86 Longbow Ln #86 · Hartly, DE 19953

$84,900

2 bd · 2.0 ba · 1,024 sqft · SingleFamily · 197 Days on market

Built 2019 Est $78k · 9% over

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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
• ARV discount +3.4/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Back to Active, no fault of the seller!! No Rear Neighbors and Excellently maintained this 2-bedroom, 2-bathroom home is located in the quiet wooded setting of Forest Grove in Hartly. This home features an open concept living, dining, kitchen area as well as well as a split floor plan providing ample privacy to both bedrooms. The home also features a full appliance package including the washer and dryer and vinyl flooring throughout. Buyers will need to apply for the community lot lease of $655 per month that includes sewer, trash, recycling, bulk item removal, yard waste removal, and snow plowing. The community also offers a $30 discount every month on the lot lease for prompt, online paym

Key facts

• Vinyl flooring
• No rear neighbors
• Split floor plan

Tags

• NO REAR NEIGHBORS
• SPLIT FLOOR PLAN
• FULL APPLIANCE PACKAGE
• VINYL FLOORING

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $85k.

Deal economics

• At list price, monthly cash flow is $579 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 66/100 on livability (#42 in DE) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+; Watch: crime D+, housing D, amenities F.
• Capital School District (urban): math 14% / reading 31% proficiency, ranked #24 of 26 in DE (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 17 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $587 of loan paydown is wiped out by about $3k 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 + 3.0% rent growth), your $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 197 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 5656% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Recommended offer $74,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 197 days. Have you received any prior offers? Is the seller open to a 12% 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. Crime grade is D 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: 1.74% ✓
• Cap rate: 14.47%
• Cash-on-cash: 29.20%
• DSCR: 2.30
• GRM: 4.8

CMA / ARV

• ARV (on-the-fly): $77,824
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
74 Longbow Ln	0.07mi	2/2.0	1,024 (0%)	15mo	$78,000	$76	84
75 Longbow Dr	0.03mi	2/2.0	1,024 (0%)	20mo	$77,500	$76	82
5 Sherwood Forest Way #5	0.31mi	2/2.0	1,024 (0%)	8mo	$89,000	$87	78
117 Sherwood Forest Way	0.26mi	2/2.0	1,024 (0%)	14mo	$76,000	$74	76
27 Loxley Ln #27	0.16mi	2/2.0	1,024 (0%)	22mo	$65,000	$63	74
107 Longbow Ln #107	0.01mi	3/2.0 (+1)	1,056 (+3%)	24mo	$75,000	$71	70
161 Blue Bird Dr	0.11mi	3/1.0 (+1)	937 (-8%)	16mo	$223,000	$238	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 23.6%
• Equity multiple: 1.97×
• Total profit: $23,111
• Equity at exit: $12,659

10-year hold

• IRR: 31.5%
• Equity multiple: 3.85×
• Total profit: $67,661
• Equity at exit: $7,341

Cash invested: $23,772 (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 19953

• Home prices YoY: -22.6%
• Active inventory: 17
• Price-to-rent: 4.8×

Monthly cashflow live

• Estimated rent: $1,475 medium
• Mortgage (P&I): −$445
• Tax est. 1.5%: −$106 /mo · $1,274/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $579

Break-even live

Break-even rent $743

Max offer price $84,900

Occupancy floor 56%

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
80 Longbow Ln Hartly, DE	2.0	2.0	1024	$1,475	$1.44	1d	1	0.05mi
22 Loxley Ln Unit 22 Hartly, DE	2.0	2.0	1056	$1,475	$1.40	12d	1	0.15mi

Listing history 9 events

1. 2026-06-19
   days on market $84,900 Active 197 DOM
2. 2026-06-18
   days on market $84,900 Active 196 DOM
3. 2026-06-17
   days on market $84,900 Active 195 DOM
4. 2026-06-17
   status $84,900 Active 194 DOM
5. 2026-03-23
   status Pending
6. 2026-01-14
   historical $1,475
7. 2026-01-13
   price $84,900
8. 2025-11-11
   listed $1,475
9. 2025-09-10
   listed $85,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $17,700
• − Mortgage interest: −$4,756
• − Property taxes: −$1,274
• − Insurance: −$424
• − Repairs & maintenance: −$1,416
• − Management: −$1,416
• − Depreciation: −$2,470
• Taxable income: $5,944
• Est. tax owed @ 24.0%: −$1,427
• After-tax cash flow: $5,516/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: Capital School District
• NCES district ID: 1000190
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $48,499
• Composite: 19.78/100
• National rank: #8703
• State rank: #24 of 26 in DE

Livability — Hartly

• Score: 66/100
• State rank: #42
• US rank: #11882

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 4,614

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: Predominantly White (78%)
• Race & ethnicity: White 78% Two or more races 15% Hispanic / Latino 7% Black 5% Native American 1%
• Hispanic origin (detail): Salvadoran 6%
• Common ancestry: Romanian 8% Polish 5% Lithuanian 5%
• Foreign-born: 4% · Canada, Dominican Republic
• Languages at home: 81% English-only · German/W. Germanic 10% Spanish 9% Korean 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: ▼ -62.76%
• Current HPI: 215.3065
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-98.3% since first listed

5 events — show timeline

• 2026-03-23 Pending — BRIGHT MLS
• 2026-01-14 Rental Removed $1,475 BRIGHTMLS
• 2026-01-13 Price Changed $84,900 BRIGHT MLS
• 2025-11-11 Listed for Rent $1,475 BRIGHTMLS
• 2025-09-10 Listed $85,000 BRIGHT MLS