100 Brown Ln · Laurel, DE 19956

$150,000

3 bd · 2.0 ba · 1,096 sqft · SingleFamily · 10 Days on market

Built 1997 8,276 sqft lot Est $250k · 40% under $25/mo HOA · 1% of rent

---

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 +27.1/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +9.4/10.0
• 1% rule +6.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Welcome to 100 Brown Lane in Laurel, Delaware! This charming 3-bedroom home offers comfortable single-level living on a spacious lot in a convenient in-town location. The functional floor plan provides an inviting living area, comfortable bedrooms, and plenty of potential for customization and personal touches. Situated on approximately 0.20 acres, the property offers outdoor space for entertaining, gardening, pets, or simply enjoying Delaware’s peaceful small-town atmosphere. Whether you’re a first-time homebuyer, investor, or looking to downsize, this property presents an affordable opportunity to own a home in the heart of Laurel. Conveniently located near local shopping, din

Key facts

• Spacious lot
• Single-level living
• Outdoor space

Tags

• SINGLE-LEVEL LIVING
• SPACIOUS LOT
• OUTDOOR SPACE
• CONVENIENT IN-TOWN LOCATION

Property features AI

Finance

• HOA & community: HOA fee $300 annually

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Detached property; Year built per assessor
• Construction: Shake siding; Block foundation
• Exterior features: Lot dimensions approximately 85 x 102; Not in a federal flood zone; Above- and below-grade structures present

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Electric hot water
• Interior features: Estimated living area; Unfinished basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $426 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.7% vs local median 3.9% in Laurel — 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 63/100 on livability (#57 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D+, crime F, amenities F.
• Laurel School District (suburban): math 15% / reading 27% proficiency, ranked #25 of 26 in DE (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: North Laurel Early Learning Academy (254 students, 0% FRL); Laurel Middle School (math 19% / reading 31%, grade F, #22 of 36 statewide, top 63%, 473 students, 0% FRL); Laurel Senior High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 747 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k appreciation (10.0% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $150,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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: 1.13% ✓
• Cap rate: 9.70%
• Cash-on-cash: 12.16%
• DSCR: 1.54
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $249,888
• Comps found: 8

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1154 W 6th St	0.26mi	3/2.0	1,117 (+2%)	2mo	$256,540	$230	84
402-W 7th St	0.09mi	3/2.0	1,140 (+4%)	14mo	$235,000	$206	78
541 W 7th St	0.20mi	3/2.0	1,120 (+2%)	21mo	$255,000	$228	69
405 W 6th St	0.08mi	3/1.0	950 (-13%)	17mo	$120,000	$126	55
10144 Marvil Dr	0.66mi	3/1.0	1,100 (+0%)	19mo	$205,000	$186	49
114 Howard St	0.46mi	3/2.0	1,190 (+9%)	22mo	$260,000	$218	46
10181 Marvil Dr	0.69mi	2/1.0 (-1)	975 (-11%)	2mo	$234,900	$241	39
10135 Marvil Dr	0.69mi	3/2.0	1,008 (-8%)	23mo	$295,000	$293	35

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 33.2%
• Equity multiple: 3.59×
• Total profit: $108,755
• Equity at exit: $135,132

10-year hold

• IRR: 28.6%
• Equity multiple: 8.12×
• Total profit: $298,845
• Equity at exit: $291,417

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 19956

• Home prices YoY: 10.5%
• Active inventory: 92
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$39 /mo · $471/yr
• Insurance: −$62
• HOA: −$25
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $426

Break-even live

Break-even rent $1,156

Max offer price $150,000

Occupancy floor 70%

Sensitivity live

Price	-10% $511	-5% $468	+0% $426	+5% $383	+10% $341
Rent	-10% $292	-5% $359	+0% $426	+5% $493	+10% $560
Rate	-1.0pp $501	-0.5pp $464	base $426	+0.5pp $387	+1.0pp $347

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 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 W 6th St Laurel, DE	3.0	2.0	1440	$1,695	$1.18	45d	1	0.34mi

HOA detail

• Monthly dues: $25 · $300/yr

Listing history 8 events

1. 2026-06-22
   days on market $150,000 Active 10 DOM
2. 2026-06-18
   days on market $150,000 Active 7 DOM
3. 2026-06-17
   days on market $150,000 Active 6 DOM
4. 2026-06-16
   days on market $150,000 Active 5 DOM
5. 2026-06-15
   days on market $150,000 Active 4 DOM
6. 2026-06-14
   days on market $150,000 Active 2 DOM
7. 2026-06-13
   remarks 687-char remark
8. 2026-06-13
   listed $150,000 Active 1 DOM

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

Tax reassessment forecast DE · Partial reset (capped growth)

• Current annual tax: $471 · $39/mo
• Projected year-2 tax: $671 · $56/mo
• Expected delta: +$199/yr (+$17/mo · 42.3%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,340
• − Mortgage interest: −$8,402
• − Property taxes: −$471
• − Insurance: −$750
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − HOA: −$300
• − Depreciation: −$4,364
• Taxable income: $2,798
• Est. tax owed @ 24.0%: −$672
• After-tax cash flow: $4,436/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: Laurel School District
• NCES district ID: 1000810
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 27% ▼ -19.00%
• Median HH income: $47,135
• Composite: 18.42/100
• National rank: #8933
• State rank: #25 of 26 in DE

Livability — Laurel

• Score: 63/100
• State rank: #57
• US rank: #15428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel, DE
• Population (ZIP): 16,274

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 (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Russian 2% Italian 1% Hispanic 1%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 12% 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: ▲ 28.72%
• Current HPI: 301.6055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-11 Listed $150,000 BRIGHT MLS

Property tax history

+12.7%/yr

Latest (2025): $471 · +220.0% YoY. Source: county tax records.