44 Brandy Ln · Riverview, DE 19943

$84,999

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 208 Days on market

Built 1978 4,356 sqft lot ↓ 28% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.2/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

Key facts

• New floors
• New siding
• New heater

Tags

• NEW ROOF
• NEW SIDING
• NEW SKIRTING
• NEW HEATER
• NEW HOT WATER HEATER
• NEW FLOORS

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $85k.

Deal economics

• At list price, monthly cash flow is $755 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.0% vs local median 3.1% in Riverview — 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 (#56 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, cost of living A+; Watch: schools D-, amenities F, commute F.
• Lake Forest School District (rural): math 26% / reading 44% proficiency, ranked #13 of 26 in DE (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 active listings in the ZIP; 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 $587 of loan paydown is wiped out by about $3k 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 $24k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 208 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.

Recommended offer $74,799 (12.0% below list)

Questions for the listing agent

1. It's been on market 208 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. 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.
7. 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.
8. 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: 16.95%
• Cash-on-cash: 38.07%
• DSCR: 2.69
• GRM: 4.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 34.1%
• Equity multiple: 2.44×
• Total profit: $34,345
• Equity at exit: $12,674

10-year hold

• IRR: 41.0%
• Equity multiple: 4.86×
• Total profit: $91,939
• Equity at exit: $7,349

Cash invested: $23,800 (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 19943

• Home prices YoY: -14.3%
• Active inventory: 136
• Price-to-rent: 4.2×

Monthly cashflow live

• Estimated rent: $1,699 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $755

Break-even live

Break-even rent $744

Max offer price $84,999

Occupancy floor 51%

Sensitivity live

Price	-10% $814	-5% $784	+0% $755	+5% $726	+10% $696
Rent	-10% $621	-5% $688	+0% $755	+5% $822	+10% $889
Rate	-1.0pp $798	-0.5pp $777	base $755	+0.5pp $733	+1.0pp $711

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-12
   status Pending 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

2. 2026-04-21
   price $84,999 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

3. 2026-04-09
   price $89,900 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

4. 2026-03-19
   price $94,900 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

5. 2026-02-16
   price $99,900 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

6. 2025-12-01
   price $104,900 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

7. 2025-10-30
   price $109,900 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

8. 2025-10-16
   listed $118,700 Active 406-char remark

   Show marketing remark (406 chars)

   Amazing Value!! This home has been completely redone inside and out in the past two years with a new roof, siding, skirting, heater, hot water heater, floors, walls, paint, lights and EVEN the KITCHEN. Boasting 3 beds and 2 full baths on an end lot at the front of the community you only have neighbors on 1 side. 1 room even has its own deck and could be used as an office! Truly a must see for the price!

ⓘ 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: $20,393
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,631
• − Management: −$1,631
• − Depreciation: −$2,473
• Taxable income: $8,196
• Est. tax owed @ 24.0%: −$1,967
• After-tax cash flow: $7,094/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: Lake Forest School District
• NCES district ID: 1000790
• Math proficiency: 26% ▼ -23.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $52,034
• Composite: 30.47/100
• National rank: #6225
• State rank: #13 of 26 in DE

Livability — Riverview

• Score: 63/100
• State rank: #56
• US rank: #15147

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,167

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 (73%)
• Race & ethnicity: White 73% Black 18% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Scotch-Irish 2% Portuguese 2% Romanian 2%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -35.03%
• Current HPI: 209.4766
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-28.4% since first listed

8 events — show timeline

• 2026-05-12 Pending — BRIGHT MLS
• 2026-04-21 Price Changed $84,999 BRIGHT MLS
• 2026-04-09 Price Changed $89,900 BRIGHT MLS
• 2026-03-19 Price Changed $94,900 BRIGHT MLS
• 2026-02-16 Price Changed $99,900 BRIGHT MLS
• 2025-12-01 Price Changed $104,900 BRIGHT MLS
• 2025-10-30 Price Changed $109,900 BRIGHT MLS
• 2025-10-16 Listed $118,700 BRIGHT MLS

Property tax history

-6.5%/yr

Latest (2025): $46 · +0.3% YoY. Source: county tax records.