34158 Indian Cabin Creek Rd · Long Neck, DE 19966

$119,900

3 bd · 2.0 ba · 1,354 sqft · Manufactured · 86 Days on market

Built 1966 3,049 sqft lot $89/sqft · 87% above area

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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
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Land lease paid through June. Turnkey with 2025 New Roof and newer floors. Motivated Sellers. Please bring all offers. Amenities, Amenities, Amenities. Welcome to Your Secluded Paradise at Pot-Nets Bayside! Be in by Memorial Day and enjoy the entire summer. Discover the ultimate beach and boating lifestyle in this immaculate three-bedroom, two-bath home, nestled in a tranquil setting surrounded by mature trees. Enjoy the luxury of privacy while being just a stone's throw away from all waterfront amenities. Key Features: Recent Upgrades: A new roof was installed in June 2025, along with new front and back storm doors. The back and front decks have been upgraded with durable Trex decking for low maintenance. Spacious Living Areas: This home features a bonus living room, providing cozy spaces for relaxation and privacy. The open floor plan includes a sizable eat-in kitchen with modern stainless-steel appliances and ample room for a large dining table. Accommodating Bedrooms: Three generously sized bedrooms ensure plenty of space for family and guests. A conveniently located, separately enclosed laundry room equipped with a large washer, dryer, and laundry tub adds to your convenience. Outdoor Paradise: Step outside to a large, fenced yard—perfect for children and pets to play safely. Enjoy family barbecues in this outdoor oasis, complemented by ample parking for boats, golf carts, and cars. The large shed with electricity provides additional storage for your golf cart and equipment. Community Amenities: Located within the vibrant Pot-Nets Bayside community, you'll have direct access to the Indian River Inlet, private beaches, marinas, and a host of amenities. Enjoy two pools, scenic golf car paths, tennis courts, playgrounds, and endless outdoor activities, all surrounded by picturesque waterways. Stroll or golf cart ride to the iconic Paradise Grill for delicious food, drinks, and live entertainment. With nearly 5 miles of waterfront, 800 boat slips, and a variety of recreational areas—including tennis/pickleball courts, basketball courts, and nature trails—there’s something for everyone to enjoy. Join many family fun activities. Experience the joy of waterfront living in Pot-Nets Bayside, where generations of families have created lasting memories. Your new home awaits—embrace the perfect blend of recreation and relaxation! Land rent, including refuse, is $1001.83 per month.

Key facts

• Recent upgrades
• Fenced yard
• Tennis courts

Tags

• RECENT UPGRADES
• FENCED YARD
• LARGE SHED
• PRIVATE BEACHES
• TWO POOLS
• TENNIS COURTS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $483 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $113k (6.0% below list) — sets the bar for market timing.
• Cap rate 15.7% 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.
• 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.
• Market conditions: 865 active listings in the ZIP; 1 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 34% 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 $829 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 $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $9k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $112,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1966 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 1.87% ✓
• Cap rate: 15.74%
• Cash-on-cash: 33.73%
• DSCR: 2.50
• GRM: 4.5

CMA / ARV

• ARV (median comp): $64,169
• List price: $119,900
• Delta: 86.85%
• Verdict: OVERPRICED
• Comps: 5 within 2.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34122 Sassafras Rd #228	0.15mi	3/1.0	1,330 (-2%)	23mo	$105,000	$79	67
34433 River Rd #4972	0.11mi	3/2.0	1,510 (+12%)	20mo	$45,000	$30	59
34651 Deck St	0.48mi	3/1.5	1,476 (+9%)	7mo	$40,000	$27	55

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: 8.8%
• Equity multiple: 1.35×
• Total profit: $11,657
• Equity at exit: $17,877

10-year hold

• IRR: 18.2%
• Equity multiple: 2.52×
• Total profit: $51,059
• Equity at exit: $10,367

Cash invested: $33,572 (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 19966

• Home prices YoY: -6.4%
• Active inventory: 865
• Price-to-rent: 4.5×

Monthly cashflow live

• Estimated rent: $2,243 medium
• Mortgage (P&I): −$629
• Tax est. 1.5%: −$150 /mo · $1,798/yr
• Insurance: −$50
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $483

Break-even live

Break-even rent $1,632

Max offer price $119,900

Occupancy floor 73%

Sensitivity live

Price	-10% $566	-5% $525	+0% $483	+5% $442	+10% $400
Rent	-10% $306	-5% $395	+0% $483	+5% $572	+10% $660
Rate	-1.0pp $543	-0.5pp $514	base $483	+0.5pp $452	+1.0pp $420

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
35829 S Gloucester Cir Unit 35829 Long Neck, DE	3.0	2.5	1500	$1,995	$1.33	14d	1	1.31mi

Listing history 22 events

1. 2026-06-18
   days on market $119,900 Active 86 DOM
2. 2026-06-17
   days on market $119,900 Active 85 DOM
3. 2026-06-16
   days on market $119,900 Active 84 DOM
4. 2026-06-15
   days on market $119,900 Active 83 DOM
5. 2026-06-14
   days on market $119,900 Active 81 DOM
6. 2026-06-13
   days on market $119,900 Active 80 DOM
7. 2026-06-10
   days on market $119,900 Active 78 DOM
8. 2026-06-09
   days on market $119,900 Active 77 DOM
9. 2026-06-08
   days on market $119,900 Active 76 DOM
10. 2026-06-07
    days on market $119,900 Active 75 DOM
11. 2026-06-02
    days on market $119,900 Active 70 DOM
12. 2026-06-01
    days on market $119,900 Active 69 DOM
13. 2026-05-31
    days on market $119,900 Active 68 DOM
14. 2026-05-30
    days on market $119,900 Active 67 DOM
15. 2026-04-19
    price $124,900 2446-char remark

    Show marketing remark (2446 chars)

    Land lease paid through June. Turnkey with 2025 New Roof and newer floors. Motivated Sellers. Please bring all offers. Amenities, Amenities, Amenities. Welcome to Your Secluded Paradise at Pot-Nets Bayside! Be in by Memorial Day and enjoy the entire summer. Discover the ultimate beach and boating lifestyle in this immaculate three-bedroom, two-bath home, nestled in a tranquil setting surrounded by mature trees. Enjoy the luxury of privacy while being just a stone's throw away from all waterfront amenities. Key Features: Recent Upgrades: A new roof was installed in June 2025, along with new front and back storm doors. The back and front decks have been upgraded with durable Trex decking for low maintenance. Spacious Living Areas: This home features a bonus living room, providing cozy spaces for relaxation and privacy. The open floor plan includes a sizable eat-in kitchen with modern stainless-steel appliances and ample room for a large dining table. Accommodating Bedrooms: Three generously sized bedrooms ensure plenty of space for family and guests. A conveniently located, separately enclosed laundry room equipped with a large washer, dryer, and laundry tub adds to your convenience. Outdoor Paradise: Step outside to a large, fenced yard—perfect for children and pets to play safely. Enjoy family barbecues in this outdoor oasis, complemented by ample parking for boats, golf carts, and cars. The large shed with electricity provides additional storage for your golf cart and equipment. Community Amenities: Located within the vibrant Pot-Nets Bayside community, you'll have direct access to the Indian River Inlet, private beaches, marinas, and a host of amenities. Enjoy two pools, scenic golf car paths, tennis courts, playgrounds, and endless outdoor activities, all surrounded by picturesque waterways. Stroll or golf cart ride to the iconic Paradise Grill for delicious food, drinks, and live entertainment. With nearly 5 miles of waterfront, 800 boat slips, and a variety of recreational areas—including tennis/pickleball courts, basketball courts, and nature trails—there’s something for everyone to enjoy. Join many family fun activities. Experience the joy of waterfront living in Pot-Nets Bayside, where generations of families have created lasting memories. Your new home awaits—embrace the perfect blend of recreation and relaxation! Land rent, including refuse, is $1001.83 per month.

16. 2026-03-24
    listed $128,999 Active 2446-char remark

    Show marketing remark (2446 chars)

    Land lease paid through June. Turnkey with 2025 New Roof and newer floors. Motivated Sellers. Please bring all offers. Amenities, Amenities, Amenities. Welcome to Your Secluded Paradise at Pot-Nets Bayside! Be in by Memorial Day and enjoy the entire summer. Discover the ultimate beach and boating lifestyle in this immaculate three-bedroom, two-bath home, nestled in a tranquil setting surrounded by mature trees. Enjoy the luxury of privacy while being just a stone's throw away from all waterfront amenities. Key Features: Recent Upgrades: A new roof was installed in June 2025, along with new front and back storm doors. The back and front decks have been upgraded with durable Trex decking for low maintenance. Spacious Living Areas: This home features a bonus living room, providing cozy spaces for relaxation and privacy. The open floor plan includes a sizable eat-in kitchen with modern stainless-steel appliances and ample room for a large dining table. Accommodating Bedrooms: Three generously sized bedrooms ensure plenty of space for family and guests. A conveniently located, separately enclosed laundry room equipped with a large washer, dryer, and laundry tub adds to your convenience. Outdoor Paradise: Step outside to a large, fenced yard—perfect for children and pets to play safely. Enjoy family barbecues in this outdoor oasis, complemented by ample parking for boats, golf carts, and cars. The large shed with electricity provides additional storage for your golf cart and equipment. Community Amenities: Located within the vibrant Pot-Nets Bayside community, you'll have direct access to the Indian River Inlet, private beaches, marinas, and a host of amenities. Enjoy two pools, scenic golf car paths, tennis courts, playgrounds, and endless outdoor activities, all surrounded by picturesque waterways. Stroll or golf cart ride to the iconic Paradise Grill for delicious food, drinks, and live entertainment. With nearly 5 miles of waterfront, 800 boat slips, and a variety of recreational areas—including tennis/pickleball courts, basketball courts, and nature trails—there’s something for everyone to enjoy. Join many family fun activities. Experience the joy of waterfront living in Pot-Nets Bayside, where generations of families have created lasting memories. Your new home awaits—embrace the perfect blend of recreation and relaxation! Land rent, including refuse, is $1001.83 per month.

17. 2023-08-02
    soldstatus $75,000 Closed 837-char remark

    Show marketing remark (837 chars)

    Welcome to 34158 Indian Cabin Creek. Located in beautiful Pot Nets Bayside. Immediately feel relaxed as you enter the community. This home and community offers so much. Coastal Delaware living at an affordable rate! This home has received quite a few improvements over the last few years. Such as, an updated HVAC system (3 years old), new cabinetry, updated appliances (2 years old) and a beautiful gazebo. This home also offers a private fenced yard, jetted tub and a shed for all your storage needs. Included in your Pot Nets lot rent is all the amenities you could ask for. Two community pools, tennis courts, walking trails, private community beach, marinas, dog park and much more. Not to mention you are a quick golf cart ride away from Paradise Grill. Sit back and relax this summer at 34158 Indian Cabin Creek, Pot Nets Bayside.

18. 2023-07-06
    status Pending 837-char remark

    Show marketing remark (837 chars)

    Welcome to 34158 Indian Cabin Creek. Located in beautiful Pot Nets Bayside. Immediately feel relaxed as you enter the community. This home and community offers so much. Coastal Delaware living at an affordable rate! This home has received quite a few improvements over the last few years. Such as, an updated HVAC system (3 years old), new cabinetry, updated appliances (2 years old) and a beautiful gazebo. This home also offers a private fenced yard, jetted tub and a shed for all your storage needs. Included in your Pot Nets lot rent is all the amenities you could ask for. Two community pools, tennis courts, walking trails, private community beach, marinas, dog park and much more. Not to mention you are a quick golf cart ride away from Paradise Grill. Sit back and relax this summer at 34158 Indian Cabin Creek, Pot Nets Bayside.

19. 2023-06-27
    price $87,999 837-char remark

    Show marketing remark (837 chars)

    Welcome to 34158 Indian Cabin Creek. Located in beautiful Pot Nets Bayside. Immediately feel relaxed as you enter the community. This home and community offers so much. Coastal Delaware living at an affordable rate! This home has received quite a few improvements over the last few years. Such as, an updated HVAC system (3 years old), new cabinetry, updated appliances (2 years old) and a beautiful gazebo. This home also offers a private fenced yard, jetted tub and a shed for all your storage needs. Included in your Pot Nets lot rent is all the amenities you could ask for. Two community pools, tennis courts, walking trails, private community beach, marinas, dog park and much more. Not to mention you are a quick golf cart ride away from Paradise Grill. Sit back and relax this summer at 34158 Indian Cabin Creek, Pot Nets Bayside.

20. 2023-06-08
    listed $89,999 Active 837-char remark

    Show marketing remark (837 chars)

    Welcome to 34158 Indian Cabin Creek. Located in beautiful Pot Nets Bayside. Immediately feel relaxed as you enter the community. This home and community offers so much. Coastal Delaware living at an affordable rate! This home has received quite a few improvements over the last few years. Such as, an updated HVAC system (3 years old), new cabinetry, updated appliances (2 years old) and a beautiful gazebo. This home also offers a private fenced yard, jetted tub and a shed for all your storage needs. Included in your Pot Nets lot rent is all the amenities you could ask for. Two community pools, tennis courts, walking trails, private community beach, marinas, dog park and much more. Not to mention you are a quick golf cart ride away from Paradise Grill. Sit back and relax this summer at 34158 Indian Cabin Creek, Pot Nets Bayside.

21. 2017-04-21
    soldstatus $24,900
22. 2017-03-06
    listed $24,900

ⓘ 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 10/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,918
• − Mortgage interest: −$6,716
• − Property taxes: −$1,798
• − Insurance: −$6,124
• − Repairs & maintenance: −$2,153
• − Management: −$2,153
• − Depreciation: −$3,488
• Taxable income: $4,484
• Est. tax owed @ 24.0%: −$1,076
• After-tax cash flow: $4,721/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: 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

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

• Census place: Long Neck, DE
• County: Sussex County · 82,708 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 35,884
• Household income: $78,305
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 464.0

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 (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%

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

Price history

+401.6% since first listed

8 events — show timeline

• 2026-04-19 Price Changed $124,900 BRIGHT MLS
• 2026-03-24 Listed $128,999 BRIGHT MLS
• 2023-08-02 Sold (MLS) $75,000 BRIGHT MLS
• 2023-07-06 Pending — BRIGHT MLS
• 2023-06-27 Price Changed $87,999 BRIGHT MLS
• 2023-06-08 Listed $89,999 BRIGHT MLS
• 2017-04-21 Sold (MLS) $24,900 BRIGHT MLS
• 2017-03-06 Listed $24,900 BRIGHT MLS

Property tax history

+0.9%/yr

Latest (2025): $118 · -17.8% YoY. Source: county tax records.