126 Boxwood Rd #126 · Middletown, DE 19709

$69,900

2 bd · 2.0 ba · 1,050 sqft · SingleFamily · 66 Days on market

Built 2002 Good condition $67/sqft · 30% below area Est $100k · 30% under ↓ 13% since listing

---

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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.8/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 126 Boxwood Rd in the desirable Village Brook community! This spacious 2002 Liberty single-wide offers 2 bedrooms, 2 full bathrooms, plus a versatile office/flex room that can easily function as a guest space, all within an impressive 70’ x 15’ layout designed for comfortable everyday living. Step inside to find a bright, open floor plan featuring updated laminate vinyl plank flooring throughout most of the home, brand new carpeting in the bedrooms, fresh paint, and a completely refreshed feel from top to bottom. The updated kitchen is the heart of the home, showcasing modern cabinetry, stylish backsplash, and ample counter space, all flowing seamlessly into the main living area, perfect for both entertaining and relaxing. An additional office or flex room provides extra versatility for working from home, hobbies, or guest space. Both bathrooms have been fully updated, and a dedicated laundry area adds everyday convenience. Outside, enjoy the charming front and rear decks, ideal for morning coffee or winding down in the evening, as well as a spacious driveway that accommodates up to three vehicles. A storage shed offers additional space for tools and outdoor equipment. Located in the Appoquinimink School District and just minutes from shopping, dining, and major conveniences, this home combines comfort, updates, and location. Whether you’re looking to downsize or find a low-maintenance lifestyle, this move-in ready home is a fantastic opportunity. Don’t miss your chance. Schedule your tour today!

Key facts

• 3 parking spots
• Built 2002
• Listed 65 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $70k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $66k (6.0% below list) — sets the bar for market timing.
• Cap rate 29.0% vs local median 3.0% in Middletown — 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 71/100 on livability (#17 in DE) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, commute F.
• Appoquinimink School District (rural): math 37% / reading 52% proficiency, ranked #6 of 26 in DE (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Market conditions: Rents rising (+1.1%/yr); 451 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $483 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• New Castle County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 1.1% rent growth), your $20k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 66 days — a 6% lower offer ($66k) is reasonable based on typical stale-listing flexibility.

Recommended offer $65,706 (6.0% below list)

Questions for the listing agent

1. It's been on market 66 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 3.27% ✓
• Cap rate: 29.02%
• Cash-on-cash: 81.16%
• DSCR: 4.61
• GRM: 2.5

CMA / ARV

• ARV (median comp): $99,869
• List price: $69,900
• Delta: -30.01%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
620 Village Dr Unit A620	0.17mi	3/2.0 (+1)	1,050 (0%)	8mo	$68,000	$65	81
738 Cleaver Farms Rd	0.28mi	3/2.0 (+1)	1,080 (+3%)	1mo	$87,000	$81	76
455 Alder Ave	0.30mi	3/2.0 (+1)	1,100 (+5%)	12mo	$55,000	$50	63
726 Cleaver Farms Rd	0.24mi	3/2.0 (+1)	1,000 (-5%)	21mo	$50,000	$50	58
622 Lafayette Cir Unit A622	0.36mi	3/2.0 (+1)	1,200 (+14%)	7mo	$60,000	$50	48
308 New St	0.64mi	3/1.0 (+1)	1,128 (+7%)	1mo	$80,000	$71	48
403 New St	0.58mi	3/1.0 (+1)	1,150 (+10%)	2mo	$310,000	$270	47
405 New St	0.56mi	3/1.5 (+1)	1,175 (+12%)	14mo	$299,900	$255	35

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: 79.2%
• Equity multiple: 4.51×
• Total profit: $68,663
• Equity at exit: $10,422

10-year hold

• IRR: 82.2%
• Equity multiple: 8.73×
• Total profit: $151,294
• Equity at exit: $6,044

Cash invested: $19,572 (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 19709

• Home prices YoY: -21.4%
• Rents YoY: 1.1%
• Active inventory: 451
• Price-to-rent: 2.5×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$367
• Tax est. 1.5%: −$87 /mo · $1,048/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $1,324

Break-even live

Break-even rent $611

Max offer price $69,900

Occupancy floor 37%

Sensitivity live

Price	-10% $1,372	-5% $1,348	+0% $1,324	+5% $1,300	+10% $1,275
Rent	-10% $1,143	-5% $1,233	+0% $1,324	+5% $1,414	+10% $1,504
Rate	-1.0pp $1,359	-0.5pp $1,342	base $1,324	+0.5pp $1,306	+1.0pp $1,287

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: $17,475
• Closing costs: $2,097
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
404 Naughty Ln Unit 404 Middletown, DE	3.0	3.0	1200	$2,600	$2.17	24d	1	1.45mi

Listing history 17 events

1. 2026-06-18
   days on market $69,900 Active 66 DOM
2. 2026-06-17
   days on market $69,900 Active 65 DOM
3. 2026-06-16
   days on market $69,900 Active 64 DOM
4. 2026-06-15
   days on market $69,900 Active 63 DOM
5. 2026-06-13
   days on market $69,900 Active 61 DOM
6. 2026-06-09
   days on market $69,900 Active 57 DOM
7. 2026-06-08
   days on market $69,900 Active 56 DOM
8. 2026-06-07
   days on market $69,900 Active 55 DOM
9. 2026-06-04
   days on market $69,900 Active 52 DOM
10. 2026-06-03
    days on market $69,900 Active 51 DOM
11. 2026-06-02
    days on market $69,900 Active 50 DOM
12. 2026-06-01
    days on market $69,900 Active 49 DOM
13. 2026-05-31
    days on market $69,900 Active 48 DOM
14. 2026-05-01
    price $69,900 1556-char remark

    Show marketing remark (1556 chars)

    Welcome to 126 Boxwood Rd in the desirable Village Brook community! This spacious 2002 Liberty single-wide offers 2 bedrooms, 2 full bathrooms, plus a versatile office/flex room that can easily function as a guest space, all within an impressive 70’ x 15’ layout designed for comfortable everyday living. Step inside to find a bright, open floor plan featuring updated laminate vinyl plank flooring throughout most of the home, brand new carpeting in the bedrooms, fresh paint, and a completely refreshed feel from top to bottom. The updated kitchen is the heart of the home, showcasing modern cabinetry, stylish backsplash, and ample counter space, all flowing seamlessly into the main living area, perfect for both entertaining and relaxing. An additional office or flex room provides extra versatility for working from home, hobbies, or guest space. Both bathrooms have been fully updated, and a dedicated laundry area adds everyday convenience. Outside, enjoy the charming front and rear decks, ideal for morning coffee or winding down in the evening, as well as a spacious driveway that accommodates up to three vehicles. A storage shed offers additional space for tools and outdoor equipment. Located in the Appoquinimink School District and just minutes from shopping, dining, and major conveniences, this home combines comfort, updates, and location. Whether you’re looking to downsize or find a low-maintenance lifestyle, this move-in ready home is a fantastic opportunity. Don’t miss your chance. Schedule your tour today!

15. 2026-04-27
    price $70,000 1556-char remark

    Show marketing remark (1556 chars)

    Welcome to 126 Boxwood Rd in the desirable Village Brook community! This spacious 2002 Liberty single-wide offers 2 bedrooms, 2 full bathrooms, plus a versatile office/flex room that can easily function as a guest space, all within an impressive 70’ x 15’ layout designed for comfortable everyday living. Step inside to find a bright, open floor plan featuring updated laminate vinyl plank flooring throughout most of the home, brand new carpeting in the bedrooms, fresh paint, and a completely refreshed feel from top to bottom. The updated kitchen is the heart of the home, showcasing modern cabinetry, stylish backsplash, and ample counter space, all flowing seamlessly into the main living area, perfect for both entertaining and relaxing. An additional office or flex room provides extra versatility for working from home, hobbies, or guest space. Both bathrooms have been fully updated, and a dedicated laundry area adds everyday convenience. Outside, enjoy the charming front and rear decks, ideal for morning coffee or winding down in the evening, as well as a spacious driveway that accommodates up to three vehicles. A storage shed offers additional space for tools and outdoor equipment. Located in the Appoquinimink School District and just minutes from shopping, dining, and major conveniences, this home combines comfort, updates, and location. Whether you’re looking to downsize or find a low-maintenance lifestyle, this move-in ready home is a fantastic opportunity. Don’t miss your chance. Schedule your tour today!

16. 2026-04-14
    listed $80,000 Active 1556-char remark

    Show marketing remark (1556 chars)

    Welcome to 126 Boxwood Rd in the desirable Village Brook community! This spacious 2002 Liberty single-wide offers 2 bedrooms, 2 full bathrooms, plus a versatile office/flex room that can easily function as a guest space, all within an impressive 70’ x 15’ layout designed for comfortable everyday living. Step inside to find a bright, open floor plan featuring updated laminate vinyl plank flooring throughout most of the home, brand new carpeting in the bedrooms, fresh paint, and a completely refreshed feel from top to bottom. The updated kitchen is the heart of the home, showcasing modern cabinetry, stylish backsplash, and ample counter space, all flowing seamlessly into the main living area, perfect for both entertaining and relaxing. An additional office or flex room provides extra versatility for working from home, hobbies, or guest space. Both bathrooms have been fully updated, and a dedicated laundry area adds everyday convenience. Outside, enjoy the charming front and rear decks, ideal for morning coffee or winding down in the evening, as well as a spacious driveway that accommodates up to three vehicles. A storage shed offers additional space for tools and outdoor equipment. Located in the Appoquinimink School District and just minutes from shopping, dining, and major conveniences, this home combines comfort, updates, and location. Whether you’re looking to downsize or find a low-maintenance lifestyle, this move-in ready home is a fantastic opportunity. Don’t miss your chance. Schedule your tour today!

17. 2026-04-13
    historical $80,000 1556-char remark

    Show marketing remark (1556 chars)

    Welcome to 126 Boxwood Rd in the desirable Village Brook community! This spacious 2002 Liberty single-wide offers 2 bedrooms, 2 full bathrooms, plus a versatile office/flex room that can easily function as a guest space, all within an impressive 70’ x 15’ layout designed for comfortable everyday living. Step inside to find a bright, open floor plan featuring updated laminate vinyl plank flooring throughout most of the home, brand new carpeting in the bedrooms, fresh paint, and a completely refreshed feel from top to bottom. The updated kitchen is the heart of the home, showcasing modern cabinetry, stylish backsplash, and ample counter space, all flowing seamlessly into the main living area, perfect for both entertaining and relaxing. An additional office or flex room provides extra versatility for working from home, hobbies, or guest space. Both bathrooms have been fully updated, and a dedicated laundry area adds everyday convenience. Outside, enjoy the charming front and rear decks, ideal for morning coffee or winding down in the evening, as well as a spacious driveway that accommodates up to three vehicles. A storage shed offers additional space for tools and outdoor equipment. Located in the Appoquinimink School District and just minutes from shopping, dining, and major conveniences, this home combines comfort, updates, and location. Whether you’re looking to downsize or find a low-maintenance lifestyle, this move-in ready home is a fantastic opportunity. Don’t miss your chance. Schedule your tour today!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $27,446
• − Mortgage interest: −$3,915
• − Property taxes: −$1,048
• − Insurance: −$350
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$2,033
• Taxable income: $15,708
• Est. tax owed @ 24.0%: −$3,770
• After-tax cash flow: $12,116/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 2002 Liberty single-wide is in excellent condition with updated interiors and a fresh exterior. It offers a good return on investment with minimal updates needed.

Value-add opportunities

• Both Painting exterior siding — Enhances curb appeal and value
• Both Landscaping improvements — Enhances curb appeal and value
• Both Replace ceiling fans with modern fixtures — Modernizes the space and adds value

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior siding — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Replace ceiling fans with modern fixtures — Modernizes the space and adds value ↑

ⓘ 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: Appoquinimink School District
• NCES district ID: 1000080
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $93,397
• Composite: 42.32/100
• National rank: #3256
• State rank: #6 of 26 in DE

Livability — Middletown

• Score: 71/100
• State rank: #17
• US rank: #6446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, DE
• County: New Castle County · 483,412 people
• City population: 53,234
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 53,234
• Household income: $132,956
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 268.0

Population outlook (New Castle County) Hauer SSP2

• Today (2025): 594,686 people
• By 2030: 609,164 · +2.4%
• By 2040: 632,154 · +6.3%
• By 2050: 649,068 · +9.1%
• By 2075: 687,771 · +15.7%
• By 2100: 694,961 · +16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 59% Black 23% Asian 7% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 5% Slovak 1% Iranian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 3% French/Haitian/Cajun 1%

Political lean MEDSL · New Castle

• 2024 margin: Solid D (+32.6) · D 65.5% · R 32.9% · Other 1.6%
• 2008→2024 swing: -8.1pp toward R · 2008: 40.6pp · 2024: 32.6pp
• All cycles: 2024: D+32.6 2020: D+37.1 2016: D+29.6 2012: D+34.1 2008: D+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -86.40%
• Current HPI: 317.1386
• Rent YoY: ▲ 1.07%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

-12.6% since first listed

4 events — show timeline

• 2026-05-01 Price Changed $69,900 BRIGHT MLS
• 2026-04-27 Price Changed $70,000 BRIGHT MLS
• 2026-04-14 Listed $80,000 BRIGHT MLS
• 2026-04-13 Coming Soon $80,000 BRIGHT MLS