The Oxford - Build On-Your-Lot Plan · Millville, DE 19967

$224,900

2 bd · 2.0 ba · 1,126 sqft · SingleFamily · 173 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Appreciation +4.6/10.0
• Schools +4.5/10.0
• Cash flow +3.9/30.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +0.1/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Oxford by Bay to Beach Builders is a charming cottage-style home designed for warmth, efficiency, and flexibility-perfect for downsizing, a first home, or a vacation retreat. With 1,126-1,186 heated sq. ft. , it offers 2-3 bedrooms and 2 bathrooms in a compact, well-planned layout. An open-concept design connects the family room, dining area, and kitchen, creating a spacious feel despite the smaller footprint. The kitchen features a central island and ample counter space, making meal prep and casual dining easy. The primary bedroom offers a peaceful escape with a walk-in closet and ensuite bath. A secondary bedroom-or optional third bedroom-provides comfortable space for guests, family, or a home office. A second full bath adds everyday convenience. A covered front porch enhances curb appeal and invites outdoor relaxation. With customizable exterior finishes, homeowners can personalize their cottage style. Designed for small lots, coastal settings, and countryside locations alike, the Oxford delivers a cozy, functional, and affordable home option for a wide range of lifestyles.

Key facts

• Open-concept design
• Central island
• Covered front porch

Tags

• OPEN-CONCEPT DESIGN
• CENTRAL ISLAND
• WALK-IN CLOSET
• ENSUITE BATH
• COVERED FRONT PORCH
• CUSTOMIZABLE EXTERIOR FINISHES

🏗️ New construction. The $224,900 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $390,349.

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $225k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (11.0% below list).
• Recommended offer: $198k (12.0% below list) — sets the bar for market timing.

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: amenities F, commute F, cost of living 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: Lord Baltimore Elementary School (math 51% / reading 67%, grade B-, #4 of 105 statewide, top 4%, 579 students, 0% FRL); Selbyville Middle School (math 20% / reading 49%, grade F, #12 of 36 statewide, top 34%, 719 students, 0% FRL); Indian River High School (math 32% / reading 52%, grade F, #10 of 40 statewide, top 26%, 1,088 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.
• Zoned-school proficiency averages 45% at this address vs 33% district-wide (+12 pts) — the actual schools serving this property are materially stronger than the Indian River School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 154 active listings in the ZIP; solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $3k of loan paydown is wiped out by about $3k 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 173 days — a 12% lower offer ($198k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; flood insurance adds $56/mo.
• Climate carrying-cost: major flood risk; 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 $197,912 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 173 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 0.51% ✗
• Cap rate: 2.86%
• Cash-on-cash: -12.25%
• DSCR: 0.46
• GRM: 16.2

CMA / ARV

• ARV (median comp): $390,349
• List price: $224,900
• Delta: -42.38%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
11 Grants Ave	0.14mi	3/2.0 (+1)	1,188 (+6%)	22mo	$280,000	$236	61
27 Seabrook Rd	0.34mi	3/2.0 (+1)	1,250 (+11%)	2mo	$489,000	$391	59
32892 Reba Rd	0.23mi	3/2.0 (+1)	1,232 (+9%)	22mo	$380,000	$308	51
31828 Mill Run Dr	0.38mi	3/2.0 (+1)	1,250 (+11%)	10mo	$410,900	$329	51
36837 Old Mill Ct	0.42mi	3/2.0 (+1)	1,232 (+9%)	18mo	$300,000	$244	45
31461 Hope St	0.70mi	3/2.0 (+1)	1,232 (+9%)	3mo	$350,000	$284	44

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

Projected returns pro-forma

-0.85% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -21.8%
• Equity multiple: 0.07×
• Total profit: $-101,271
• Equity at exit: $97,035

10-year hold

• IRR: -15.3%
• Equity multiple: -0.37×
• Total profit: $-149,425
• Equity at exit: $104,308

Cash invested: $109,298 (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: 7 active · 6 under contract
• Months of supply: 8.4 mo (12%/mo absorbed)
• Median asking: $359,000 ($332/sqft)
• Median days on market: 86 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +4.3% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19967

• Home prices YoY: -0.3%
• Active inventory: 154
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,003 medium
• Mortgage (P&I): −$2,047
• Tax est. 1.5%: −$488 /mo · $5,855/yr
• Insurance: −$163
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$421
• Net cashflow: $-1,171

Break-even live

Break-even rent $3,485

Max offer price $220,897

Occupancy floor —

Sensitivity live

Price	-10% $-901	-5% $-1,036	+0% $-1,171	+5% $-1,306	+10% $-1,441
Rent	-10% $-1,329	-5% $-1,250	+0% $-1,171	+5% $-1,092	+10% $-1,013
Rate	-1.0pp $-974	-0.5pp $-1,072	base $-1,171	+0.5pp $-1,272	+1.0pp $-1,375

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: $97,587
• Closing costs: $11,710
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-30
   days on market $224,900 Active 173 DOM
2. 2026-06-29
   days on market $224,900 Active 172 DOM
3. 2026-06-28
   days on market $224,900 Active 171 DOM
4. 2026-06-28
   days on market $224,900 Active 170 DOM
5. 2026-06-27
   days on market $224,900 Active 169 DOM
6. 2026-06-25
   days on market $224,900 Active 167 DOM
7. 2026-06-23
   days on market $224,900 Active 165 DOM
8. 2026-06-21
   days on market $224,900 Active 164 DOM
9. 2026-06-18
   days on market $224,900 Active 161 DOM
10. 2026-06-17
    days on market $224,900 Active 160 DOM
11. 2026-06-16
    days on market $224,900 Active 159 DOM
12. 2026-06-15
    days on market $224,900 Active 158 DOM
13. 2026-06-14
    days on market $224,900 Active 156 DOM
14. 2026-06-13
    days on market $224,900 Active 155 DOM
15. 2026-06-10
    days on market $224,900 Active 153 DOM
16. 2026-06-09
    days on market $224,900 Active 152 DOM
17. 2026-06-08
    days on market $224,900 Active 151 DOM
18. 2026-06-07
    days on market $224,900 Active 150 DOM
19. 2026-06-02
    days on market $224,900 Active 145 DOM
20. 2026-06-01
    days on market $224,900 Active 144 DOM
21. 2026-05-31
    days on market $224,900 Active 143 DOM
22. 2026-05-30
    days on market $224,900 Active 142 DOM
23. 2026-03-20
    price $224,900 1098-char remark

    Show marketing remark (1098 chars)

    The Oxford by Bay to Beach Builders is a charming cottage-style home designed for warmth, efficiency, and flexibility-perfect for downsizing, a first home, or a vacation retreat. With 1,126-1,186 heated sq. ft. , it offers 2-3 bedrooms and 2 bathrooms in a compact, well-planned layout. An open-concept design connects the family room, dining area, and kitchen, creating a spacious feel despite the smaller footprint. The kitchen features a central island and ample counter space, making meal prep and casual dining easy. The primary bedroom offers a peaceful escape with a walk-in closet and ensuite bath. A secondary bedroom-or optional third bedroom-provides comfortable space for guests, family, or a home office. A second full bath adds everyday convenience. A covered front porch enhances curb appeal and invites outdoor relaxation. With customizable exterior finishes, homeowners can personalize their cottage style. Designed for small lots, coastal settings, and countryside locations alike, the Oxford delivers a cozy, functional, and affordable home option for a wide range of lifestyles.

24. 2026-01-08
    listed $221,600 Active 1098-char remark

    Show marketing remark (1098 chars)

    The Oxford by Bay to Beach Builders is a charming cottage-style home designed for warmth, efficiency, and flexibility-perfect for downsizing, a first home, or a vacation retreat. With 1,126-1,186 heated sq. ft. , it offers 2-3 bedrooms and 2 bathrooms in a compact, well-planned layout. An open-concept design connects the family room, dining area, and kitchen, creating a spacious feel despite the smaller footprint. The kitchen features a central island and ample counter space, making meal prep and casual dining easy. The primary bedroom offers a peaceful escape with a walk-in closet and ensuite bath. A secondary bedroom-or optional third bedroom-provides comfortable space for guests, family, or a home office. A second full bath adds everyday convenience. A covered front porch enhances curb appeal and invites outdoor relaxation. With customizable exterior finishes, homeowners can personalize their cottage style. Designed for small lots, coastal settings, and countryside locations alike, the Oxford delivers a cozy, functional, and affordable home option for a wide range of lifestyles.

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 93% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°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 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,032
• − Mortgage interest: −$21,866
• − Property taxes: −$5,855
• − Insurance: −$2,618
• − Repairs & maintenance: −$1,923
• − Management: −$1,923
• − Depreciation: −$11,356
• Taxable loss: −$21,508
• Est. tax savings @ 24.0%: +$5,162
• After-tax cash flow: $-8,891/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 · 4 photos

Good 75/100 Cosmetic rehab Est. rehab $5,630–$16,890 screening

The Oxford by Bay to Beach Builders is a charming cottage-style home in excellent condition, ready for move-in. Minor updates to paint and landscaping would further enhance its curb appeal and value.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New flooring in bathrooms — Fresh flooring improves aesthetics and functionality ↑
• Both New kitchen appliances — Modern appliances enhance functionality and appeal ↑

ⓘ 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 45/100

Zoned Schools

Elementary Lord Baltimore Elementary School B- DE #4/105 Nat'l #8,048/41,679 Middle Selbyville Middle School F DE #12/36 Nat'l #7,581/14,009 High Indian River High School F DE #10/40 Nat'l #7,572/17,239

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 64/100

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

• Census place: Millville, DE
• County: Sussex · 248,853 people
• City population: 2,093
• Population (ZIP): 2,093
• Household income: $89,545
• Rent vs Own: 6.7% rent · 93.3% own
• Severe rent burden: 6% 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 (93%)
• Race & ethnicity: White 93% Hispanic / Latino 2% Two or more races 2% Black 1%
• Common ancestry: Romanian 6% Lithuanian 5% Italian 4%
• Foreign-born: 4% · Canada
• Languages at home: 96% English-only · Other Asian/Pacific 1% Spanish 1% 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: ▼ -0.85%
• Current HPI: 263.8607
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+1.5% since first listed

2 events — show timeline

• 2026-03-20 Price Changed $224,900 Zillow
• 2026-01-08 Listed $221,600 Zillow