8 Woodside Dr · Milford, DE 19963

$185,000

3 bd · 1.0 ba · 1,639 sqft · SingleFamily public records · 2 Days on market

Built 1954 0.25 ac lot Est $347k · 47% under

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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 +28.7/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.8/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks

3 bedroom 1 bath ranch style home with a full (partially finished) basement ideally located in Evergreen Acres. 25 minutes to Lewes. 5 minutes to shopping, banking and eateries. Home will need modernization so bring your vision and imagination. Property being sold as is and buyer is responsible for all inspections. Listing agent is related to seller.

Key facts

• Ranch style home
• Full basement
• 25 minutes to lewes

Tags

• RANCH STYLE HOME
• FULL BASEMENT
• 25 MINUTES TO LEWES
• 5 MINUTES TO SHOPPING
• 5 MINUTES TO BANKING
• 5 MINUTES TO EATERIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $185k.

Deal economics

• At list price, monthly cash flow is $616 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 10.3% vs local median 3.7% in Milford — 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 62/100 on livability (#61 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D+, crime F, amenities F.
• Milford School District (town): math 18% / reading 32% proficiency, ranked #22 of 26 in DE (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 205 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 83% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 79% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.18% ✓
• Cap rate: 10.29%
• Cash-on-cash: 14.28%
• DSCR: 1.64
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $347,468
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
8 Woodside Dr	0.00mi	3/1.0	1,612 (-2%)	1mo	$186,500	$116	97
6134 Old Shawnee Rd	0.39mi	3/2.0	1,532 (-6%)	1mo	$375,000	$245	66
11 Sunset Ln	0.11mi	4/2.0 (+1)	1,852 (+13%)	0mo	$315,000	$170	64
202 Haven Lake Ave	0.30mi	3/1.5	1,787 (+9%)	9mo	$408,500	$229	61
507 Caulk Rd	0.50mi	3/2.0	1,553 (-5%)	6mo	$330,000	$212	59
602 Marvel Rd	0.40mi	3/2.0	1,828 (+12%)	0mo	$355,000	$194	58
508 Reed Rd	0.49mi	3/2.0	1,852 (+13%)	8mo	$475,000	$256	45
401 Wisseman Ave	0.37mi	3/1.5	1,400 (-15%)	22mo	$280,000	$200	38
505 Reed Rd	0.50mi	3/2.0	1,449 (-12%)	20mo	$332,000	$229	37

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: 4.6%
• Equity multiple: 1.18×
• Total profit: $9,216
• Equity at exit: $27,584

10-year hold

• IRR: 14.0%
• Equity multiple: 2.13×
• Total profit: $58,302
• Equity at exit: $15,995

Cash invested: $51,800 (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 19963

• Active inventory: 205
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$970
• Tax from tax record: −$66 /mo · $786/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $616

Break-even live

Break-even rent $1,409

Max offer price $185,000

Occupancy floor 67%

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6364 Pebblebrook Dr Milford, DE	3.0	2.5	1307	$2,600	$1.99	44d	1	0.48mi
100 Valley Dr Milford, DE	1.0–3.0	1.0–2.0	1011	$2,009	$1.99	44d	13	0.72mi
400 N Walnut St Milford, DE	3.0	2.0	1200	$2,100	$1.75	44d	1	1.13mi
10875 Farmerfield St Milford, DE	3.0	2.5	1365	$2,195	$1.61	44d	1	1.14mi
409 N Washington St Milford, DE	3.0	1.5	1050	$1,500	$1.43	44d	1	1.23mi
300 Lynx Ln Milford, DE	1.0–3.0	1.0–2.0	1272	$1,995	$1.57	21d	1	1.23mi

Listing history 3 events

1. 2026-04-27
   status Pending
2. 2026-04-24
   historical
3. 2026-04-22
   listed $185,000 Active

ⓘ 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: $786 · $66/mo
• Projected year-2 tax: $930 · $77/mo
• Expected delta: +$143/yr (+$12/mo · 18.3%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 79% 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: $26,266
• − Mortgage interest: −$10,363
• − Property taxes: −$786
• − Insurance: −$925
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$5,382
• Taxable income: $4,608
• Est. tax owed @ 24.0%: −$1,106
• After-tax cash flow: $6,292/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: Milford School District
• NCES district ID: 1001080
• Math proficiency: 18% ▼ -26.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $51,794
• Composite: 22.18/100
• National rank: #8162
• State rank: #22 of 26 in DE

Livability — Milford

• Score: 62/100
• State rank: #61
• US rank: #16211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,544

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 20% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 3% Romanian 2% Slovak 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Spanish 7% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -135.01%
• Current HPI: 227.2369
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

3 events — show timeline

• 2026-04-27 Pending — BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-22 Listed $185,000 BRIGHT MLS

Property tax history

+2.7%/yr

Latest (2025): $786 · +46.8% YoY. Source: county tax records.