33533 Buttercup St #55091 · Long Neck, DE 19958

$199,000

3 bd · 2.0 ba · 1,200 sqft · SingleFamily · 67 Days on market

Built 2015 Good condition $166/sqft · 73% above area

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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 +26.0/30.0
• DSCR +8.7/10.0
• ARV discount +7.5/15.0
• 1% rule +6.9/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming Renovated 3-Bed, 2-Bath Home in Angola Beach! Welcome to your dream home! This beautifully renovated 3-bedroom, 2-bathroom gem sits on a desirable corner lot, offering plenty of space in the side yard and a beautiful, very spacious front porch, perfect for relaxing, enjoying your morning coffee, or unwinding after a long day. Inside, you’ll love the bright, open floor plan with a seamless flow from the updated kitchen to the living room, ideal for hosting and entertaining. The kitchen boasts modern updates, while fresh paint and new flooring throughout make this home move-in ready. A spacious dining area completes the open, airy atmosphere. Outside, enjoy the convenience of a shed and ample yard space, giving you room to garden, play, or just soak up the sun. Located just minutes from the beach, this home is part of a vibrant Angola Beach community featuring: sparkling pools Clubhouse and playgrounds Marina with boat dock and kayak access Basketball courts and boat ramps Affordable lot rent Whether you’re looking for a beach house getaway or a full-time residence, this property offers the perfect combination of comfort, style, and community amenities. Don’t miss your chance to own a slice of paradise!

Key facts

• Shed
• Sparkling pools
• Spacious front porch

Tags

• CORNER LOT
• SPACIOUS FRONT PORCH
• UPDATED KITCHEN
• SHED
• AMPLE YARD SPACE
• SPARKLING POOLS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $199k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $494 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $199k).
• Recommended offer: $187k (6.0% below list) — sets the bar for market timing.
• Cap rate 9.3% vs local median 3.2% in Long Neck — 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 69/100 on livability (#30 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Cape Henlopen School District (town): math 42% / reading 55% proficiency, ranked #5 of 26 in DE (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 818 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 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.
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($187k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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: 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 $187,060 (6.0% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 6% 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. 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: 1.19% ✓
• Cap rate: 9.27%
• Cash-on-cash: 10.63%
• DSCR: 1.47
• GRM: 7.0

CMA / ARV

• ARV (median comp): $115,219
• List price: $199,000
• Delta: 72.72%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33500 Clover St	0.03mi	2/2.0 (-1)	1,200 (0%)	6mo	$119,900	$100	89
33520 Buttercup St	0.01mi	2/2.0 (-1)	1,120 (-7%)	2mo	$135,000	$121	81
33420 Clover St	0.16mi	2/2.0 (-1)	1,260 (+5%)	2mo	$125,000	$99	77
23335 Arundel Ct	0.35mi	2/2.0 (-1)	1,180 (-2%)	3mo	$110,000	$93	74
23591 East Beach Dr	0.08mi	3/2.0	1,336 (+11%)	7mo	$85,000	$64	72
23426 Basil Ln Unit H-11	0.20mi	3/2.0	1,058 (-12%)	5mo	$168,000	$159	67
33461 Daisy St	0.14mi	3/2.0	1,022 (-15%)	2mo	$125,000	$122	67
33405 Hartford Ct	0.54mi	3/2.0	1,248 (+4%)	7mo	$150,000	$120	62
33409 Hartford Ct	0.53mi	3/2.0	1,344 (+12%)	2mo	$164,999	$123	53
22687 Holly Way W	0.73mi	2/2.0 (-1)	1,143 (-5%)	5mo	$320,000	$280	48
33315 Woodland Cir	0.59mi	3/2.0	1,021 (-15%)	7mo	$339,900	$333	42
22996 Pine Rd	0.73mi	4/2.0 (+1)	1,317 (+10%)	5mo	$258,000	$196	41

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -2.9%
• Equity multiple: 0.89×
• Total profit: $-5,956
• Equity at exit: $29,672

10-year hold

• IRR: 4.1%
• Equity multiple: 1.27×
• Total profit: $15,075
• Equity at exit: $17,206

Cash invested: $55,720 (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 →

ZIP-level market 19958

• Rents YoY: 0.8%
• Active inventory: 818
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,366 high
• Mortgage (P&I): −$1,044
• Tax est. 1.5%: −$249 /mo · $2,985/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$497
• Net cashflow: $494

Break-even live

Break-even rent $1,741

Max offer price $199,000

Occupancy floor 74%

Sensitivity live

Price	-10% $631	-5% $563	+0% $494	+5% $425	+10% $356
Rent	-10% $307	-5% $400	+0% $494	+5% $587	+10% $681
Rate	-1.0pp $594	-0.5pp $544	base $494	+0.5pp $442	+1.0pp $390

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33179 Woodland Ct S Lewes, DE	4.0	2.0	1325	$2,300	$1.74	14d	1	0.47mi
33135 Woodland Ct N Lewes, DE	3.0	2.0	1120	$2,250	$2.01	14d	1	0.57mi
22730 Holly Way W Lewes, DE	3.0	2.0	1232	$2,250	$1.83	14d	1	0.75mi
22828 Sycamore Dr Lewes, DE	2.0	2.0	1100	$2,400	$2.18	14d	1	0.97mi
22806 Sycamore Dr Lewes, DE	2.0	1.5	840	$1,550	$1.85	14d	1	1.00mi

Listing history 24 events

1. 2026-06-18
   days on market $199,000 Active 67 DOM
2. 2026-06-17
   days on market $199,000 Active 66 DOM
3. 2026-06-16
   days on market $199,000 Active 65 DOM
4. 2026-06-15
   days on market $199,000 Active 64 DOM
5. 2026-06-14
   days on market $199,000 Active 62 DOM
6. 2026-06-13
   days on market $199,000 Active 61 DOM
7. 2026-06-10
   days on market $199,000 Active 59 DOM
8. 2026-06-09
   days on market $199,000 Active 58 DOM
9. 2026-06-08
   days on market $199,000 Active 57 DOM
10. 2026-06-07
    days on market $199,000 Active 56 DOM
11. 2026-06-05
    days on market $199,000 Active 53 DOM
12. 2026-06-03
    days on market $199,000 Active 52 DOM
13. 2026-06-02
    days on market $199,000 Active 51 DOM
14. 2026-06-01
    days on market $199,000 Active 50 DOM
15. 2026-05-31
    days on market $199,000 Active 49 DOM
16. 2026-05-30
    days on market $199,000 Active 48 DOM
17. 2026-04-28
    price $199,000 1247-char remark

    Show marketing remark (1247 chars)

    Charming Renovated 3-Bed, 2-Bath Home in Angola Beach! Welcome to your dream home! This beautifully renovated 3-bedroom, 2-bathroom gem sits on a desirable corner lot, offering plenty of space in the side yard and a beautiful, very spacious front porch, perfect for relaxing, enjoying your morning coffee, or unwinding after a long day. Inside, you’ll love the bright, open floor plan with a seamless flow from the updated kitchen to the living room, ideal for hosting and entertaining. The kitchen boasts modern updates, while fresh paint and new flooring throughout make this home move-in ready. A spacious dining area completes the open, airy atmosphere. Outside, enjoy the convenience of a shed and ample yard space, giving you room to garden, play, or just soak up the sun. Located just minutes from the beach, this home is part of a vibrant Angola Beach community featuring: sparkling pools Clubhouse and playgrounds Marina with boat dock and kayak access Basketball courts and boat ramps Affordable lot rent Whether you’re looking for a beach house getaway or a full-time residence, this property offers the perfect combination of comfort, style, and community amenities. Don’t miss your chance to own a slice of paradise!

18. 2026-04-12
    listed $200,000 Active 1247-char remark

    Show marketing remark (1247 chars)

    Charming Renovated 3-Bed, 2-Bath Home in Angola Beach! Welcome to your dream home! This beautifully renovated 3-bedroom, 2-bathroom gem sits on a desirable corner lot, offering plenty of space in the side yard and a beautiful, very spacious front porch, perfect for relaxing, enjoying your morning coffee, or unwinding after a long day. Inside, you’ll love the bright, open floor plan with a seamless flow from the updated kitchen to the living room, ideal for hosting and entertaining. The kitchen boasts modern updates, while fresh paint and new flooring throughout make this home move-in ready. A spacious dining area completes the open, airy atmosphere. Outside, enjoy the convenience of a shed and ample yard space, giving you room to garden, play, or just soak up the sun. Located just minutes from the beach, this home is part of a vibrant Angola Beach community featuring: sparkling pools Clubhouse and playgrounds Marina with boat dock and kayak access Basketball courts and boat ramps Affordable lot rent Whether you’re looking for a beach house getaway or a full-time residence, this property offers the perfect combination of comfort, style, and community amenities. Don’t miss your chance to own a slice of paradise!

19. 2020-07-24
    historical
20. 2020-07-18
    price $119,500
21. 2020-06-22
    price $125,000
22. 2020-04-20
    price $130,000
23. 2020-04-19
    price $125,000
24. 2020-03-10
    listed $130,000 Active

ⓘ 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 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: $28,390
• − Mortgage interest: −$11,147
• − Property taxes: −$2,985
• − Insurance: −$995
• − Repairs & maintenance: −$2,271
• − Management: −$2,271
• − Depreciation: −$5,789
• Taxable income: $2,931
• Est. tax owed @ 24.0%: −$704
• After-tax cash flow: $5,222/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 charming, well-maintained single-family home is move-in ready with modern updates and a spacious layout, ideal for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and value
• Both Replace ceiling fans — Modernize and improve airflow
• Both Add smart home features — Improves convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and value ↑
• Both Replace ceiling fans — Modernize and improve airflow ↑
• Both Add smart home features — Improves convenience and marketability ↑

ⓘ 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: Cape Henlopen School District
• NCES district ID: 1000170
• Math proficiency: 42% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $60,196
• Composite: 42.47/100
• National rank: #3214
• State rank: #5 of 26 in DE

Livability — Long Neck

• Score: 69/100
• State rank: #30
• US rank: #8720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sussex County · 82,708 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 31,938
• Household income: $97,197
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 545.0

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 (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

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: ▼ -204.07%
• Current HPI: 299.0736
• Rent YoY: ▲ 0.77%
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

+53.1% since first listed

8 events — show timeline

• 2026-04-28 Price Changed $199,000 BRIGHT MLS
• 2026-04-12 Listed $200,000 BRIGHT MLS
• 2020-07-24 Listing Removed — BRIGHT MLS
• 2020-07-18 Price Changed $119,500 BRIGHT MLS
• 2020-06-22 Price Changed $125,000 BRIGHT MLS
• 2020-04-20 Price Changed $130,000 BRIGHT MLS
• 2020-04-19 Price Changed $125,000 BRIGHT MLS
• 2020-03-10 Listed $130,000 BRIGHT MLS