town Rd	0.63mi	2/2.0 (-1)	1,600 (+10%)	6mo	$280,000	$175	44
24025 Wild Flower Dr	0.95mi	3/2.0	1,521 (+4%)	23mo	$454,990	$299	38
26022 Hayfield Ln #39	0.91mi	3/2.0	1,742 (+20%)	3mo	$557,222	$320	37
26048 Hayfield Ln #32	0.94mi	3/2.0	1,742 (+20%)	11mo	$565,418	$325	30
23733 Indian Town Rd	0.62mi	3/2.0	1,735 (+19%)	21mo	$525,000	$303	28

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: 18.7%
• Equity multiple: 1.76×
• Total profit: $31,643
• Equity at exit: $22,216

10-year hold

• IRR: 27.1%
• Equity multiple: 3.38×
• Total profit: $99,491
• Equity at exit: $12,883

Cash invested: $41,720 (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: 4 active · 4 under contract
• Months of supply: 12.0 mo (8%/mo absorbed)
• Median asking: $439,990 ($286/sqft)
• Median days on market: 613 d
• This list price: lowest-priced of the active set
• ARV vs active asking: -23.5% 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: 999
• Price-to-rent: 5.1×

Monthly cashflow live

• Estimated rent: $2,411 medium
• Mortgage (P&I): −$781
• Tax est. 1.5%: −$186 /mo · $2,235/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$506
• Net cashflow: $875

Break-even live

Break-even rent $1,303

Max offer price $149,000

Occupancy floor 59%

Sensitivity live

Price	-10% $978	-5% $927	+0% $875	+5% $824	+10% $772
Rent	-10% $685	-5% $780	+0% $875	+5% $971	+10% $1,066
Rate	-1.0pp $950	-0.5pp $913	base $875	+0.5pp $837	+1.0pp $797

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: $37,250
• Closing costs: $4,470
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
29369 Oxford Dr Millsboro, DE	3.0	3.5	1837	$1,900	$1.03	70d	1	1.30mi
29793 Oakwood Ln Millsboro, DE	3.0	3.5	1837	$2,350	$1.28	93d	1	1.37mi

Property features AI

Finance

• Financial info: Monthly land lease of $915 (approximately 2 years of lease remaining)
• HOA & community: Community poolProperty manager present

Exterior

• Parking: Driveway parking (4 spaces total)
• Utilities: Public waterPublic sewer
• Home design: Manufactured homeVinyl sidingArchitectural shingle roofLand lease ownership
• Construction: Vinyl siding constructionArchitectural shingle roof
• Exterior features: Private beachOn the bay (Rehoboth Bay) with 50 ft of water frontageWater-oriented property with navigable, tidal waterWater access with private boat launch/ramp and private dock siteWater activities allowed: canoe/kayak, powered boats, fishing

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump with electric backupElectric heating fuelCentral airCeiling fans
• Interior features: One fireplaceNo basementLiving area source: Assessor

Listing history 50 events

1. 2026-08-08
   days on market $149,000 Active 122 DOM
2. 2026-08-07
   days on market $149,000 Active 121 DOM
3. 2026-08-06
   days on market $149,000 Active 120 DOM
4. 2026-08-05
   days on market $149,000 Active 119 DOM
5. 2026-08-04
   days on market $149,000 Active 118 DOM
6. 2026-08-03
   days on market $149,000 Active 117 DOM
7. 2026-07-31
   days on market $149,000 Active 114 DOM
8. 2026-07-29
   days on market $149,000 Active 112 DOM
9. 2026-07-27
   days on market $149,000 Active 110 DOM
10. 2026-07-25
    days on market $149,000 Active 108 DOM
11. 2026-07-24
    days on market $149,000 Active 107 DOM
12. 2026-07-23
    days on market $149,000 Active 106 DOM
13. 2026-07-22
    days on market $149,000 Active 105 DOM
14. 2026-07-21
    days on market $149,000 Active 104 DOM
15. 2026-07-18
    days on market $149,000 Active 101 DOM
16. 2026-07-16
    days on market $149,000 Active 99 DOM
17. 2026-07-16
    days on market $149,000 Active 98 DOM
18. 2026-07-13
    days on market $149,000 Active 96 DOM
19. 2026-07-12
    days on market $149,000 Active 95 DOM
20. 2026-07-11
    days on market $149,000 Active 94 DOM
21. 2026-07-10
    days on market $149,000 Active 93 DOM
22. 2026-07-09
    days on market $149,000 Active 92 DOM
23. 2026-07-08
    days on market $149,000 Active 91 DOM
24. 2026-07-07
    days on market $149,000 Active 90 DOM
25. 2026-07-06
    days on market $149,000 Active 89 DOM
26. 2026-07-05
    days on market $149,000 Active 88 DOM
27. 2026-07-04
    days on market $149,000 Active 87 DOM
28. 2026-07-03
    days on market $149,000 Active 86 DOM
29. 2026-07-02
    days on market $149,000 Active 85 DOM
30. 2026-07-01
    days on market $149,000 Active 84 DOM
31. 2026-06-30
    days on market $149,000 Active 83 DOM
32. 2026-06-29
    days on market $149,000 Active 82 DOM
33. 2026-06-28
    days on market $149,000 Active 81 DOM
34. 2026-06-28
    days on market $149,000 Active 80 DOM
35. 2026-06-27
    days on market $149,000 Active 79 DOM
36. 2026-06-25
    days on market $149,000 Active 77 DOM
37. 2026-06-23
    days on market $149,000 Active 75 DOM
38. 2026-06-21
    days on market $149,000 Active 74 DOM
39. 2026-06-18
    price $149,000 Active 71 DOM
40. 2026-06-18
    days on market $159,000 Active 71 DOM
41. 2026-06-17
    days on market $159,000 Active 70 DOM
42. 2026-06-16
    days on market $159,000 Active 69 DOM
43. 2026-06-15
    days on market $159,000 Active 68 DOM
44. 2026-06-14
    days on market $159,000 Active 66 DOM
45. 2026-06-13
    days on market $159,000 Active 65 DOM
46. 2026-06-10
    days on market $159,000 Active 63 DOM
47. 2026-06-09
    days on market $159,000 Active 62 DOM
48. 2026-06-08
    days on market $159,000 Active 61 DOM
49. 2026-06-07
    days on market $159,000 Active 60 DOM
50. 2026-06-02
    days on market $159,000 Active 55 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 17 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: $28,938
• − Mortgage interest: −$8,346
• − Property taxes: −$2,235
• − Insurance: −$745
• − Repairs & maintenance: −$2,315
• − Management: −$2,315
• − Depreciation: −$4,335
• Taxable income: $8,647
• Est. tax owed @ 24.0%: −$2,075
• After-tax cash flow: $8,429/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 · 11 photos

Good 80/100 Cosmetic rehab Est. rehab $7,280–$21,840 screening

This beautifully renovated home offers modern finishes and a seamless open-concept layout, ideal for both comfort and style. The private waterfront setting and personal boat dock make it a perfect retreat for those who love the water.

Value-add opportunities

• Both landscaping — enhances curb appeal and adds value ↑
• Both fence — improves privacy and adds value ↑

ⓘ 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 32/100

Zoned Schools

Elementary East Millsboro Elementary School F DE #44/105 Nat'l #24,950/41,679 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

Property features AI

Finance

• Financial info: Monthly land lease of $915 (approximately 2 years of lease remaining)
• HOA & community: Community poolProperty manager present

Exterior

• Parking: Driveway parking (4 spaces total)
• Utilities: Public waterPublic sewer
• Home design: Manufactured homeVinyl sidingArchitectural shingle roofLand lease ownership
• Construction: Vinyl siding constructionArchitectural shingle roof
• Exterior features: Private beachOn the bay (Rehoboth Bay) with 50 ft of water frontageWater-oriented property with navigable, tidal waterWater access with private boat launch/ramp and private dock siteWater activities allowed: canoe/kayak, powered boats, fishing

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Heat pump with electric backupElectric heating fuelCentral airCeiling fans
• Interior features: One fireplaceNo basementLiving area source: Assessor

Price history

-50.2% since first listed

14 events — show timeline

• 2026-06-18 Price Changed $149,000 BRIGHT MLS
• 2026-04-28 Price Changed $159,000 BRIGHT MLS
• 2026-04-09 Price Changed $169,000 BRIGHT MLS
• 2026-04-08 Listed $174,900 BRIGHT MLS
• 2025-03-16 Listing Removed — BRIGHT MLS
• 2024-10-11 Price Changed $199,999 BRIGHT MLS
• 2024-08-27 Price Changed $219,000 BRIGHT MLS
• 2024-08-09 Price Changed $229,000 BRIGHT MLS
• 2024-07-17 Price Changed $239,000 BRIGHT MLS
• 2024-06-24 Price Changed $259,000 BRIGHT MLS
• 2024-06-22 Price Changed $264,000 BRIGHT MLS
• 2024-06-07 Price Changed $274,000 BRIGHT MLS
• 2024-05-23 Price Changed $289,000 BRIGHT MLS
• 2024-04-26 Listed $299,000 BRIGHT MLS