16 Berg Aly · Woodside East, DE 19962

$120,000

2 bd · 1.0 ba · 780 sqft · Manufactured public records · 531 Days on market

Built 1968 0.28 ac lot $154/sqft · 44% below area Est $215k · 44% 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Property being sold 'AS IS, WHERE IS'. No repairs will be done. NOTE: Hold Harmless must be signed prior to showing.

Key facts

• 0.28 acre lot
• Built 1968
• Listed 530 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $550 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.8% vs local median 3.9% in Woodside East — 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 53/100 on livability (#73 in DE) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D+, schools D-, amenities 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: 126 active listings in the ZIP; 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 $830 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 + 3.0% rent growth), your $34k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 531 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $9k; list at $120k implies a 1190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 531 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1968 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.33% ✓
• Cap rate: 11.80%
• Cash-on-cash: 19.66%
• DSCR: 1.87
• GRM: 6.3

CMA / ARV

• ARV (median comp): $214,970
• List price: $120,000
• Delta: -44.18%
• Verdict: UNDERPRICED
• Comps: 12 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
235 Stevenson Dr	0.07mi	2/1.0	780 (0%)	19mo	$52,500	$67	81
105 S Draper Cir	0.11mi	2/1.0	720 (-8%)	14mo	$73,000	$101	71
84 Bertha Dr	0.43mi	2/1.0	732 (-6%)	22mo	$55,000	$75	51

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: 11.7%
• Equity multiple: 1.46×
• Total profit: $15,561
• Equity at exit: $17,892

10-year hold

• IRR: 20.6%
• Equity multiple: 2.74×
• Total profit: $58,492
• Equity at exit: $10,375

Cash invested: $33,600 (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 19962

• Home prices YoY: -29.4%
• Active inventory: 126
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,596 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$31 /mo · $378/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$335
• Net cashflow: $550

Break-even live

Break-even rent $900

Max offer price $120,000

Occupancy floor 61%

Sensitivity live

Price	-10% $618	-5% $584	+0% $550	+5% $516	+10% $482
Rent	-10% $424	-5% $487	+0% $550	+5% $613	+10% $677
Rate	-1.0pp $611	-0.5pp $581	base $550	+0.5pp $519	+1.0pp $488

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $120,000 Active 531 DOM
2. 2026-06-19
   days on market $120,000 Active 529 DOM
3. 2026-06-18
   days on market $120,000 Active 528 DOM
4. 2026-06-17
   days on market $120,000 Active 527 DOM
5. 2026-06-16
   days on market $120,000 Active 526 DOM
6. 2026-06-15
   days on market $120,000 Active 525 DOM
7. 2026-06-14
   days on market $120,000 Active 523 DOM
8. 2026-06-13
   days on market $120,000 Active 522 DOM
9. 2026-06-10
   days on market $120,000 Active 520 DOM
10. 2026-06-09
    days on market $120,000 Active 519 DOM
11. 2026-06-08
    days on market $120,000 Active 518 DOM
12. 2026-06-07
    days on market $120,000 Active 517 DOM
13. 2026-06-02
    days on market $120,000 Active 512 DOM
14. 2026-06-01
    days on market $120,000 Active 511 DOM
15. 2026-05-31
    days on market $120,000 Active 510 DOM
16. 2026-05-30
    days on market $120,000 Active 509 DOM
17. 2025-01-06
    listed $120,000 Active 117-char remark

    Show marketing remark (117 chars)

    Property being sold 'AS IS, WHERE IS'. No repairs will be done. NOTE: Hold Harmless must be signed prior to showing.

18. 2014-01-28
    soldstatus $9,300
19. 1991-08-01
    soldstatus $5,500

ⓘ 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: $378 · $31/mo
• Projected year-2 tax: $537 · $45/mo
• Expected delta: +$159/yr (+$13/mo · 42.1%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,157
• − Mortgage interest: −$6,722
• − Property taxes: −$378
• − Insurance: −$600
• − Repairs & maintenance: −$1,533
• − Management: −$1,533
• − Depreciation: −$3,491
• Taxable income: $4,901
• Est. tax owed @ 24.0%: −$1,176
• After-tax cash flow: $5,428/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 — Woodside East

• Score: 53/100
• State rank: #73
• US rank: #24275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodside East, DE
• Population (ZIP): 12,618

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 0.61)
• Race & ethnicity: White 58% Black 23% Two or more races 10% Hispanic / Latino 6% Asian 4% Native American 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Swiss 4% Italian 3% Iranian 2%
• Foreign-born: 8% · Canada
• Languages at home: 91% English-only · Spanish 4% Other Indo-European 2% Tagalog/Filipino 2%

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: ▼ -77.63%
• Current HPI: 186.7318
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+2081.8% since first listed

3 events — show timeline

• 2025-01-06 Listed $120,000 BRIGHT MLS
• 2014-01-28 Sold (Public Records) $9,300 Public Records
• 1991-08-01 Sold (Public Records) $5,500 Public Records

Property tax history

+6.8%/yr

Latest (2025): $378 · +1.3% YoY. Source: county tax records.