33301 Bayberry Ct

Dagsboro, DE 19939

$484,900D

3 bd · 3.0 ba · 1,941 sqft · Built 2015 · SingleFamily · Active · 253 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $2,600/mo
• Mortgage (P&I): −$2,543
• Tax + insurance: −$291
• HOA: −$165
• Vac / Maint / Mgmt: −$546
• Net cashflow: $-945/mo
• Annual: $-11,343/yr
• Cap rate: 3.95%
• Cash-on-cash: -8.35%
• DSCR: 0.63
• 1% rule: 0.54%
• Cash to close: $135,772

Investor read

• This is a 3-bed/3.0-bath single-family listed at $485k.
• At list price, monthly cash flow is $-945 ($-11k/yr) — negative.
• To cash-flow at today's rent, offer at most $318k (34.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $260k (46.4% below list).
• It's been on market 253 days — a 12% lower offer ($427k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $260k (46.4% below list) — sets the bar for 1% rule.
• In year one you build about $52k of equity ($3k loan paydown + $48k appreciation (10.0% local appreciation)).
• Location reads 63/100 on livability (#55 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, crime B+, cost of living B+; Watch: amenities F, commute F, health & safety D-.
• 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.
• Zoned schools: Clayton (John M.) Elementary School (math 29% / reading 37%, grade F, #43 of 105 statewide, top 40%, 481 students, 0% FRL); Selbyville Middle School (math 20% / reading 49%, grade F, #12 of 36 statewide, top 34%, 719 students, 0% FRL); Indian River High School (math 32% / reading 52%, grade F, #10 of 40 statewide, top 26%, 1,088 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 108 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).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• 3 sale attempts; this cycle's ask has dropped $60k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $80k; list at $485k implies a 506% gain — meaningful room to come down on a strong offer.
• By year 2, paydown + projected appreciation supports a ~$83k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.
• 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.
• Cap rate 4.0% vs local median 2.8% in Dagsboro — 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.

Questions for listing agent

• 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?
• It's been on market 253 days. Have you received any prior offers? Is the seller open to a 46% concession, seller financing, or rate buy-down credit?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?
• 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.
• 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.