200 S Beechwood Ave #30 · Kent Acres, DE 19901

$139,000

3 bd · 2.0 ba · 980 sqft · Manufactured public records · 95 Days on market

Built 2026 $142/sqft · 22% below area

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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
• DSCR +10.0/10.0
• 1% rule +8.4/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located just minutes from downtown Dover, this brand-new Champion home offers modern living with quality upgrades throughout. This 3-bedroom, 2-bath home features drywall throughout and durable vinyl flooring for low-maintenance living. The open-concept layout provides a seamless flow between the living, dining, and kitchen areas. The kitchen is equipped with a full stainless steel appliance package, including a gas range, ample cabinetry, and functional workspace. Community living is made easy with a monthly lot lease of $655 that includes trash service, sewer, and snow removal. Discounted rents are also available to residents that pay on time! Don’t miss this opportunity to own a new construction home in a convenient Dover location-schedule your showing today!

Key facts

• Quality upgrades
• Ample cabinetry
• Functional workspace

Tags

• QUALITY UPGRADES
• OPEN-CONCEPT LAYOUT
• GAS RANGE
• AMPLE CABINETRY
• FUNCTIONAL WORKSPACE
• NEW CONSTRUCTION HOME

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $139k.

Deal economics

• At list price, monthly cash flow is $655 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $139k).
• Recommended offer: $126k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#41 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety B; Watch: schools F, amenities F, commute F.
• Caesar Rodney School District (suburban): math 26% / reading 49% proficiency, ranked #9 of 26 in DE (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 186 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 34% of the median local income ($66k/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 $961 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 2.0% rent growth), your $39k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 95 days — a 9% lower offer ($126k) is reasonable based on typical stale-listing flexibility.

Recommended offer $126,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 95 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.34% ✓
• Cap rate: 11.95%
• Cash-on-cash: 20.20%
• DSCR: 1.90
• GRM: 6.2

CMA / ARV

• ARV (median comp): $286,320
• List price: $139,000
• Delta: -51.45%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 11.4%
• Equity multiple: 1.45×
• Total profit: $17,346
• Equity at exit: $20,725

10-year hold

• IRR: 19.6%
• Equity multiple: 2.58×
• Total profit: $61,347
• Equity at exit: $12,018

Cash invested: $38,920 (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 19901

• Rents YoY: 2.0%
• Active inventory: 186
• Price-to-rent: 6.2×

Monthly cashflow live

• Estimated rent: $1,863 medium
• Mortgage (P&I): −$729
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$391
• Net cashflow: $655

Break-even live

Break-even rent $1,034

Max offer price $139,000

Occupancy floor 60%

Sensitivity live

Price	-10% $734	-5% $695	+0% $655	+5% $616	+10% $577
Rent	-10% $508	-5% $582	+0% $655	+5% $729	+10% $802
Rate	-1.0pp $725	-0.5pp $691	base $655	+0.5pp $619	+1.0pp $583

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: $34,750
• Closing costs: $4,170
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Carolee Dr Dover, DE	3.0	1.0	1008	$2,100	$2.08	45d	1	0.75mi
51 Webbs Ln Dover, DE	2.0	1.0–1.5	787	$1,525	$1.94	45d	11	0.98mi
2030 Generals Way Dover, DE	2.0	1.0	660	$1,499	$2.27	45d	1	1.17mi
814 New Castle Ave Dover, DE	3.0	1.0	950	$1,650	$1.74	45d	1	1.47mi

Listing history 17 events

1. 2026-06-21
   days on market $139,000 Active 95 DOM
2. 2026-06-19
   days on market $139,000 Active 93 DOM
3. 2026-06-18
   days on market $139,000 Active 92 DOM
4. 2026-06-17
   days on market $139,000 Active 91 DOM
5. 2026-06-16
   days on market $139,000 Active 90 DOM
6. 2026-06-15
   days on market $139,000 Active 89 DOM
7. 2026-06-14
   days on market $139,000 Active 87 DOM
8. 2026-06-13
   days on market $139,000 Active 86 DOM
9. 2026-06-10
   days on market $139,000 Active 84 DOM
10. 2026-06-09
    days on market $139,000 Active 83 DOM
11. 2026-06-08
    days on market $139,000 Active 82 DOM
12. 2026-06-07
    days on market $139,000 Active 81 DOM
13. 2026-06-02
    days on market $139,000 Active 76 DOM
14. 2026-06-01
    days on market $139,000 Active 75 DOM
15. 2026-05-31
    days on market $139,000 Active 74 DOM
16. 2026-05-30
    days on market $139,000 Active 73 DOM
17. 2026-03-18
    listed $139,000 Active 778-char remark

    Show marketing remark (778 chars)

    Located just minutes from downtown Dover, this brand-new Champion home offers modern living with quality upgrades throughout. This 3-bedroom, 2-bath home features drywall throughout and durable vinyl flooring for low-maintenance living. The open-concept layout provides a seamless flow between the living, dining, and kitchen areas. The kitchen is equipped with a full stainless steel appliance package, including a gas range, ample cabinetry, and functional workspace. Community living is made easy with a monthly lot lease of $655 that includes trash service, sewer, and snow removal. Discounted rents are also available to residents that pay on time! Don’t miss this opportunity to own a new construction home in a convenient Dover location-schedule your showing today!

ⓘ 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: $358 · $30/mo
• Projected year-2 tax: $582 · $48/mo
• Expected delta: +$224/yr (+$19/mo · 62.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $22,357
• − Mortgage interest: −$7,786
• − Property taxes: −$358
• − Insurance: −$695
• − Repairs & maintenance: −$1,789
• − Management: −$1,789
• − Depreciation: −$4,044
• Taxable income: $5,898
• Est. tax owed @ 24.0%: −$1,415
• After-tax cash flow: $6,447/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: Caesar Rodney School District
• NCES district ID: 1000180
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $61,187
• Composite: 33.4/100
• National rank: #5475
• State rank: #9 of 26 in DE

Livability — Kent Acres

• Score: 66/100
• State rank: #41
• US rank: #11466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent Acres, DE
• County: Kent County · 82,184 people
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-03-18 Listed $139,000 BRIGHT MLS

Property tax history

+5.9%/yr

Latest (2024): $358 · +32.8% YoY. Source: county tax records.