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

$255,300

3 bd · 2.0 ba · 1,423 sqft · SingleFamily · 173 Days on market

Good condition

---

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 +4.4/30.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +0.4/10.0
• DSCR +0.0/10.0

Listing remarks MLS

The Milford by Bay to Beach Builders is a charming single-story home offering 1,423 heated sq. ft. , 3 bedrooms, 2 baths, and a 2-car garage. Designed for easy living and efficient use of space, it's ideal for first-time buyers, downsizers, or anyone seeking low-maintenance comfort in Southern Delaware or Maryland's Eastern Shore. Two exterior elevation options-traditional or modern farmhouse-allow for personalized curb appeal. Inside, the functional layout emphasizes openness, with a 20+ ft. great room flowing seamlessly into the dining area and kitchen. Large rear windows bring in natural light, and an optional barn door adds a custom touch. The kitchen is compact yet highly functional, featuring ample cabinetry and a pantry to keep things organized. The private primary suite sits at the back of the home and includes a walk-in closet and full bath. Two secondary bedrooms at the front share a bathroom and work well for guests, children, or a home office. The 2-car garage offers an optional side-load layout and can include a service door for backyard access. Perfect for Milford, Georgetown, Seaford, and communities across Delmarva, the Milford delivers comfort, efficiency, and lasting value in a compact footprint-an ideal home for those ready to simplify without sacrificing style.

Key facts

• Ample cabinetry
• 20 ft great room
• Single story home

Tags

• SINGLE STORY HOME
• TWO EXTERIOR ELEVATION OPTIONS
• 20 FT GREAT ROOM
• LARGE REAR WINDOWS
• OPTIONAL BARN DOOR
• AMPLE CABINETRY

🏗️ New construction. The $255,300 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $430,630.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $255k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-1k ($-14k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $233k (8.7% below list).
• Recommended offer: $225k (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; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).
• This rent runs 31% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-0.8%/yr); year-one equity from $3k 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.

Negotiation context

• It's been on market 173 days — a 12% lower offer ($225k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: property tax is 2.5% 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 $224,664 (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: 0.54% ✗
• Cap rate: 3.13%
• Cash-on-cash: -11.28%
• DSCR: 0.50
• GRM: 15.4

CMA / ARV

• ARV (median comp): $430,630
• List price: $255,300
• Delta: -40.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3 Betsy Ln	0.16mi	3/2.0	1,480 (+4%)	11mo	$480,000	$324	76
36697 W Club House Rd	0.60mi	3/2.0	1,392 (-2%)	4mo	$387,000	$278	65
27 Seabrook Rd	0.34mi	3/2.0	1,250 (-12%)	2mo	$489,000	$391	62
13 S Primrose Ln	0.68mi	3/2.0	1,456 (+2%)	5mo	$394,000	$271	60
223 Chad Pl	0.43mi	3/2.0	1,617 (+14%)	2mo	$580,000	$359	56
38 Hudson Ave	0.36mi	3/2.0	1,632 (+15%)	4mo	$450,000	$276	56
31828 Mill Run Dr	0.38mi	3/2.0	1,250 (-12%)	10mo	$410,900	$329	54
22 Windmill Ln	0.67mi	3/2.0	1,494 (+5%)	11mo	$335,000	$224	52
31434 Oak St	0.66mi	3/2.0	1,568 (+10%)	4mo	$330,000	$210	49
85 Woodland Ave	0.56mi	3/1.5	1,304 (-8%)	11mo	$280,350	$215	48
31461 Hope St	0.70mi	3/2.0	1,232 (-13%)	3mo	$350,000	$284	42
521 Harbor Rd	0.45mi	3/2.5	1,636 (+15%)	13mo	$443,000	$271	41

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: -20.5%
• Equity multiple: 0.13×
• Total profit: $-105,178
• Equity at exit: $107,048

10-year hold

• IRR: -13.9%
• Equity multiple: -0.25×
• Total profit: $-150,725
• Equity at exit: $115,071

Cash invested: $120,576 (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: 23 active · 9 under contract
• Months of supply: 10.6 mo (9%/mo absorbed)
• Median asking: $450,000 ($276/sqft)
• Median days on market: 86 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +9.6% 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: 9.1×

Monthly cashflow live

• Estimated rent: $2,332 medium
• Mortgage (P&I): −$2,258
• Tax est. 1.5%: −$538 /mo · $6,459/yr
• Insurance: −$179
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$490
• Net cashflow: $-1,189

Break-even live

Break-even rent $3,837

Max offer price $258,562

Occupancy floor —

Sensitivity live

Price	-10% $-892	-5% $-1,040	+0% $-1,189	+5% $-1,338	+10% $-1,487
Rent	-10% $-1,373	-5% $-1,281	+0% $-1,189	+5% $-1,097	+10% $-1,005
Rate	-1.0pp $-972	-0.5pp $-1,080	base $-1,189	+0.5pp $-1,301	+1.0pp $-1,414

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: $107,658
• Closing costs: $12,919
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
21 Village Green Dr Ocean View, DE	3.0	2.5	2076	$2,445	$1.18	62d	3	0.79mi
37580 Mahogany St Ocean View, DE	4.0	3.5	1600	$2,300	$1.44	93d	1	1.18mi
33697 Ashland Dr Frankford, DE	3.0	2.0	1696	$2,200	$1.30	93d	1	1.50mi

Listing history 24 events

1. 2026-06-30
   days on market $255,300 Active 173 DOM
2. 2026-06-29
   days on market $255,300 Active 172 DOM
3. 2026-06-28
   days on market $255,300 Active 171 DOM
4. 2026-06-28
   days on market $255,300 Active 170 DOM
5. 2026-06-27
   days on market $255,300 Active 169 DOM
6. 2026-06-25
   days on market $255,300 Active 167 DOM
7. 2026-06-23
   days on market $255,300 Active 165 DOM
8. 2026-06-21
   days on market $255,300 Active 164 DOM
9. 2026-06-18
   days on market $255,300 Active 161 DOM
10. 2026-06-17
    days on market $255,300 Active 160 DOM
11. 2026-06-16
    days on market $255,300 Active 159 DOM
12. 2026-06-15
    days on market $255,300 Active 158 DOM
13. 2026-06-14
    days on market $255,300 Active 156 DOM
14. 2026-06-13
    days on market $255,300 Active 155 DOM
15. 2026-06-10
    days on market $255,300 Active 153 DOM
16. 2026-06-09
    days on market $255,300 Active 152 DOM
17. 2026-06-08
    days on market $255,300 Active 151 DOM
18. 2026-06-07
    days on market $255,300 Active 150 DOM
19. 2026-06-02
    days on market $255,300 Active 145 DOM
20. 2026-06-01
    days on market $255,300 Active 144 DOM
21. 2026-05-31
    days on market $255,300 Active 143 DOM
22. 2026-05-30
    days on market $255,300 Active 142 DOM
23. 2026-03-20
    price $255,300 1301-char remark

    Show marketing remark (1301 chars)

    The Milford by Bay to Beach Builders is a charming single-story home offering 1,423 heated sq. ft. , 3 bedrooms, 2 baths, and a 2-car garage. Designed for easy living and efficient use of space, it's ideal for first-time buyers, downsizers, or anyone seeking low-maintenance comfort in Southern Delaware or Maryland's Eastern Shore. Two exterior elevation options-traditional or modern farmhouse-allow for personalized curb appeal. Inside, the functional layout emphasizes openness, with a 20+ ft. great room flowing seamlessly into the dining area and kitchen. Large rear windows bring in natural light, and an optional barn door adds a custom touch. The kitchen is compact yet highly functional, featuring ample cabinetry and a pantry to keep things organized. The private primary suite sits at the back of the home and includes a walk-in closet and full bath. Two secondary bedrooms at the front share a bathroom and work well for guests, children, or a home office. The 2-car garage offers an optional side-load layout and can include a service door for backyard access. Perfect for Milford, Georgetown, Seaford, and communities across Delmarva, the Milford delivers comfort, efficiency, and lasting value in a compact footprint-an ideal home for those ready to simplify without sacrificing style.

24. 2026-01-08
    listed $251,600 Active 1301-char remark

    Show marketing remark (1301 chars)

    The Milford by Bay to Beach Builders is a charming single-story home offering 1,423 heated sq. ft. , 3 bedrooms, 2 baths, and a 2-car garage. Designed for easy living and efficient use of space, it's ideal for first-time buyers, downsizers, or anyone seeking low-maintenance comfort in Southern Delaware or Maryland's Eastern Shore. Two exterior elevation options-traditional or modern farmhouse-allow for personalized curb appeal. Inside, the functional layout emphasizes openness, with a 20+ ft. great room flowing seamlessly into the dining area and kitchen. Large rear windows bring in natural light, and an optional barn door adds a custom touch. The kitchen is compact yet highly functional, featuring ample cabinetry and a pantry to keep things organized. The private primary suite sits at the back of the home and includes a walk-in closet and full bath. Two secondary bedrooms at the front share a bathroom and work well for guests, children, or a home office. The 2-car garage offers an optional side-load layout and can include a service door for backyard access. Perfect for Milford, Georgetown, Seaford, and communities across Delmarva, the Milford delivers comfort, efficiency, and lasting value in a compact footprint-an ideal home for those ready to simplify without sacrificing style.

ⓘ 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: $27,986
• − Mortgage interest: −$24,122
• − Property taxes: −$6,459
• − Insurance: −$2,820
• − Repairs & maintenance: −$2,239
• − Management: −$2,239
• − Depreciation: −$12,527
• Taxable loss: −$22,420
• Est. tax savings @ 24.0%: +$5,381
• After-tax cash flow: $-8,889/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 · 3 photos

Good 80/100 Cosmetic rehab Est. rehab $7,115–$21,345 screening

The Milford by Bay to Beach Builders is a well-maintained single-story home with a good condition score, offering a good return on investment with minor cosmetic updates.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Resale Kitchen backsplash — Improves functionality and aesthetic ↑
• Resale Bathroom vanity and fixtures — Enhances functionality and aesthetic ↑

ⓘ 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

---

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 (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%

---

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 $255,300 Zillow
• 2026-01-08 Listed $251,600 Zillow