Bluemont Plan · Lewes, DE 19958

$649,990

4 bd · 3.5 ba · 2,969 sqft · MultiFamily · 175 Days on market

Excellent condition ↓ 14% since listing

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Condition / age +4.8/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Cash flow +1.5/30.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Discover unparalleled resort-style living just moments from the beach at Mitchell's Corner, a stunning community of new-construction luxury townhomes and coastal villas east of Route 1 in Lewes, DE. With endless amenities, floorplans offering up to 5 beds, 4 baths, 3,186 sq. ft. , you're sure to find your dream home. Each spacious luxury townhome and coastal villa features designer-curated interior finishes in your choice of our Loft, Farmhouse, Classic, or Elements Looks. Bike to Lewes Beach, Cape Henlopen State Park, and Downtown Lewes, or stay home and enjoy amenities like a resort-style pool, splash zone with waterslides, mini golf, indoor and outdoor pickleball, and more! Offered By: K. Hovnanian At Mitchell's Corner, LLC The Bluemont offers: HovHall conveniently located off 2-car garage for storage and keeping sandy shoes out of the house. First-floor Extra Suite ideal for guests. Activity room on first floor offers separate space for movie nights, a playroom, and more. Stunning kitchen with expansive island nestled between welcoming great room and cozy dining area, creating the perfect space to entertain. Partially covered balcony off great room offers indoor/outdoor living. Laundry room ideally located near bedrooms. Serene primary suite with tranquil bathroom and large walk-in closet.

Key facts

• Luxury townhomes
• New construction
• Resort style pool

Tags

• NEW CONSTRUCTION
• LUXURY TOWNHOMES
• COASTAL VILLAS
• RESORT STYLE POOL
• SPLASH ZONE WITH WATERSLIDES
• INDOOR AND OUTDOOR PICKLEBALL

🏗️ New construction. The $649,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $870,793.

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath multifamily listed at $650k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-3k ($-41k/yr) — negative.
• To cash-flow at today's rent, offer at most $380k (41.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $333k (48.8% below list).
• Recommended offer: $333k (48.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#40 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: 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.
• Zoned schools: Lewes Elementary School (math 58% / reading 60%, grade B-, #4 of 105 statewide, top 4%, 582 students, 0% FRL); Beacon Middle School (math 49% / reading 62%, grade B-, #1 of 36 statewide, top 0%, 648 students, 0% FRL); Cape Henlopen High School (math 26% / reading 51%, grade F, #14 of 40 statewide, top 33%, 1,813 students, 0% FRL) — zoned schools average 0% FRL vs 41% district-wide (41 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents flat; 942 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• This rent runs 41% of the median local income ($97k/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 $6k of loan paydown is wiped out by about $26k 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.

Negotiation context

• It's been on market 175 days — a 12% lower offer ($572k) 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 $332,630 (48.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 175 days. Have you received any prior offers? Is the seller open to a 49% concession, seller financing, or rate buy-down credit?
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 B-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?
6. 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?
7. 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.
8. 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.
9. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.38% ✗
• Cap rate: 1.62%
• Cash-on-cash: -16.68%
• DSCR: 0.26
• GRM: 21.8

CMA / ARV

• ARV (median comp): $870,793
• List price: $649,990
• Delta: -25.36%
• Verdict: UNDERPRICED
• Comps: 2 within 2.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
22378 Langford Ln	0.12mi	4/3.5	2,856 (-4%)	2mo	$739,990	$259	87
22413 Langford Ln	0.08mi	4/3.5	2,581 (-13%)	0mo	$714,990	$277	75
22411 Langford Ln	0.08mi	4/3.5	2,581 (-13%)	1mo	$799,990	$310	74
12199 Collins Rd	0.45mi	4/2.5	2,900 (-2%)	0mo	$860,000	$297	71
35103 Roebuck Ln	0.37mi	4/3.5	3,250 (+10%)	0mo	$800,000	$246	67
22404 Langford Ln	0.07mi	5/4.5 (+1)	3,500 (+18%)	2mo	$739,990	$211	61
217 Marina Dr	1.47mi	4/3.0	2,668 (-10%)	1mo	$835,000	$313	45
17722 Brighten Dr #4	1.25mi	3/3.5 (-1)	3,399 (+14%)	1mo	$513,000	$151	35
16878 N Hunters Run	1.21mi	5/3.0 (+1)	3,475 (+17%)	0mo	$935,000	$269	33
13488 Boggs Ln	0.80mi	3/3.0 (-1)	2,329 (-22%)	1mo	$925,000	$397	32
35224 Seaport Loop	0.74mi	3/3.0 (-1)	3,544 (+19%)	1mo	$645,000	$182	32
34724 Catamaran Ln	1.04mi	3/2.5 (-1)	2,459 (-17%)	0mo	$515,000	$209	31

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: -51.3%
• Equity multiple: -0.49×
• Total profit: $-364,273
• Equity at exit: $129,838

10-year hold

• IRR: —
• Equity multiple: -1.56×
• Total profit: $-623,674
• Equity at exit: $75,290

Cash invested: $243,822 (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 →

Active competition Active MLS

• For sale now: 14 active
• Median asking: $712,490 ($249/sqft)
• Median days on market: 113 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +17.7% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19958

• Rents YoY: 0.8%
• Active inventory: 942
• Price-to-rent: 16.3×

Monthly cashflow live

• Estimated rent: $3,326 medium
• Mortgage (P&I): −$4,567
• Tax est. 1.5%: −$1,088 /mo · $13,062/yr
• Insurance: −$363
• HOA: −$0
• Vacancy / Maint / Mgmt: −$699
• Net cashflow: $-3,390

Break-even live

Break-even rent $7,618

Max offer price $380,243

Occupancy floor —

Sensitivity live

Price	-10% $-2,788	-5% $-3,089	+0% $-3,390	+5% $-3,691	+10% $-3,992
Rent	-10% $-3,653	-5% $-3,521	+0% $-3,390	+5% $-3,259	+10% $-3,127
Rate	-1.0pp $-2,952	-0.5pp $-3,169	base $-3,390	+0.5pp $-3,616	+1.0pp $-3,845

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: $217,698
• Closing costs: $26,124
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10150 Rockland St Lewes, DE	1.0–3.0	1.5–2.5	1217	$3,375	$2.77	93d	1	0.22mi
36916 Crooked Hammock Way Lewes, DE	2.0–3.0	2.0	1172	$1,990	$1.70	93d	1	0.77mi
17829 Callaway Dr #37 Lewes, DE	3.0	2.0	1000	$2,000	$2.00	93d	1	0.90mi
119 Dewey Ave Lewes, DE	3.0	3.0	2325	$3,750	$1.61	63d	1	0.95mi
17059 S Brandt St #3206 Lewes, DE	2.0	2.0	1052	$1,850	$1.76	70d	1	1.32mi
17054 N Brandt St #1206 Lewes, DE	2.0	2.0	1052	$1,900	$1.81	93d	1	1.37mi
33451 Mackenzie Way Lewes, DE	1.0	1.0	784	$1,679	$2.14	63d	1	1.38mi

Listing history 50 events

1. 2026-08-08
   days on market $649,990 Active 175 DOM
2. 2026-08-07
   days on market $649,990 Active 174 DOM
3. 2026-08-06
   days on market $649,990 Active 173 DOM
4. 2026-08-05
   days on market $649,990 Active 172 DOM
5. 2026-08-04
   days on market $649,990 Active 171 DOM
6. 2026-08-03
   days on market $649,990 Active 170 DOM
7. 2026-07-31
   days on market $649,990 Active 167 DOM
8. 2026-07-30
   days on market $649,990 Active 166 DOM
9. 2026-07-29
   days on market $649,990 Active 165 DOM
10. 2026-07-27
    days on market $649,990 Active 163 DOM
11. 2026-07-25
    days on market $649,990 Active 161 DOM
12. 2026-07-24
    days on market $649,990 Active 160 DOM
13. 2026-07-23
    days on market $649,990 Active 159 DOM
14. 2026-07-22
    days on market $649,990 Active 158 DOM
15. 2026-07-21
    days on market $649,990 Active 157 DOM
16. 2026-07-18
    days on market $649,990 Active 154 DOM
17. 2026-07-16
    days on market $649,990 Active 152 DOM
18. 2026-07-16
    days on market $649,990 Active 151 DOM
19. 2026-07-14
    days on market $649,990 Active 150 DOM
20. 2026-07-13
    days on market $649,990 Active 149 DOM
21. 2026-07-12
    days on market $649,990 Active 148 DOM
22. 2026-07-11
    days on market $649,990 Active 147 DOM
23. 2026-07-10
    days on market $649,990 Active 146 DOM
24. 2026-07-09
    days on market $649,990 Active 145 DOM
25. 2026-07-08
    days on market $649,990 Active 144 DOM
26. 2026-07-07
    days on market $649,990 Active 143 DOM
27. 2026-07-06
    days on market $649,990 Active 142 DOM
28. 2026-07-06
    days on market $649,990 Active 141 DOM
29. 2026-07-04
    days on market $649,990 Active 140 DOM
30. 2026-07-03
    days on market $649,990 Active 139 DOM
31. 2026-07-02
    days on market $649,990 Active 138 DOM
32. 2026-07-01
    days on market $649,990 Active 137 DOM
33. 2026-06-30
    days on market $649,990 Active 136 DOM
34. 2026-06-29
    days on market $649,990 Active 135 DOM
35. 2026-06-28
    days on market $649,990 Active 134 DOM
36. 2026-06-28
    days on market $649,990 Active 133 DOM
37. 2026-06-27
    days on market $649,990 Active 132 DOM
38. 2026-06-25
    days on market $649,990 Active 130 DOM
39. 2026-06-23
    days on market $649,990 Active 128 DOM
40. 2026-06-22
    days on market $649,990 Active 127 DOM
41. 2026-06-18
    days on market $649,990 Active 124 DOM
42. 2026-06-17
    days on market $649,990 Active 123 DOM
43. 2026-06-16
    days on market $649,990 Active 122 DOM
44. 2026-06-15
    days on market $649,990 Active 121 DOM
45. 2026-06-14
    days on market $649,990 Active 119 DOM
46. 2026-06-13
    days on market $649,990 Active 118 DOM
47. 2026-06-10
    days on market $649,990 Active 116 DOM
48. 2026-06-09
    days on market $649,990 Active 115 DOM
49. 2026-06-08
    days on market $649,990 Active 114 DOM
50. 2026-06-07
    days on market $649,990 Active 113 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 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: $39,916
• − Mortgage interest: −$48,778
• − Property taxes: −$13,062
• − Insurance: −$4,354
• − Repairs & maintenance: −$3,193
• − Management: −$3,193
• − Depreciation: −$25,332
• Taxable loss: −$57,997
• Est. tax savings @ 24.0%: +$13,919
• After-tax cash flow: $-26,762/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 · 5 photos

Excellent 95/100 None rehab

This multi-family property is in excellent condition with modern finishes and a well-maintained exterior. It offers a great opportunity for investors looking to capitalize on the coastal lifestyle and amenities.

Value-add opportunities

• Both Landscaping improvements — Enhances curb appeal and adds value for both resale and rental. ↑
• Both Smart home integration — Improves convenience and adds modern appeal, attracting more buyers and renters. ↑

D Composite school gradezoned avg 51/100

Zoned Schools

Elementary Lewes Elementary School B- DE #4/105 Nat'l #8,048/41,679 Middle Beacon Middle School B- DE #1/36 Nat'l #2,418/14,009 High Cape Henlopen High School F DE #14/40 Nat'l #8,796/17,239

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

C Composite livability gradescore 67/100

Livability — Lewes

• Score: 67/100
• State rank: #40
• US rank: #11077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sussex County · 248,853 people
• City population: 31,938
• Metro: Salisbury, MD-DE
• Population (ZIP): 31,938
• Household income: $97,197
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 11% of renters

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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%

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Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

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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: ▼ -204.07%
• Current HPI: 299.0736
• Rent YoY: ▲ 0.77%
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

-13.6% since first listed

2 events — show timeline

• 2026-03-18 Price Changed $649,990 Zillow
• 2026-02-14 Listed $751,990 Zillow