23595 E Beach Dr · Long Neck, DE 19958

$135,000

3 bd · 2.0 ba · 952 sqft · Manufactured · 49 Days on market

Built 1992 205 ac lot $142/sqft · 17% above area Est $116k · 17% over

---

Why this score? — see what drove the C+ 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
• Schools +4.2/10.0
• Livability +3.5/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This well-cared-for 3-bedroom, 2-bath manufactured home offers a comfortable, easygoing lifestyle in the waterfront community of Angola Beach and Estates. Over time, the home has been thoughtfully updated, creating spaces that feel modern, practical and inviting. The kitchen has been reimagined with new cabinetry, new counters, an attractive tiled backsplash, an island, and vinyl plank flooring that carries easily through the space. A creative dining area sits just alongside with a butcher block table. The adjoining living room includes a new cozy fireplace —and is well-suited for casual entertaining or quiet evenings at home. There's also a large addition, separated by sliding barn doors, with a large family room and an additional bedroom featuring storage shelves and a closet. The barn doors offer a touch of character while offering flexibility to use that room potentially as additional sleeping space or simply a quiet, private retreat. The layout follows a split-bedroom design, with the owner’s suite tucked toward the back of the home. It includes a wall of closets and a private bath with a generous linen closet. The third bedroom sits at the front of the home, alongside a second full bathroom and coat closet. Outdoor spaces invite you to slow down and enjoy the setting, from the screened porch—now topped with a newer roof—to two patios that frame the home. A large shed with electric provides room for storage, hobbies, or beach gear, and a ramp with composite decking and vinyl railings offers added accessibility. The home was briefly under contract, and during that time the seller took the opportunity to address items identified in an inspection, including improvements to the attic, underbelly, and electric. With those updates now in place, the home is all set to welcome you to your new coastal adventure! Residents of Angola Beach and Estates enjoy access to two swimming pools, a floating marina, fishing pier, kayak and canoe storage, a fenced area for boats, RVs and boat trailers, and a community center with resident planned activities, along with tennis and basketball courts and a riverfront park. Residency is subject to park approval. Water, sewer and trash are included. in the low, $713/mo land rent. .

Key facts

• 205.36 acre lot
• Community pool
• Built 1992

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $135k.

Deal economics

• At list price, monthly cash flow is $874 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $131k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.1% vs local median 3.2% in Long Neck — 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 69/100 on livability (#30 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, schools F, amenities 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.
• Market conditions: Rents flat; 818 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $933 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 + 0.8% rent growth), your $38k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $108k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $130,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-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. 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.
5. 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.
6. 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: 1.69% ✓
• Cap rate: 14.06%
• Cash-on-cash: 27.75%
• DSCR: 2.23
• GRM: 4.9

CMA / ARV

• ARV (median comp): $115,796
• List price: $135,000
• Delta: 16.58%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33302 Marlin Ct	0.19mi	2/1.5 (-1)	900 (-6%)	10mo	$75,000	$83	67
33305 Marlin Ct	0.19mi	2/1.0 (-1)	980 (+3%)	23mo	$70,000	$71	58

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: 19.3%
• Equity multiple: 1.76×
• Total profit: $28,808
• Equity at exit: $20,129

10-year hold

• IRR: 26.0%
• Equity multiple: 3.04×
• Total profit: $77,208
• Equity at exit: $11,672

Cash invested: $37,800 (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 19958

• Rents YoY: 0.8%
• Active inventory: 818
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,287 medium
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$480
• Net cashflow: $874

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 57%

Sensitivity live

Price	-10% $967	-5% $921	+0% $874	+5% $827	+10% $781
Rent	-10% $693	-5% $784	+0% $874	+5% $964	+10% $1,055
Rate	-1.0pp $942	-0.5pp $908	base $874	+0.5pp $839	+1.0pp $803

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
33135 Woodland Ct N Lewes, DE	3.0	2.0	1120	$2,250	$2.01	14d	1	0.62mi
22828 Sycamore Dr Lewes, DE	2.0	2.0	1100	$2,400	$2.18	14d	1	1.02mi
22806 Sycamore Dr Lewes, DE	2.0	1.5	840	$1,550	$1.85	14d	1	1.05mi

Listing history 26 events

1. 2026-06-18
   days on market $135,000 Active 49 DOM
2. 2026-06-17
   days on market $135,000 Active 48 DOM
3. 2026-06-16
   days on market $135,000 Active 47 DOM
4. 2026-06-15
   days on market $135,000 Active 46 DOM
5. 2026-06-14
   days on market $135,000 Active 44 DOM
6. 2026-06-13
   days on market $135,000 Active 43 DOM
7. 2026-06-10
   days on market $135,000 Active 41 DOM
8. 2026-06-09
   days on market $135,000 Active 40 DOM
9. 2026-06-08
   days on market $135,000 Active 39 DOM
10. 2026-06-07
    days on market $135,000 Active 38 DOM
11. 2026-06-05
    days on market $135,000 Active 35 DOM
12. 2026-06-03
    days on market $135,000 Active 34 DOM
13. 2026-06-02
    days on market $135,000 Active 33 DOM
14. 2026-06-01
    days on market $135,000 Active 32 DOM
15. 2026-05-31
    days on market $135,000 Active 31 DOM
16. 2026-05-30
    days on market $135,000 Active 30 DOM
17. 2026-04-30
    price $135,000 2272-char remark

    Show marketing remark (2272 chars)

    This well-cared-for 3-bedroom, 2-bath manufactured home offers a comfortable, easygoing lifestyle in the waterfront community of Angola Beach and Estates. Over time, the home has been thoughtfully updated, creating spaces that feel modern, practical and inviting. The kitchen has been reimagined with new cabinetry, new counters, an attractive tiled backsplash, an island, and vinyl plank flooring that carries easily through the space. A creative dining area sits just alongside with a butcher block table. The adjoining living room includes a new cozy fireplace —and is well-suited for casual entertaining or quiet evenings at home. There's also a large addition, separated by sliding barn doors, with a large family room and an additional bedroom featuring storage shelves and a closet. The barn doors offer a touch of character while offering flexibility to use that room potentially as additional sleeping space or simply a quiet, private retreat. The layout follows a split-bedroom design, with the owner’s suite tucked toward the back of the home. It includes a wall of closets and a private bath with a generous linen closet. The third bedroom sits at the front of the home, alongside a second full bathroom and coat closet. Outdoor spaces invite you to slow down and enjoy the setting, from the screened porch—now topped with a newer roof—to two patios that frame the home. A large shed with electric provides room for storage, hobbies, or beach gear, and a ramp with composite decking and vinyl railings offers added accessibility. The home was briefly under contract, and during that time the seller took the opportunity to address items identified in an inspection, including improvements to the attic, underbelly, and electric. With those updates now in place, the home is all set to welcome you to your new coastal adventure! Residents of Angola Beach and Estates enjoy access to two swimming pools, a floating marina, fishing pier, kayak and canoe storage, a fenced area for boats, RVs and boat trailers, and a community center with resident planned activities, along with tennis and basketball courts and a riverfront park. Residency is subject to park approval. Water, sewer and trash are included. in the low, $713/mo land rent. .

18. 2026-04-30
    status Active 2272-char remark

    Show marketing remark (2272 chars)

    This well-cared-for 3-bedroom, 2-bath manufactured home offers a comfortable, easygoing lifestyle in the waterfront community of Angola Beach and Estates. Over time, the home has been thoughtfully updated, creating spaces that feel modern, practical and inviting. The kitchen has been reimagined with new cabinetry, new counters, an attractive tiled backsplash, an island, and vinyl plank flooring that carries easily through the space. A creative dining area sits just alongside with a butcher block table. The adjoining living room includes a new cozy fireplace —and is well-suited for casual entertaining or quiet evenings at home. There's also a large addition, separated by sliding barn doors, with a large family room and an additional bedroom featuring storage shelves and a closet. The barn doors offer a touch of character while offering flexibility to use that room potentially as additional sleeping space or simply a quiet, private retreat. The layout follows a split-bedroom design, with the owner’s suite tucked toward the back of the home. It includes a wall of closets and a private bath with a generous linen closet. The third bedroom sits at the front of the home, alongside a second full bathroom and coat closet. Outdoor spaces invite you to slow down and enjoy the setting, from the screened porch—now topped with a newer roof—to two patios that frame the home. A large shed with electric provides room for storage, hobbies, or beach gear, and a ramp with composite decking and vinyl railings offers added accessibility. The home was briefly under contract, and during that time the seller took the opportunity to address items identified in an inspection, including improvements to the attic, underbelly, and electric. With those updates now in place, the home is all set to welcome you to your new coastal adventure! Residents of Angola Beach and Estates enjoy access to two swimming pools, a floating marina, fishing pier, kayak and canoe storage, a fenced area for boats, RVs and boat trailers, and a community center with resident planned activities, along with tennis and basketball courts and a riverfront park. Residency is subject to park approval. Water, sewer and trash are included. in the low, $713/mo land rent. .

19. 2026-04-24
    historical 2272-char remark

    Show marketing remark (2272 chars)

    This well-cared-for 3-bedroom, 2-bath manufactured home offers a comfortable, easygoing lifestyle in the waterfront community of Angola Beach and Estates. Over time, the home has been thoughtfully updated, creating spaces that feel modern, practical and inviting. The kitchen has been reimagined with new cabinetry, new counters, an attractive tiled backsplash, an island, and vinyl plank flooring that carries easily through the space. A creative dining area sits just alongside with a butcher block table. The adjoining living room includes a new cozy fireplace —and is well-suited for casual entertaining or quiet evenings at home. There's also a large addition, separated by sliding barn doors, with a large family room and an additional bedroom featuring storage shelves and a closet. The barn doors offer a touch of character while offering flexibility to use that room potentially as additional sleeping space or simply a quiet, private retreat. The layout follows a split-bedroom design, with the owner’s suite tucked toward the back of the home. It includes a wall of closets and a private bath with a generous linen closet. The third bedroom sits at the front of the home, alongside a second full bathroom and coat closet. Outdoor spaces invite you to slow down and enjoy the setting, from the screened porch—now topped with a newer roof—to two patios that frame the home. A large shed with electric provides room for storage, hobbies, or beach gear, and a ramp with composite decking and vinyl railings offers added accessibility. The home was briefly under contract, and during that time the seller took the opportunity to address items identified in an inspection, including improvements to the attic, underbelly, and electric. With those updates now in place, the home is all set to welcome you to your new coastal adventure! Residents of Angola Beach and Estates enjoy access to two swimming pools, a floating marina, fishing pier, kayak and canoe storage, a fenced area for boats, RVs and boat trailers, and a community center with resident planned activities, along with tennis and basketball courts and a riverfront park. Residency is subject to park approval. Water, sewer and trash are included. in the low, $713/mo land rent. .

20. 2026-04-14
    listed Active Under Contract 2272-char remark

    Show marketing remark (2272 chars)

    This well-cared-for 3-bedroom, 2-bath manufactured home offers a comfortable, easygoing lifestyle in the waterfront community of Angola Beach and Estates. Over time, the home has been thoughtfully updated, creating spaces that feel modern, practical and inviting. The kitchen has been reimagined with new cabinetry, new counters, an attractive tiled backsplash, an island, and vinyl plank flooring that carries easily through the space. A creative dining area sits just alongside with a butcher block table. The adjoining living room includes a new cozy fireplace —and is well-suited for casual entertaining or quiet evenings at home. There's also a large addition, separated by sliding barn doors, with a large family room and an additional bedroom featuring storage shelves and a closet. The barn doors offer a touch of character while offering flexibility to use that room potentially as additional sleeping space or simply a quiet, private retreat. The layout follows a split-bedroom design, with the owner’s suite tucked toward the back of the home. It includes a wall of closets and a private bath with a generous linen closet. The third bedroom sits at the front of the home, alongside a second full bathroom and coat closet. Outdoor spaces invite you to slow down and enjoy the setting, from the screened porch—now topped with a newer roof—to two patios that frame the home. A large shed with electric provides room for storage, hobbies, or beach gear, and a ramp with composite decking and vinyl railings offers added accessibility. The home was briefly under contract, and during that time the seller took the opportunity to address items identified in an inspection, including improvements to the attic, underbelly, and electric. With those updates now in place, the home is all set to welcome you to your new coastal adventure! Residents of Angola Beach and Estates enjoy access to two swimming pools, a floating marina, fishing pier, kayak and canoe storage, a fenced area for boats, RVs and boat trailers, and a community center with resident planned activities, along with tennis and basketball courts and a riverfront park. Residency is subject to park approval. Water, sewer and trash are included. in the low, $713/mo land rent. .

21. 2026-04-14
    listed $140,000 2272-char remark

    Show marketing remark (2272 chars)

    This well-cared-for 3-bedroom, 2-bath manufactured home offers a comfortable, easygoing lifestyle in the waterfront community of Angola Beach and Estates. Over time, the home has been thoughtfully updated, creating spaces that feel modern, practical and inviting. The kitchen has been reimagined with new cabinetry, new counters, an attractive tiled backsplash, an island, and vinyl plank flooring that carries easily through the space. A creative dining area sits just alongside with a butcher block table. The adjoining living room includes a new cozy fireplace —and is well-suited for casual entertaining or quiet evenings at home. There's also a large addition, separated by sliding barn doors, with a large family room and an additional bedroom featuring storage shelves and a closet. The barn doors offer a touch of character while offering flexibility to use that room potentially as additional sleeping space or simply a quiet, private retreat. The layout follows a split-bedroom design, with the owner’s suite tucked toward the back of the home. It includes a wall of closets and a private bath with a generous linen closet. The third bedroom sits at the front of the home, alongside a second full bathroom and coat closet. Outdoor spaces invite you to slow down and enjoy the setting, from the screened porch—now topped with a newer roof—to two patios that frame the home. A large shed with electric provides room for storage, hobbies, or beach gear, and a ramp with composite decking and vinyl railings offers added accessibility. The home was briefly under contract, and during that time the seller took the opportunity to address items identified in an inspection, including improvements to the attic, underbelly, and electric. With those updates now in place, the home is all set to welcome you to your new coastal adventure! Residents of Angola Beach and Estates enjoy access to two swimming pools, a floating marina, fishing pier, kayak and canoe storage, a fenced area for boats, RVs and boat trailers, and a community center with resident planned activities, along with tennis and basketball courts and a riverfront park. Residency is subject to park approval. Water, sewer and trash are included. in the low, $713/mo land rent. .

22. 2024-04-05
    soldstatus $108,000 Closed 2116-char remark

    Show marketing remark (2116 chars)

    This nicely updated 3-bedroom, 2-bathroom manufactured home offers comfort and convenience in the vibrant waterfront community of Angola Beach and Estates. The entire interior has been freshly painted and the carpets have been recently cleaned; it's all ready for you to enjoy! Entertain guests in the family room, complete with a dry bar featuring oak cabinetry and leaded glass doors, or in the spacious living room addition, outfitted with cozy wood paneling which creates a warm and inviting atmosphere. The kitchen showcases attractive oak cabinetry, neutral countertops, and a full-sized washer and dryer tucked to the side, for added convenience. The bedrooms are arranged in a split plan, with the owner's suite at the back of the home, featuring a wall of closets and a 3-piece ensuite bathroom with a large linen closet. The flex room off the owner's suite would make a great study, exercise room, crafting area or guest sleeping area, or could easily be modified to become a more private bedroom by creating an entrance from the living room addition. The front bedroom features a walk in closet, and a three piece bath with a stall shower. Enjoy the outdoors from the charming screened porch with its polyvinyl windows, or relax on one of the two patios flanking the home. A large shed with electric provides additional storage space for beach gear, yard tools and more. Accessibility is enhanced with a handicap accessible ramp featuring composite decking and vinyl railings. Recent upgrades include a newer AC unit and new LVP flooring in the kitchen, front bedroom, front bathroom, and foyer. Take advantage of the community amenities, including two swimming pools, a floating dock marina, fishing pier, kayak/canoe racks, fenced storage yard for boats, trailers, and RVs, as well as a large community center with resident-planned activities. The community also features a riverfront park and full-sized tennis and basketball courts. A park residency application is required, with acceptance based on credit and background checks. Don't miss this opportunity to live in a thriving waterfront community!

23. 2024-03-08
    status Active Under Contract 2116-char remark

    Show marketing remark (2116 chars)

    This nicely updated 3-bedroom, 2-bathroom manufactured home offers comfort and convenience in the vibrant waterfront community of Angola Beach and Estates. The entire interior has been freshly painted and the carpets have been recently cleaned; it's all ready for you to enjoy! Entertain guests in the family room, complete with a dry bar featuring oak cabinetry and leaded glass doors, or in the spacious living room addition, outfitted with cozy wood paneling which creates a warm and inviting atmosphere. The kitchen showcases attractive oak cabinetry, neutral countertops, and a full-sized washer and dryer tucked to the side, for added convenience. The bedrooms are arranged in a split plan, with the owner's suite at the back of the home, featuring a wall of closets and a 3-piece ensuite bathroom with a large linen closet. The flex room off the owner's suite would make a great study, exercise room, crafting area or guest sleeping area, or could easily be modified to become a more private bedroom by creating an entrance from the living room addition. The front bedroom features a walk in closet, and a three piece bath with a stall shower. Enjoy the outdoors from the charming screened porch with its polyvinyl windows, or relax on one of the two patios flanking the home. A large shed with electric provides additional storage space for beach gear, yard tools and more. Accessibility is enhanced with a handicap accessible ramp featuring composite decking and vinyl railings. Recent upgrades include a newer AC unit and new LVP flooring in the kitchen, front bedroom, front bathroom, and foyer. Take advantage of the community amenities, including two swimming pools, a floating dock marina, fishing pier, kayak/canoe racks, fenced storage yard for boats, trailers, and RVs, as well as a large community center with resident-planned activities. The community also features a riverfront park and full-sized tennis and basketball courts. A park residency application is required, with acceptance based on credit and background checks. Don't miss this opportunity to live in a thriving waterfront community!

24. 2024-03-06
    historical 2116-char remark

    Show marketing remark (2116 chars)

    This nicely updated 3-bedroom, 2-bathroom manufactured home offers comfort and convenience in the vibrant waterfront community of Angola Beach and Estates. The entire interior has been freshly painted and the carpets have been recently cleaned; it's all ready for you to enjoy! Entertain guests in the family room, complete with a dry bar featuring oak cabinetry and leaded glass doors, or in the spacious living room addition, outfitted with cozy wood paneling which creates a warm and inviting atmosphere. The kitchen showcases attractive oak cabinetry, neutral countertops, and a full-sized washer and dryer tucked to the side, for added convenience. The bedrooms are arranged in a split plan, with the owner's suite at the back of the home, featuring a wall of closets and a 3-piece ensuite bathroom with a large linen closet. The flex room off the owner's suite would make a great study, exercise room, crafting area or guest sleeping area, or could easily be modified to become a more private bedroom by creating an entrance from the living room addition. The front bedroom features a walk in closet, and a three piece bath with a stall shower. Enjoy the outdoors from the charming screened porch with its polyvinyl windows, or relax on one of the two patios flanking the home. A large shed with electric provides additional storage space for beach gear, yard tools and more. Accessibility is enhanced with a handicap accessible ramp featuring composite decking and vinyl railings. Recent upgrades include a newer AC unit and new LVP flooring in the kitchen, front bedroom, front bathroom, and foyer. Take advantage of the community amenities, including two swimming pools, a floating dock marina, fishing pier, kayak/canoe racks, fenced storage yard for boats, trailers, and RVs, as well as a large community center with resident-planned activities. The community also features a riverfront park and full-sized tennis and basketball courts. A park residency application is required, with acceptance based on credit and background checks. Don't miss this opportunity to live in a thriving waterfront community!

25. 2024-02-22
    listed $130,000 Active 2116-char remark

    Show marketing remark (2116 chars)

    This nicely updated 3-bedroom, 2-bathroom manufactured home offers comfort and convenience in the vibrant waterfront community of Angola Beach and Estates. The entire interior has been freshly painted and the carpets have been recently cleaned; it's all ready for you to enjoy! Entertain guests in the family room, complete with a dry bar featuring oak cabinetry and leaded glass doors, or in the spacious living room addition, outfitted with cozy wood paneling which creates a warm and inviting atmosphere. The kitchen showcases attractive oak cabinetry, neutral countertops, and a full-sized washer and dryer tucked to the side, for added convenience. The bedrooms are arranged in a split plan, with the owner's suite at the back of the home, featuring a wall of closets and a 3-piece ensuite bathroom with a large linen closet. The flex room off the owner's suite would make a great study, exercise room, crafting area or guest sleeping area, or could easily be modified to become a more private bedroom by creating an entrance from the living room addition. The front bedroom features a walk in closet, and a three piece bath with a stall shower. Enjoy the outdoors from the charming screened porch with its polyvinyl windows, or relax on one of the two patios flanking the home. A large shed with electric provides additional storage space for beach gear, yard tools and more. Accessibility is enhanced with a handicap accessible ramp featuring composite decking and vinyl railings. Recent upgrades include a newer AC unit and new LVP flooring in the kitchen, front bedroom, front bathroom, and foyer. Take advantage of the community amenities, including two swimming pools, a floating dock marina, fishing pier, kayak/canoe racks, fenced storage yard for boats, trailers, and RVs, as well as a large community center with resident-planned activities. The community also features a riverfront park and full-sized tennis and basketball courts. A park residency application is required, with acceptance based on credit and background checks. Don't miss this opportunity to live in a thriving waterfront community!

26. 2024-02-21
    historical $130,000 2116-char remark

    Show marketing remark (2116 chars)

    This nicely updated 3-bedroom, 2-bathroom manufactured home offers comfort and convenience in the vibrant waterfront community of Angola Beach and Estates. The entire interior has been freshly painted and the carpets have been recently cleaned; it's all ready for you to enjoy! Entertain guests in the family room, complete with a dry bar featuring oak cabinetry and leaded glass doors, or in the spacious living room addition, outfitted with cozy wood paneling which creates a warm and inviting atmosphere. The kitchen showcases attractive oak cabinetry, neutral countertops, and a full-sized washer and dryer tucked to the side, for added convenience. The bedrooms are arranged in a split plan, with the owner's suite at the back of the home, featuring a wall of closets and a 3-piece ensuite bathroom with a large linen closet. The flex room off the owner's suite would make a great study, exercise room, crafting area or guest sleeping area, or could easily be modified to become a more private bedroom by creating an entrance from the living room addition. The front bedroom features a walk in closet, and a three piece bath with a stall shower. Enjoy the outdoors from the charming screened porch with its polyvinyl windows, or relax on one of the two patios flanking the home. A large shed with electric provides additional storage space for beach gear, yard tools and more. Accessibility is enhanced with a handicap accessible ramp featuring composite decking and vinyl railings. Recent upgrades include a newer AC unit and new LVP flooring in the kitchen, front bedroom, front bathroom, and foyer. Take advantage of the community amenities, including two swimming pools, a floating dock marina, fishing pier, kayak/canoe racks, fenced storage yard for boats, trailers, and RVs, as well as a large community center with resident-planned activities. The community also features a riverfront park and full-sized tennis and basketball courts. A park residency application is required, with acceptance based on credit and background checks. Don't miss this opportunity to live in a thriving waterfront community!

ⓘ 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 ≥102°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 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,448
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$2,196
• − Management: −$2,196
• − Depreciation: −$3,927
• Taxable income: $8,867
• Est. tax owed @ 24.0%: −$2,128
• After-tax cash flow: $8,361/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: 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

Livability — Long Neck

• Score: 69/100
• State rank: #30
• US rank: #8720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sussex County · 82,708 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 31,938
• Household income: $97,197
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 545.0

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 (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%

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

+3.8% since first listed

10 events — show timeline

• 2026-04-30 Price Changed $135,000 BRIGHT MLS
• 2026-04-30 Relisted — BRIGHT MLS
• 2026-04-24 Listing Removed — BRIGHT MLS
• 2026-04-14 Listed — BRIGHT MLS
• 2026-04-14 Listed $140,000 BRIGHT MLS
• 2024-04-05 Sold (MLS) $108,000 BRIGHT MLS
• 2024-03-08 Relisted — BRIGHT MLS
• 2024-03-06 Listing Removed — BRIGHT MLS
• 2024-02-22 Listed $130,000 BRIGHT MLS
• 2024-02-21 Coming Soon $130,000 BRIGHT MLS

Property tax history

-2.6%/yr

Latest (2025): $188 · -59.7% YoY. Source: county tax records.