60 E Railroad Ave · Selbyville, DE 19975

$145,000

2 bd · 1.0 ba · 768 sqft · SingleFamily public records · 18 Days on market

Built 1974 4,792 sqft lot Est $227k · 36% under ↓ 22% 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.4/10.0
• Livability +3.2/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity just 13 miles from the Bethany Beach Boardwalk! This detached 2-bedroom, 1-bath home offers incredible potential for the right buyer ready to bring their vision to life. Whether you’re looking for your next renovation project, rental investment, or coastal getaway, this property is a blank canvas waiting to be transformed. Conveniently located within a short drive to beaches, dining, and shopping, the location alone makes this a standout opportunity. Property is being sold strictly as-is; inspections are for informational purposes only, and the seller will make no repairs. Don’t miss your chance to unlock the potential and create value in a sought-after coas

Key facts

• 4,792 sq ft lot
• Built 1974
• Listed 18 days

Property features AI

Finance

• Financial info: Fee simple ownership; Property condition listed as below average; Lease not considered

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer
• Home design: Detached structure; Single-story entry (main living and bedrooms on main level implied)
• Construction: Frame and block construction; Block foundation; Metal roof; Building not winterized; Year built information from assessor
• Exterior features: Lot dimensions approximately 50 x 100; Not in a federal flood zone; Above grade and below grade other structures noted

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Other heating system; Other heating fuel; Other hot water system
• Interior features: 5 total rooms; No basement; Finished area reported by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $145k.

Deal economics

• At list price, monthly cash flow is $561 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $143k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.9% vs local median 2.2% in Selbyville — 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 64/100 on livability (#50 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, crime A, employment A; Watch: cost of living C-, amenities F, commute 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: 340 active listings in the ZIP; 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 $4k 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 $41k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($143k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $41k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $142,825 (1.5% below list)

Questions for the listing agent

1. Built in 1974 — 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. 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.
4. 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.
5. 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: 1.24% ✓
• Cap rate: 10.94%
• Cash-on-cash: 16.60%
• DSCR: 1.74
• GRM: 6.7

CMA / ARV

• ARV (on-the-fly): $226,560
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
16 E Dukes Street Ext	0.44mi	2/1.0	726 (-6%)	10mo	$214,500	$295	62
16 E Church St	0.51mi	2/1.0	716 (-7%)	13mo	$115,000	$161	54

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: 7.7%
• Equity multiple: 1.30×
• Total profit: $12,200
• Equity at exit: $21,620

10-year hold

• IRR: 16.9%
• Equity multiple: 2.39×
• Total profit: $56,410
• Equity at exit: $12,537

Cash invested: $40,600 (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 19975

• Home prices YoY: -11.2%
• Active inventory: 340
• Price-to-rent: 6.7×

Monthly cashflow live

• Estimated rent: $1,791 medium
• Mortgage (P&I): −$760
• Tax from tax record: −$33 /mo · $396/yr
• Insurance: −$60
• HOA: −$0
• Vacancy / Maint / Mgmt: −$376
• Net cashflow: $561

Break-even live

Break-even rent $1,081

Max offer price $145,000

Occupancy floor 64%

Sensitivity live

Price	-10% $644	-5% $603	+0% $561	+5% $520	+10% $479
Rent	-10% $420	-5% $491	+0% $561	+5% $632	+10% $703
Rate	-1.0pp $634	-0.5pp $598	base $561	+0.5pp $524	+1.0pp $486

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

Listing history 10 events

1. 2026-06-18
   days on market $145,000 Active 18 DOM
2. 2026-06-17
   days on market $145,000 Active 17 DOM
3. 2026-06-16
   days on market $145,000 Active 16 DOM
4. 2026-06-15
   days on market $145,000 Active 15 DOM
5. 2026-06-14
   days on market $145,000 Active 13 DOM
6. 2026-06-13
   days on market $145,000 Active 12 DOM
7. 2026-06-10
   days on market $145,000 Active 10 DOM
8. 2026-06-09
   days on market $145,000 Active 9 DOM
9. 2026-06-09
   remarks 687-char remark
10. 2026-06-09
    listed $145,000 Active 8 DOM

ⓘ 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: $396 · $33/mo
• Projected year-2 tax: $618 · $52/mo
• Expected delta: +$223/yr (+$19/mo · 56.2%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,498
• − Mortgage interest: −$8,122
• − Property taxes: −$396
• − Insurance: −$725
• − Repairs & maintenance: −$1,720
• − Management: −$1,720
• − Depreciation: −$4,218
• Taxable income: $4,597
• Est. tax owed @ 24.0%: −$1,103
• After-tax cash flow: $5,634/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: 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 — Selbyville

• Score: 64/100
• State rank: #50
• US rank: #13901

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Selbyville, DE
• Population (ZIP): 10,356

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 (86%)
• Race & ethnicity: White 86% Hispanic / Latino 8% Two or more races 7% Black 3%
• Hispanic origin (detail): Mexican 4%
• Common ancestry: Romanian 4% Slovak 4% Russian 2%
• Foreign-born: 8% · Canada
• Languages at home: 89% English-only · Spanish 8% Other Indo-European 2% Russian/Polish/Slavic 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: ▼ -43.61%
• Current HPI: 345.1746
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-21.9% since first listed

4 events — show timeline

• 2026-06-08 Relisted — BRIGHT MLS
• 2026-04-09 Listing Removed — BRIGHT MLS
• 2026-04-07 Price Changed $145,000 BRIGHT MLS
• 2026-04-01 Listed $185,700 BRIGHT MLS

Property tax history

+11.1%/yr

Latest (2025): $396 · +166.7% YoY. Source: county tax records.