19958 Dodd Ave Unit G-18 · Rehoboth Beach, DE 19971

$150,000

2 bd · 2.0 ba · 900 sqft · SingleFamily · 44 Days on market

Built 2011 Good condition 3,049 sqft lot $167/sqft · 41% above area Est $106k · 41% over ↓ 6% since listing

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Why this score? — see what drove the C+ 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
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

The Rehoboth boardwalk and its beautiful beaches are approximately 2 miles from the Sea Air Village community entrance! And the Cape Henlopen State Park is about 6.5 miles away. The DART bus has a stop just outside of the community at the IHOP restaurant for those days when you don’t want to hunt for in-town parking. Plus, there is a large community pool just two blocks away for fun summer days. This 2011 Skyline is a compact 900 sq. ft. doublewide. It features a 10’x10’ covered front porch for your outdoor living space. Inside you’ll find vaulted ceilings, drywall finishes, and tigerwood flooring. The home has a living room and a sunroom. The dining area adjoins the

Key facts

• Covered front porch
• Tigerwood flooring
• Community pool

Tags

• COVERED FRONT PORCH
• COMMUNITY POOL
• TIGERWOOD FLOORING
• GALLEY-STYLE KITCHEN
• MAIN BEDROOM EN SUITE
• LARGE WALK-IN CLOSET

Property features AI

Finance

• Other: Ground rent listed as an annual expense in association information
• Financial info: Land lease exists with monthly land lease payment; Monthly land lease payment of $721 (1 year remaining)
• HOA & community: HOA/association covers common area maintenance, pool(s), road maintenance, snow removal, trash and water; Community amenities include outdoor pool, basketball courts, dog park, picnic area, playground/tot lots and common grounds

Exterior

• Parking: Asphalt driveway with 2 driveway spaces (2 total garage/parking spaces)
• Utilities: Public sewer; Community water; 200+ amp electric service (220 volts); Municipal trash service; Cable and satellite internet available
• Home design: Manufactured double-wide home (Skyline, model Leola); Estimated year built; Entry at main level; Outside city limits; located in a private, blacktop road community (Sun Communities)
• Construction: Vinyl siding; Architectural shingle roof; Crawl space foundation with pillar/post/pier; Building not winterized
• Exterior features: Porch(es); Shed; Community pool (fenced, in-ground)

Interior

• Kitchen: Galley-style kitchen; Built-in microwave; Electric oven/range; Dishwasher; Refrigerator
• Bedrooms: 2 bedrooms on the main level; Master bedroom with walk-in closet
• Flooring: Hardwood floors; Vinyl flooring
• Bathrooms: 2 full bathrooms (both on the main level); Master bath
• Heating & cooling: Forced air heating (electric); Central air conditioning; Ceiling fans
• Interior features: Traditional floor plan with crown moldings and window treatments; Ceiling fans; Tub with shower; Dry wall walls and ceilings; Insulated and storm doors
• Laundry & utility: Washer and dryer in unit (dryer is electric); Washer and dryer located on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $150k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $745 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $146k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.3% vs local median 1.1% in Rehoboth Beach — 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 (#20 in DE) — a middle-class / working-renter tenant base. Strengths: schools A+, amenities A+, employment A+; Watch: crime F, commute F, cost of living F.
• Cape Henlopen School District (town): math 42% / reading 55% proficiency, ranked #5 of 26 in DE (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 331 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 60% 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: 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 $145,500 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-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?
4. Crime grade is F 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?
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: 1.50% ✓
• Cap rate: 12.25%
• Cash-on-cash: 21.29%
• DSCR: 1.95
• GRM: 5.5

CMA / ARV

• ARV (median comp): $106,389
• List price: $150,000
• Delta: 40.99%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
19883 Atlantic Ave #54290	0.07mi	2/2.0	960 (+7%)	10mo	$115,000	$120	77
20087 Atlantic Ave #52388	0.34mi	2/2.0	924 (+3%)	9mo	$121,000	$131	72
20054 Delaware Ave Unit K-66	0.31mi	2/2.0	980 (+9%)	8mo	$88,000	$90	64
19935 Sea Air Ave #3263	0.31mi	2/1.0	1,000 (+11%)	3mo	$21,587	$22	61
19989 Center Ave Unit D95	0.32mi	2/1.0	840 (-7%)	11mo	$68,000	$81	61
20053 Atlantic Ave Unit F-87	0.26mi	3/2.0 (+1)	980 (+9%)	14mo	$85,000	$87	56
26 Sunnyfield Rd Unit E-15	0.67mi	2/1.0	840 (-7%)	2mo	$110,000	$131	52
36104 Knight St #146	0.57mi	2/2.0	980 (+9%)	8mo	$68,400	$70	52
36375 Shady Dr	0.72mi	2/2.5	924 (+3%)	13mo	$390,000	$422	49
36259 King St Lot 168	0.39mi	3/1.0 (+1)	980 (+9%)	13mo	$110,000	$112	47
29 Baybreeze Rd Unit C-27	0.65mi	3/1.5 (+1)	980 (+9%)	5mo	$25,000	$26	44
22 Sunnyfield Rd Unit E-13	0.71mi	3/2.0 (+1)	1,008 (+12%)	0mo	$145,000	$144	42

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: 13.8%
• Equity multiple: 1.55×
• Total profit: $23,193
• Equity at exit: $22,365

10-year hold

• IRR: 22.6%
• Equity multiple: 2.94×
• Total profit: $81,453
• Equity at exit: $12,969

Cash invested: $42,000 (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 19971

• Active inventory: 331
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $2,256 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$474
• Net cashflow: $745

Break-even live

Break-even rent $1,312

Max offer price $150,000

Occupancy floor 62%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
36400 Warwick Dr Rehoboth Beach, DE	3.0	2.5	792	$3,500	$4.42	43d	1	0.86mi
35948 Haven Dr #201 Rehoboth Beach, DE	2.0	2.0	858	$1,800	$2.10	20d	1	0.98mi
107 Strawberry Way Rehoboth Beach, DE	3.0	2.0	1025	$2,750	$2.68	43d	1	1.02mi
300 Pebble Dr #318 Rehoboth Beach, DE	2.0	2.0	940	$1,800	$1.91	20d	1	1.06mi
32015 Azure Ave Rehoboth Beach, DE	1.0–3.0	1.0–2.0	1054	$2,095	$1.99	43d	1	1.47mi

Listing history 18 events

1. 2026-06-18
   days on market $150,000 Active 44 DOM
2. 2026-06-17
   days on market $150,000 Active 43 DOM
3. 2026-06-16
   days on market $150,000 Active 42 DOM
4. 2026-06-15
   days on market $150,000 Active 41 DOM
5. 2026-06-14
   days on market $150,000 Active 39 DOM
6. 2026-06-13
   days on market $150,000 Active 38 DOM
7. 2026-06-10
   days on market $150,000 Active 36 DOM
8. 2026-06-09
   days on market $150,000 Active 35 DOM
9. 2026-06-08
   days on market $150,000 Active 34 DOM
10. 2026-06-07
    days on market $150,000 Active 33 DOM
11. 2026-06-05
    days on market $150,000 Active 30 DOM
12. 2026-06-03
    days on market $150,000 Active 29 DOM
13. 2026-06-03
    price $150,000 Active 28 DOM
14. 2026-06-02
    days on market $159,000 Active 28 DOM
15. 2026-06-01
    days on market $159,000 Active 27 DOM
16. 2026-05-31
    days on market $159,000 Active 26 DOM
17. 2026-05-30
    days on market $159,000 Active 25 DOM
18. 2026-05-05
    listed $159,000 Active 2175-char remark

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% 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: $27,066
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$2,165
• − Management: −$2,165
• − Depreciation: −$4,364
• Taxable income: $6,970
• Est. tax owed @ 24.0%: −$1,673
• After-tax cash flow: $7,270/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 · 23 photos

Good 80/100 Cosmetic rehab

This home is in good condition with minor repairs needed, making it a solid investment opportunity. The location offers easy access to beaches and amenities, and updates to the kitchen and bathrooms can significantly increase its value.

Repairs flagged

• Minor Kitchen cabinets — Slight wear and tear visible on the cabinets.
• Minor Kitchen countertops — Slight wear and tear visible on the countertops.
• Minor Bathroom fixtures — Slight wear and tear visible on the bathroom fixtures.
• Minor Paint touch-ups — Minor scuffs and marks on the interior walls and paint need touch-ups.
• Minor Landscaping — Some areas of the landscaping could benefit from trimming and maintenance.

Value-add opportunities

• Both Paint touch-ups — Fresh paint can enhance the home's curb appeal and interior aesthetics.
• Both Landscaping maintenance — A well-maintained landscape can improve the home's curb appeal and add value.
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can significantly increase the home's value and appeal to potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen cabinets · Slight wear and tear visible on the cabinets.	Minor	$500–3,000
Kitchen countertops · Slight wear and tear visible on the countertops.	Minor	$500–3,000
Bathroom fixtures · Slight wear and tear visible on the bathroom fixtures.	Minor	$500–3,000
Paint touch-ups · Minor scuffs and marks on the interior walls and paint need touch-ups.	Minor	$500–3,000
Landscaping · Some areas of the landscaping could benefit from trimming and maintenance.	Minor	$500–3,000
Total estimated repair cost · 5 items		$2,500–15,000

Value-add ROI direction

• Both Paint touch-ups — Fresh paint can enhance the home's curb appeal and interior aesthetics. ↑
• Both Landscaping maintenance — A well-maintained landscape can improve the home's curb appeal and add value. ↑
• Both Kitchen and bathroom updates — Updating the kitchen and bathrooms can significantly increase the home's value and appeal to potential buyers or renters. ↑

ⓘ 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: Cape Henlopen School District
• NCES district ID: 1000170
• Math proficiency: 42% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $60,196
• Composite: 42.47/100
• National rank: #3214
• State rank: #5 of 26 in DE

Livability — Rehoboth Beach

• Score: 71/100
• State rank: #20
• US rank: #6520

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sussex County · 82,708 people
• City population: 14,886
• Metro: Salisbury, MD-DE
• Population (ZIP): 14,886
• Household income: $102,146
• Rent vs Own: 13.2% rent · 86.8% own
• Severe rent burden: 317.0

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 (88%)
• Race & ethnicity: White 88% Black 4% Two or more races 4% Hispanic / Latino 3% Asian 2%
• Common ancestry: Romanian 5% Slovak 3% Italian 3%
• Foreign-born: 6% · Canada, China
• Languages at home: 95% English-only · Spanish 2% Russian/Polish/Slavic 1% French/Haitian/Cajun 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: ▼ -220.39%
• Current HPI: 353.3977
• Rent YoY: —
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

-5.7% since first listed

2 events — show timeline

• 2026-06-02 Price Changed $150,000 BRIGHT MLS
• 2026-05-05 Listed $159,000 BRIGHT MLS