25448 Crab Aly W #1393 · Long Neck, DE 19966

$99,000

2 bd · 2.0 ba · 1,298 sqft · SingleFamily · 156 Days on market

Built 1989 Average condition $76/sqft · 9% below area Est $109k · 9% under ↓ 16% 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 +11.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to your charming 2-bedroom, 2-bathroom retreat nestled in the highly sought-after Pot-Nets Creekside community! This delightful home is designed for those who appreciate both comfort and style, featuring a host of thoughtful updates that ensure a worry-free living experience. As you step inside, you'll immediately notice the new insulation that keeps the home cozy year-round, along with updated plumbing that adds to the peace of mind. The fresh subfloors provide a solid foundation, enhancing the overall aesthetic and functionality of the space. The spacious bedrooms are a true highlight, offering plenty of room for relaxation and personalization. The modern bathrooms are designed with your comfort in mind, featuring a luxurious walk-in shower in the Primary Bedroom that transforms your daily routine into a spa-like experience. The fully fenced side yard is perfect for pets to roam freely or for you to cultivate your green thumb with a flourishing garden. Enjoy your morning coffee or unwind in the evenings on one of the two inviting decks, ideal for hosting gatherings or simply soaking in the serene surroundings. For those seeking ultimate relaxation, a hot tub awaits you, providing a perfect retreat for year-round enjoyment. Additionally, the powered shed with a loft offers ample storage for all your gardening tools and outdoor equipment, keeping your space organized and clutter-free. Whether you're looking for a full-time residence or a weekend getaway, this home perfectly blends comfort with the charm of coastal living. Experience the unique lifestyle that Pot-Nets has to offer, where community and nature come together in harmony. Don’t miss your chance to make this enchanting retreat your own—schedule a visit today and start your new chapter in Pot-Nets Creekside!

Key facts

• Fully fenced-in yard
• New subfloors
• Built-in bench

Tags

• NEW INSULATION
• UPDATED PLUMBING
• INTERIOR SHUT-OFF VALVE
• NEW SUBFLOORS
• BUILT-IN BENCH
• FULLY FENCED-IN YARD

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $99k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $365 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $99k).
• Recommended offer: $87k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.3% 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.
• 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: 865 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $684 of loan paydown is wiped out by about $3k 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 156 days — a 12% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $87,120 (12.0% below list)

Questions for the listing agent

1. It's been on market 156 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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?
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: 1.93% ✓
• Cap rate: 16.30%
• Cash-on-cash: 35.74%
• DSCR: 2.59
• GRM: 4.3

CMA / ARV

• ARV (median comp): $109,259
• List price: $99,000
• Delta: -9.39%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
33928 New Moon St Unit C-2	0.35mi	2/2.0	1,380 (+6%)	7mo	$125,000	$91	67
34013 Taylor Dr N #1351	0.38mi	3/2.0 (+1)	1,248 (-4%)	6mo	$165,500	$133	66
34142 Gull South Dr #1031	0.37mi	3/2.0 (+1)	1,366 (+5%)	4mo	$257,326	$188	66
32030 Robin Hood's Loop	0.10mi	3/2.0 (+1)	1,384 (+7%)	19mo	$360,000	$260	63
25594 Crab Aly E #1050	0.25mi	3/2.0 (+1)	1,456 (+12%)	0mo	$167,500	$115	63
34458 High Tide Dr #48273	0.34mi	2/2.0	1,428 (+10%)	7mo	$115,000	$81	61
33955 Liberty St #10834	0.30mi	3/2.0 (+1)	1,392 (+7%)	11mo	$125,000	$90	60
25760 Blue Ridge St	0.46mi	3/— (+1)	1,178 (-9%)	2mo	$141,000	$120	57
33943 Liberty St #42053	0.30mi	3/1.5 (+1)	1,180 (-9%)	9mo	$102,750	$87	57
25754 Blue Ridge St	0.45mi	3/2.0 (+1)	1,152 (-11%)	4mo	$124,500	$108	52
34096 Sandcastle Dr S	0.42mi	3/2.0 (+1)	1,150 (-11%)	16mo	$45,000	$39	43
25953 Loop Dr #1311	0.58mi	3/2.0 (+1)	1,164 (-10%)	12mo	$81,000	$70	41

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: 6.9%
• Equity multiple: 1.27×
• Total profit: $7,532
• Equity at exit: $14,761

10-year hold

• IRR: 16.5%
• Equity multiple: 2.36×
• Total profit: $37,780
• Equity at exit: $8,560

Cash invested: $27,720 (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 19966

• Home prices YoY: -6.4%
• Active inventory: 865
• Price-to-rent: 4.3×

Monthly cashflow live

• Estimated rent: $1,911 medium
• Mortgage (P&I): −$519
• Tax est. 1.5%: −$124 /mo · $1,485/yr
• Insurance: −$41
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $365

Break-even live

Break-even rent $1,449

Max offer price $99,000

Occupancy floor 76%

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
22392 Circle Rd , DE	2.0	1.0	1000	$1,523	$1.52	13d	1	0.52mi

Listing history 17 events

1. 2026-06-18
   days on market $99,000 Active 156 DOM
2. 2026-06-17
   days on market $99,000 Active 155 DOM
3. 2026-06-16
   days on market $99,000 Active 154 DOM
4. 2026-06-15
   days on market $99,000 Active 153 DOM
5. 2026-06-14
   days on market $99,000 Active 151 DOM
6. 2026-06-13
   days on market $99,000 Active 150 DOM
7. 2026-06-10
   days on market $99,000 Active 148 DOM
8. 2026-06-09
   days on market $99,000 Active 147 DOM
9. 2026-06-08
   days on market $99,000 Active 146 DOM
10. 2026-06-07
    days on market $99,000 Active 145 DOM
11. 2026-06-02
    days on market $99,000 Active 140 DOM
12. 2026-06-01
    days on market $99,000 Active 139 DOM
13. 2026-05-31
    days on market $99,000 Active 138 DOM
14. 2026-05-30
    days on market $99,000 Active 137 DOM
15. 2026-04-16
    price $109,000 1817-char remark

    Show marketing remark (1817 chars)

    Welcome to your charming 2-bedroom, 2-bathroom retreat nestled in the highly sought-after Pot-Nets Creekside community! This delightful home is designed for those who appreciate both comfort and style, featuring a host of thoughtful updates that ensure a worry-free living experience. As you step inside, you'll immediately notice the new insulation that keeps the home cozy year-round, along with updated plumbing that adds to the peace of mind. The fresh subfloors provide a solid foundation, enhancing the overall aesthetic and functionality of the space. The spacious bedrooms are a true highlight, offering plenty of room for relaxation and personalization. The modern bathrooms are designed with your comfort in mind, featuring a luxurious walk-in shower in the Primary Bedroom that transforms your daily routine into a spa-like experience. The fully fenced side yard is perfect for pets to roam freely or for you to cultivate your green thumb with a flourishing garden. Enjoy your morning coffee or unwind in the evenings on one of the two inviting decks, ideal for hosting gatherings or simply soaking in the serene surroundings. For those seeking ultimate relaxation, a hot tub awaits you, providing a perfect retreat for year-round enjoyment. Additionally, the powered shed with a loft offers ample storage for all your gardening tools and outdoor equipment, keeping your space organized and clutter-free. Whether you're looking for a full-time residence or a weekend getaway, this home perfectly blends comfort with the charm of coastal living. Experience the unique lifestyle that Pot-Nets has to offer, where community and nature come together in harmony. Don’t miss your chance to make this enchanting retreat your own—schedule a visit today and start your new chapter in Pot-Nets Creekside!

16. 2026-01-28
    price $120,000 1817-char remark

    Show marketing remark (1817 chars)

    Welcome to your charming 2-bedroom, 2-bathroom retreat nestled in the highly sought-after Pot-Nets Creekside community! This delightful home is designed for those who appreciate both comfort and style, featuring a host of thoughtful updates that ensure a worry-free living experience. As you step inside, you'll immediately notice the new insulation that keeps the home cozy year-round, along with updated plumbing that adds to the peace of mind. The fresh subfloors provide a solid foundation, enhancing the overall aesthetic and functionality of the space. The spacious bedrooms are a true highlight, offering plenty of room for relaxation and personalization. The modern bathrooms are designed with your comfort in mind, featuring a luxurious walk-in shower in the Primary Bedroom that transforms your daily routine into a spa-like experience. The fully fenced side yard is perfect for pets to roam freely or for you to cultivate your green thumb with a flourishing garden. Enjoy your morning coffee or unwind in the evenings on one of the two inviting decks, ideal for hosting gatherings or simply soaking in the serene surroundings. For those seeking ultimate relaxation, a hot tub awaits you, providing a perfect retreat for year-round enjoyment. Additionally, the powered shed with a loft offers ample storage for all your gardening tools and outdoor equipment, keeping your space organized and clutter-free. Whether you're looking for a full-time residence or a weekend getaway, this home perfectly blends comfort with the charm of coastal living. Experience the unique lifestyle that Pot-Nets has to offer, where community and nature come together in harmony. Don’t miss your chance to make this enchanting retreat your own—schedule a visit today and start your new chapter in Pot-Nets Creekside!

17. 2026-01-13
    listed $130,000 Active 1817-char remark

    Show marketing remark (1817 chars)

    Welcome to your charming 2-bedroom, 2-bathroom retreat nestled in the highly sought-after Pot-Nets Creekside community! This delightful home is designed for those who appreciate both comfort and style, featuring a host of thoughtful updates that ensure a worry-free living experience. As you step inside, you'll immediately notice the new insulation that keeps the home cozy year-round, along with updated plumbing that adds to the peace of mind. The fresh subfloors provide a solid foundation, enhancing the overall aesthetic and functionality of the space. The spacious bedrooms are a true highlight, offering plenty of room for relaxation and personalization. The modern bathrooms are designed with your comfort in mind, featuring a luxurious walk-in shower in the Primary Bedroom that transforms your daily routine into a spa-like experience. The fully fenced side yard is perfect for pets to roam freely or for you to cultivate your green thumb with a flourishing garden. Enjoy your morning coffee or unwind in the evenings on one of the two inviting decks, ideal for hosting gatherings or simply soaking in the serene surroundings. For those seeking ultimate relaxation, a hot tub awaits you, providing a perfect retreat for year-round enjoyment. Additionally, the powered shed with a loft offers ample storage for all your gardening tools and outdoor equipment, keeping your space organized and clutter-free. Whether you're looking for a full-time residence or a weekend getaway, this home perfectly blends comfort with the charm of coastal living. Experience the unique lifestyle that Pot-Nets has to offer, where community and nature come together in harmony. Don’t miss your chance to make this enchanting retreat your own—schedule a visit today and start your new chapter in Pot-Nets Creekside!

ⓘ 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 9/10 Extreme FEMA zone AE · 99% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 18 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: $22,934
• − Mortgage interest: −$5,546
• − Property taxes: −$1,485
• − Insurance: −$6,020
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$2,880
• Taxable income: $3,334
• Est. tax owed @ 24.0%: −$800
• After-tax cash flow: $3,583/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.

Condition & rehab AI · 1 photo

Average 55/100 Moderate rehab

This home is in average condition with some minor repairs and maintenance needed. It has potential for a moderate renovation to improve its resale and rental value.

Repairs flagged

• Minor exterior siding — Light blue siding with some discoloration
• Minor landscaping — Some ivy on the front wall

Value-add opportunities

• Resale paint exterior — Fresh paint can significantly improve curb appeal
• Rental landscaping — Well-maintained landscaping can attract more renters

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Light blue siding with some discoloration	Minor	$500–3,000
landscaping · Some ivy on the front wall	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Resale paint exterior — Fresh paint can significantly improve curb appeal ↑
• Rental landscaping — Well-maintained landscaping can attract more renters ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — 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): 35,884
• Household income: $78,305
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 464.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 8% Two or more races 7% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 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: ▼ -18.26%
• Current HPI: 268.5609
• Rent YoY: —
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

-16.2% since first listed

3 events — show timeline

• 2026-04-16 Price Changed $109,000 BRIGHT MLS
• 2026-01-28 Price Changed $120,000 BRIGHT MLS
• 2026-01-13 Listed $130,000 BRIGHT MLS