29 Loxley Ln #29 · Hartly, DE 19953

$21,000

3 bd · 1.0 ba · 938 sqft · SingleFamily · 50 Days on market

Built 1983 $22/sqft · 77% below area ↓ 16% since listing

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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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to Forest Grove Village in the heart of Hartly, DE! Convenient to our State Capital of Dover and all places North and South since this is smack dab in the middle of the first State! Excellent opportunity to acquire this single wide on spacious lot in well kept community. The answer to your affordable housing conundrum is here! With a little bit of elbow grease, you can turn this place into a cozy home at a fraction of the price of anything else available in today's market. Enter into formal eat in kitchen overlooking comfy living space. Down the hallway you'll find three comfy sleeping chambers with thoughtful storage elements. Full bathroom to wash up after a long day on the gri

Key facts

• Laundry facilities
• Spacious lot
• 2 parking spots

Tags

• SPACIOUS LOT
• FORMAL EAT IN KITCHEN
• LAUNDRY FACILITIES

Property features AI

Finance

• Other: Property manager present
• Financial info: Land lease: $624 per month with approximately 1 year remaining; Annual ground rent noted
• HOA & community: Association fees include sewer and trash (monthly)

Exterior

• Parking: Driveway parking (2 spaces); total of 2 garage/parking spaces
• Utilities: Public water; Public sewer; 100 amp electric service with circuit breakers; Municipal trash: not provided
• Home design: Manufactured single-wide home; Metal roof; Entry level: main level living; Building not winterized
• Construction: Modular/manufactured construction; Pillar/post/pier foundation; Vinyl-clad windows
• Exterior features: Ground rent exists; paid annually; Above- and below-grade other structures noted; Outside city limits; Suburban location

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating; Propane (owned) heating fuel; Electric hot water; Electric cooling equipment
• Interior features: Open floor plan; Combination kitchen/dining and kitchen/living areas; Dining area; Eat-in kitchen; Tub with shower; Paneled walls; Not furnished
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $21k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $21k).
• Recommended offer: $20k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#42 in DE) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: crime D+, housing D, amenities F.
• Capital School District (urban): math 14% / reading 31% proficiency, ranked #24 of 26 in DE (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Dover High School (math 21% / reading 45%, grade F, #22 of 40 statewide, top 56%, 1,771 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $145 of loan paydown is wiped out by about $630 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 + 3.0% rent growth), your $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($20k) is reasonable based on typical stale-listing flexibility.

Recommended offer $20,370 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 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. Crime grade is D 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?
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: 7.02% ✓
• Cap rate: 64.59%
• Cash-on-cash: 208.19%
• DSCR: 10.26
• GRM: 1.2

CMA / ARV

• ARV (median comp): $89,586
• List price: $21,000
• Delta: -76.56%
• Verdict: UNDERPRICED
• Comps: 19 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
161 Blue Bird Dr	0.30mi	3/1.0	937 (-0%)	16mo	$223,000	$238	73
5 Sherwood Forest Way #5	0.12mi	2/2.0 (-1)	1,024 (+9%)	8mo	$89,000	$87	63
117 Sherwood Forest Way	0.07mi	2/2.0 (-1)	1,024 (+9%)	14mo	$76,000	$74	61
27 Loxley Ln #27	0.04mi	2/2.0 (-1)	1,024 (+9%)	22mo	$65,000	$63	55
74 Longbow Ln	0.19mi	2/2.0 (-1)	1,024 (+9%)	15mo	$78,000	$76	54
75 Longbow Dr	0.20mi	2/2.0 (-1)	1,024 (+9%)	20mo	$77,500	$76	50
107 Longbow Ln #107	0.20mi	3/2.0	1,056 (+13%)	24mo	$75,000	$71	46

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: —
• Equity multiple: 11.47×
• Total profit: $61,592
• Equity at exit: $3,131

10-year hold

• IRR: —
• Equity multiple: 24.36×
• Total profit: $137,385
• Equity at exit: $1,816

Cash invested: $5,880 (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 19953

• Home prices YoY: -22.6%
• Active inventory: 17
• Price-to-rent: 1.2×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$110
• Tax est. 1.5%: −$26 /mo · $315/yr
• Insurance: −$9
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $1,020

Break-even live

Break-even rent $184

Max offer price $21,000

Occupancy floor 26%

Sensitivity live

Price	-10% $1,035	-5% $1,027	+0% $1,020	+5% $1,013	+10% $1,006
Rent	-10% $904	-5% $962	+0% $1,020	+5% $1,078	+10% $1,137
Rate	-1.0pp $1,031	-0.5pp $1,025	base $1,020	+0.5pp $1,015	+1.0pp $1,009

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: $5,250
• Closing costs: $630
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22 Loxley Ln Unit 22 Hartly, DE	2.0	2.0	1056	$1,475	$1.40	12d	1	0.10mi
80 Longbow Ln Hartly, DE	2.0	2.0	1024	$1,475	$1.44	2d	1	0.24mi

Listing history 17 events

1. 2026-06-19
   days on market $21,000 Active 50 DOM
2. 2026-06-18
   days on market $21,000 Active 49 DOM
3. 2026-06-17
   days on market $21,000 Active 48 DOM
4. 2026-06-16
   days on market $21,000 Active 47 DOM
5. 2026-06-15
   days on market $21,000 Active 46 DOM
6. 2026-06-14
   days on market $21,000 Active 44 DOM
7. 2026-06-13
   days on market $21,000 Active 43 DOM
8. 2026-06-10
   days on market $21,000 Active 41 DOM
9. 2026-06-09
   days on market $21,000 Active 40 DOM
10. 2026-06-09
    price $21,000 Active 39 DOM
11. 2026-06-08
    days on market $22,000 Active 39 DOM
12. 2026-06-07
    days on market $22,000 Active 38 DOM
13. 2026-06-02
    days on market $22,000 Active 33 DOM
14. 2026-06-01
    pricedays on market $22,000 Active 32 DOM
15. 2026-05-31
    days on market $23,000 Active 31 DOM
16. 2026-05-30
    days on market $23,000 Active 30 DOM
17. 2026-04-30
    listed $25,000 Active 857-char remark

ⓘ 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: $17,700
• − Mortgage interest: −$1,176
• − Property taxes: −$315
• − Insurance: −$105
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$611
• Taxable income: $12,661
• Est. tax owed @ 24.0%: −$3,039
• After-tax cash flow: $9,203/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: Capital School District
• NCES district ID: 1000190
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $48,499
• Composite: 19.78/100
• National rank: #8703
• State rank: #24 of 26 in DE

Livability — Hartly

• Score: 66/100
• State rank: #42
• US rank: #11882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,614

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 15% Hispanic / Latino 7% Black 5% Native American 1%
• Hispanic origin (detail): Salvadoran 6%
• Common ancestry: Romanian 8% Polish 5% Lithuanian 5%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 81% English-only · German/W. Germanic 10% Spanish 9% Korean 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: ▼ -62.76%
• Current HPI: 215.3065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-16.0% since first listed

4 events — show timeline

• 2026-06-08 Price Changed $21,000 BRIGHT MLS
• 2026-06-01 Price Changed $22,000 BRIGHT MLS
• 2026-05-22 Price Changed $23,000 BRIGHT MLS
• 2026-04-30 Listed $25,000 BRIGHT MLS