1679 South State St Unit A50 · Kent Acres, DE 19901

$32,500

2 bd · 2.0 ba · 924 sqft · SingleFamily · 18 Days on market

Built 1995 Fair condition 980 sqft 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.2/5.0
• Appreciation +0.0/10.0

Listing remarks

1995 Oakwood/14x66Located Lakeland Mobile Home Park "Easy Fixer Upper" Just bring your paint and brush and make this home yours New Skirting Propane Heat Central A/C Electric/Plumbing/Hot Water Heater Good Condition Seller accepts Cash offers or Seller Financing Available It can stay in the park or it can be moved

Key facts

• Built 1995
• Listed 18 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $32k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $32k).
• Recommended offer: $32k (1.5% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#41 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety B; Watch: schools F, amenities F, commute F.
• Caesar Rodney School District (suburban): math 26% / reading 49% proficiency, ranked #9 of 26 in DE (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 184 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 31% of the median local income ($66k/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 $225 of loan paydown is wiped out by about $975 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.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $9k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($32k) is reasonable based on typical stale-listing flexibility.

Recommended offer $32,012 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 5.33% ✓
• Cap rate: 48.53%
• Cash-on-cash: 150.83%
• DSCR: 7.71
• GRM: 1.6

CMA / ARV

• ARV (on-the-fly): $225,456
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1679 S State St Unit A17	0.00mi	2/2.0	927 (+0%)	19mo	$29,000	$31	84
1679 S State St Unit A40	0.00mi	2/2.0	924 (0%)	22mo	$40,000	$43	81
1679 S State St Unit 1A	0.12mi	2/1.0	960 (+4%)	18mo	$53,000	$55	69
7 Steele Rd	0.55mi	3/1.0 (+1)	996 (+8%)	3mo	$250,000	$251	50
69 Mcdaniel Dr	0.47mi	3/1.0 (+1)	1,030 (+12%)	0mo	$250,900	$244	50
53 Mcdaniel Dr	0.48mi	3/1.0 (+1)	982 (+6%)	11mo	$200,000	$204	49
63 Saxton Rd	0.58mi	3/1.0 (+1)	1,006 (+9%)	11mo	$265,000	$263	40
87 Wayne Dr	0.71mi	3/1.0 (+1)	1,030 (+12%)	12mo	$260,000	$252	29

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.25×
• Total profit: $65,934
• Equity at exit: $4,846

10-year hold

• IRR: —
• Equity multiple: 16.89×
• Total profit: $144,587
• Equity at exit: $2,810

Cash invested: $9,100 (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 19901

• Rents YoY: 2.0%
• Active inventory: 184
• Price-to-rent: 1.6×

Monthly cashflow live

• Estimated rent: $1,732 medium
• Mortgage (P&I): −$170
• Tax est. 1.5%: −$41 /mo · $488/yr
• Insurance: −$14
• HOA: −$0
• Vacancy / Maint / Mgmt: −$364
• Net cashflow: $1,144

Break-even live

Break-even rent $284

Max offer price $32,500

Occupancy floor 29%

Sensitivity live

Price	-10% $1,166	-5% $1,155	+0% $1,144	+5% $1,133	+10% $1,121
Rent	-10% $1,007	-5% $1,075	+0% $1,144	+5% $1,212	+10% $1,281
Rate	-1.0pp $1,160	-0.5pp $1,152	base $1,144	+0.5pp $1,135	+1.0pp $1,127

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: $8,125
• Closing costs: $975
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Carolee Dr Dover, DE	3.0	1.0	1008	$2,100	$2.08	44d	1	0.78mi
51 Webbs Ln Dover, DE	2.0	1.0–1.5	787	$1,525	$1.94	44d	11	1.06mi
2030 Generals Way Dover, DE	2.0	1.0	660	$1,499	$2.27	44d	1	1.10mi

Listing history 2 events

1. 2026-04-21
   status Pending
2. 2026-04-03
   listed $32,500 Active

ⓘ 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: $20,786
• − Mortgage interest: −$1,821
• − Property taxes: −$488
• − Insurance: −$162
• − Repairs & maintenance: −$1,663
• − Management: −$1,663
• − Depreciation: −$945
• Taxable income: $14,044
• Est. tax owed @ 24.0%: −$3,371
• After-tax cash flow: $10,355/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 · 6 photos

Fair 45/100 Moderate rehab

This mobile home requires moderate repairs and maintenance, including painting and replacing the propane heater. Upgrades to the exterior and interior paint would significantly enhance its curb appeal and value.

Repairs flagged

• Moderate Metal siding — Weathered appearance
• Minor Paint — Slightly faded

Value-add opportunities

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics
• Both Replace propane heater with electric — Reduces maintenance and improves energy efficiency

Renovation cost estimate screening

Repair item	Severity	Est. cost
Metal siding · Weathered appearance	Moderate	$3,000–15,000
Paint · Slightly faded	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Both Paint exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Replace propane heater with electric — Reduces maintenance and improves energy efficiency ↑

ⓘ 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: Caesar Rodney School District
• NCES district ID: 1000180
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $61,187
• Composite: 33.4/100
• National rank: #5475
• State rank: #9 of 26 in DE

Livability — Kent Acres

• Score: 66/100
• State rank: #41
• US rank: #11466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent Acres, DE
• County: Kent County · 82,184 people
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

2 events — show timeline

• 2026-04-21 Pending — BRIGHT MLS
• 2026-04-03 Listed $32,500 BRIGHT MLS