35454 Sussex Ln · Long Neck, DE 19966

$109,000

3 bd · 2.0 ba · 938 sqft · SingleFamily · 16 Days on market

Built 2017 Good condition 104 ac lot Est $80k · 37% over

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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
• Condition / age +4.0/5.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Enjoy coastal living in this well-maintained 3-bedroom, 2-bath single-wide home, located just 15 miles from the area's beautiful beaches. Situated in a desirable waterfront community, residents enjoy access to a boat ramp, swimming pool, clubhouse, and pavilion. Conveniently located near restaurants, shopping, and everyday amenities, this home offers the perfect blend of comfort, recreation, and accessibility. Whether you're looking for a full-time residence, vacation getaway, or investment opportunity, this property provides an excellent opportunity to enjoy the coastal lifestyle.

Key facts

• Pavilion
• Clubhouse
• Waterfront community

Tags

• WATERFRONT COMMUNITY
• BOAT RAMP
• SWIMMING POOL
• CLUBHOUSE
• PAVILION

Property features AI

Finance

• Other: Fee simple ownership; Located outside city limits (Between Rt 1 & 113); No basement (no below-grade area)
• Financial info: Ground rent paid annually

Exterior

• Parking: 3 total garage/parking spaces; Driveway with room for 3 cars; Concrete driveway and crushed stone surfaces
• Utilities: Public water; Public sewer; Electric power
• Home design: Manufactured single-wide home; Estimated year built
• Construction: Vinyl siding; Architectural shingle roof; Building not winterized
• Exterior features: Community pool; Ground rent (annual payment; 2 years remaining)

Interior

• Bedrooms: 3 bedrooms on main level
• Flooring: Vinyl flooring; Carpet flooring
• Bathrooms: 2 full bathrooms on main level
• Heating & cooling: Electric heating; Electric cooling; Electric hot water
• Interior features: Drywall walls and ceilings; Very good condition

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $109k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $109k).
• Recommended offer: $107k (1.5% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.2% in Long Neck — 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 69/100 on livability (#30 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities F.
• Indian River School District (rural): math 25% / reading 41% proficiency, ranked #14 of 26 in DE (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 865 active listings in the ZIP; solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).
• This rent runs 33% of the median local income ($78k/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 $754 of loan paydown is wiped out by about $3k 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 $31k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($107k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $107,365 (1.5% below list)

Questions for the listing agent

1. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
5. 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.
6. 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: 2.00% ✓
• Cap rate: 17.00%
• Cash-on-cash: 38.25%
• DSCR: 2.70
• GRM: 4.2

CMA / ARV

• ARV (on-the-fly): $79,730
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35487 Joann Dr	0.16mi	3/1.0	900 (-4%)	3mo	$54,000	$60	80
35464 Knoll Way	0.16mi	3/2.0	1,056 (+13%)	7mo	$89,900	$85	65
35469 Joann Dr	0.15mi	2/1.0 (-1)	840 (-10%)	2mo	$30,500	$36	65
35454 Knoll Way	0.16mi	3/2.0	1,056 (+13%)	10mo	$103,000	$98	63
35296 5th St #46027	0.21mi	4/2.0 (+1)	1,066 (+14%)	4mo	$115,000	$108	59
35716 E River Dr Unit A22	0.59mi	3/2.0	1,012 (+8%)	2mo	$340,000	$336	57
35085 Cedar Ln #47276	0.69mi	3/2.0	924 (-2%)	10mo	$165,000	$179	57
25879 Plum St #40082	0.61mi	3/2.0	980 (+4%)	11mo	$40,000	$41	55
26204 Skip Jack Ln #49539	0.64mi	2/2.0 (-1)	924 (-2%)	10mo	$67,000	$73	54
35429 Barque Rd #46144	0.63mi	2/2.0 (-1)	1,008 (+8%)	10mo	$79,900	$79	44
35458 E River Dr	0.71mi	2/2.0 (-1)	1,032 (+10%)	7mo	$159,000	$154	39
26933 White House Rd #15202	0.53mi	2/1.0 (-1)	809 (-14%)	9mo	$45,000	$56	36

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: 12.6%
• Equity multiple: 1.50×
• Total profit: $15,290
• Equity at exit: $16,252

10-year hold

• IRR: 21.6%
• Equity multiple: 2.86×
• Total profit: $56,623
• Equity at exit: $9,424

Cash invested: $30,520 (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 19966

• Home prices YoY: -6.4%
• Active inventory: 865
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $2,185 medium
• Mortgage (P&I): −$572
• Tax est. 1.5%: −$136 /mo · $1,635/yr
• Insurance: −$45
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$459
• Net cashflow: $512

Break-even live

Break-even rent $1,536

Max offer price $109,000

Occupancy floor 72%

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: $27,250
• Closing costs: $3,270
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   days on market $109,000 Active 16 DOM
2. 2026-06-17
   days on market $109,000 Active 15 DOM
3. 2026-06-16
   days on market $109,000 Active 14 DOM
4. 2026-06-15
   days on market $109,000 Active 13 DOM
5. 2026-06-14
   days on market $109,000 Active 11 DOM
6. 2026-06-13
   days on market $109,000 Active 10 DOM
7. 2026-06-10
   days on market $109,000 Active 8 DOM
8. 2026-06-09
   days on market $109,000 Active 7 DOM
9. 2026-06-08
   days on market $109,000 Active 6 DOM
10. 2026-06-07
    days on market $109,000 Active 5 DOM
11. 2026-06-03
    remarks 588-char remark
12. 2026-06-03
    listed $109,000 Active 1 DOM

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥100°F today · 19 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: $26,220
• − Mortgage interest: −$6,106
• − Property taxes: −$1,635
• − Insurance: −$6,070
• − Repairs & maintenance: −$2,098
• − Management: −$2,098
• − Depreciation: −$3,171
• Taxable income: $5,043
• Est. tax owed @ 24.0%: −$1,210
• After-tax cash flow: $4,939/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

Good 80/100 Cosmetic rehab

This well-maintained single-wide home is located in a desirable waterfront community, offering easy access to amenities and a beautiful coastal lifestyle. With a few cosmetic updates, it can be ready for move-in and attract more potential buyers and renters.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value.
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and attract more potential buyers.
• Both Interior updates (e.g., new flooring, paint, and appliances) — Fresh updates can make the home more appealing to potential buyers and renters.
• Both HVAC maintenance and tune-up — A well-maintained HVAC system can improve comfort and energy efficiency, making the home more attractive to potential buyers and renters.
• Both Landscaping and curb appeal improvements — Well-maintained landscaping and curb appeal can improve the home's curb appeal and attract more potential buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and increase the home's value. ↑
• Both Landscaping improvements — Well-maintained landscaping can improve the home's curb appeal and attract more potential buyers. ↑
• Both Interior updates (e.g., new flooring, paint, and appliances) — Fresh updates can make the home more appealing to potential buyers and renters. ↑
• Both HVAC maintenance and tune-up — A well-maintained HVAC system can improve comfort and energy efficiency, making the home more attractive to potential buyers and renters. ↑
• Both Landscaping and curb appeal improvements — Well-maintained landscaping and curb appeal can improve the home's curb appeal and attract more potential buyers and 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: Indian River School District
• NCES district ID: 1000680
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $53,838
• Composite: 28.99/100
• National rank: #6620
• State rank: #14 of 26 in DE

Livability — Long Neck

• Score: 69/100
• State rank: #30
• US rank: #8720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sussex County · 82,708 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 35,884
• Household income: $78,305
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 464.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 8% Two or more races 7% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 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: ▼ -18.26%
• Current HPI: 268.5609
• Rent YoY: —
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-02 Listed $109,000 BRIGHT MLS