242 Jackson Ditch Rd · Harrington, DE 19952

$225,000

3 bd · 2.0 ba · 1,120 sqft · Manufactured public records · 11 Days on market

Built 2008 1.03 ac lot

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +7.5/15.0
• Appreciation +4.0/10.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.1/10.0

Listing remarks

Do not miss this great opportunity! You're going to get a single wide featuring 3 beds, 2 baths, a front porch , central air, that is move in ready. A large garage that has 3 bays (35X27 equaling 945 sqft) , with electric and a side door entrance. Another smaller garage (20X24 equaling 480 sqft) that has 1 large bay plus electric and water (another set of washer/dryer hookups are out there as well). All of this sits on 1.03 acres of pristine country land and offers a large U shaped driveway which gives you two entrances. FINANCING IS AVAILABLE. Schedule for your private tour today!

Key facts

• Large garage
• Front porch
• Washer dryer hookups

Tags

• FRONT PORCH
• CENTRAL AIR
• LARGE GARAGE
• WASHER DRYER HOOKUPS
• U SHAPED DRIVEWAY
• TWO ENTRANCES

Property features AI

Exterior

• Parking: Detached 4-car garage with front and side entry and garage door opener; Approximately 945 sq. ft. of garage space; Gravel circular driveway providing about 10 driveway spaces; Total of about 14 garage and parking spaces
• Utilities: Well water; Gravity septic field sewer; Electric service for cooling and hot water
• Home design: Manufactured single-wide home; Very good to good condition; Fee simple ownership
• Construction: Mixed construction materials; Shingle roof; Other-type foundation; Above-grade and below-grade outbuildings; Built year per assessor
• Exterior features: Gutter system; Outbuilding(s); Cleared, level lot

Interior

• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate plank
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: 90% efficient forced air heating; Central air conditioning; Electric hot water
• Interior features: Traditional floor plan; Entry-level bedroom; Master bath; Tub with shower; Walk-in shower; Paneled walls

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $225k.

Deal economics

• At list price, monthly cash flow is $-55 ($-656/yr) — negative.
• To cash-flow at today's rent, offer at most $215k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $160k (28.9% below list).
• Recommended offer: $160k (28.9% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 3.5% in Harrington — 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 73/100 on livability (#9 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D+, amenities F, commute 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.
• Zoned schools: Lake Forest South Elementary School (math 17% / reading 27%, grade F, #70 of 105 statewide, top 70%, 379 students, 0% FRL); Chipman (W.T.) Middle School (math 24% / reading 45%, grade F, #12 of 36 statewide, top 34%, 965 students, 0% FRL); Lake Forest High School (math 27% / reading 47%, grade F, #16 of 40 statewide, top 38%, 870 students, 0% FRL) — zoned schools average 0% FRL vs 47% district-wide (47 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 76 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $2k of loan paydown is wiped out by about $5k 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.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $160,000 (28.9% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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: 0.71% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.04%
• DSCR: 0.95
• GRM: 11.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.50×
• Total profit: $-31,188
• Equity at exit: $42,990

10-year hold

• IRR: -5.0%
• Equity multiple: 0.62×
• Total profit: $-24,247
• Equity at exit: $36,066

Cash invested: $63,000 (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 19952

• Home prices YoY: -0.8%
• Active inventory: 76
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,600 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$45 /mo · $540/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $-55

Break-even live

Break-even rent $1,669

Max offer price $215,341

Occupancy floor 98%

Sensitivity live

Price	-10% $73	-5% $9	+0% $-55	+5% $-118	+10% $-182
Rent	-10% $-181	-5% $-118	+0% $-55	+5% $9	+10% $72
Rate	-1.0pp $59	-0.5pp $3	base $-55	+0.5pp $-113	+1.0pp $-172

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2A E Milby St Harrington, DE	2.0	1.0	1500	$1,600	$1.07	45d	1	1.21mi

Listing history 2 events

1. 2026-04-28
   status Pending
2. 2026-04-17
   listed $225,000 Active

ⓘ 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: $540 · $45/mo
• Projected year-2 tax: $923 · $77/mo
• Expected delta: +$382/yr (+$32/mo · 70.8%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% 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: $19,200
• − Mortgage interest: −$12,603
• − Property taxes: −$540
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,536
• − Management: −$1,536
• − Depreciation: −$6,545
• Taxable loss: −$4,686
• Est. tax savings @ 24.0%: +$1,125
• After-tax cash flow: $469/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: 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 — Harrington

• Score: 73/100
• State rank: #9
• US rank: #5270

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 10,730

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: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Romanian 1% Portuguese 1%
• Foreign-born: 3% · Canada, Vietnam, South Korea
• Languages at home: 93% English-only · Spanish 4% Vietnamese 1% German/W. Germanic 1%

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: ▼ -2.07%
• Current HPI: 268.56
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-04-17 Listed $225,000 BRIGHT MLS

Property tax history

+5.0%/yr

Latest (2025): $540 · +0.4% YoY. Source: county tax records.