1679 S State St Unit A55 · Kent Acres, DE 19901

$88,000

3 bd · 2.0 ba · 1,176 sqft · Manufactured public records · 4 Days on market

Built 2005 $75/sqft · 235% above area ↓ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Well cared for 3-bedroom, 2-bath doublewide on a nice, landscaped lot. 2 additions provide extra living space as well. New Anderson Windows, New Flooring, Updated Bathrooms, New Roof, and much more. Don't let this one get away. Schedule your tour today. The sale has been approved by the park; the buyer must be approved. Current Lot Rent is $580, including discount

Key facts

• Anderson windows
• New flooring
• Doublewide

Tags

• LANDSCAPED LOT
• DOUBLEWIDE
• ANDERSON WINDOWS
• NEW FLOORING
• UPDATED BATHROOMS
• NEW ROOF

Property features AI

Finance

• Other: Improvement assessed value reported; Year built reported as estimated
• Financial info: Land lease of $580 per month; Land lease years remaining: 0; Annual ground rent referenced

Exterior

• Parking: Driveway parking
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Manufactured home / modular construction; Single-level entry (all main living on main level)
• Construction: Manufactured construction; Above-grade structures
• Exterior features: Ground rent payment required (monthly fee); Ground rent paid annually (ground rent exists)

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning (electric)
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $88k.

Deal economics

• At list price, monthly cash flow is $770 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $88k).

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; 5 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 32% 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 $608 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 + 2.0% rent growth), your $25k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts 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.

Recommended offer $88,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.98% ✓
• Cap rate: 16.79%
• Cash-on-cash: 37.48%
• DSCR: 2.67
• GRM: 4.2

CMA / ARV

• ARV (median comp): $30,360
• List price: $88,000
• Delta: 191.50%
• Verdict: OVERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 32.3%
• Equity multiple: 2.34×
• Total profit: $33,096
• Equity at exit: $13,121

10-year hold

• IRR: 38.9%
• Equity multiple: 4.46×
• Total profit: $85,257
• Equity at exit: $7,609

Cash invested: $24,640 (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: 4.2×

Monthly cashflow live

• Estimated rent: $1,744 high
• Mortgage (P&I): −$461
• Tax est. 1.5%: −$110 /mo · $1,320/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$366
• Net cashflow: $770

Break-even live

Break-even rent $770

Max offer price $88,000

Occupancy floor 51%

Sensitivity live

Price	-10% $830	-5% $800	+0% $770	+5% $739	+10% $709
Rent	-10% $632	-5% $701	+0% $770	+5% $838	+10% $907
Rate	-1.0pp $814	-0.5pp $792	base $770	+0.5pp $747	+1.0pp $724

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: $22,000
• Closing costs: $2,640
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Beechwood Ave Unit 55 Dover, DE	2.0	2.0	1168	$1,550	$1.33	45d	1	0.12mi
4 Carolee Dr Dover, DE	3.0	1.0	1008	$2,100	$2.08	45d	1	0.78mi
51 Webbs Ln Dover, DE	2.0	1.0–1.5	787	$1,525	$1.94	45d	11	1.06mi
2030 Generals Way Dover, DE	2.0	1.0	660	$1,499	$2.27	45d	1	1.10mi
3002 Generals Way Dover, DE	3.0	2.5	1300	$1,500	$1.15	45d	1	1.14mi

Listing history 13 events

1. 2026-06-21
   days on market $88,000 Active 4 DOM
2. 2026-06-19
   days on market $88,000 Active 2 DOM
3. 2026-06-18
   pricedays on marketlisting id $88,000 Active 1 DOM
4. 2026-06-02
   days on market $88,500 Active 263 DOM
5. 2026-06-01
   days on market $88,500 Active 262 DOM
6. 2026-05-31
   days on market $88,500 Active 261 DOM
7. 2026-05-30
   days on market $88,500 Active 260 DOM
8. 2026-03-09
   status Active 366-char remark
9. 2026-03-02
   historical 366-char remark
10. 2025-11-07
    price $88,500 366-char remark
11. 2025-11-03
    price $95,000 366-char remark
12. 2025-09-29
    price $98,900 366-char remark
13. 2025-09-05
    listed $105,000 Active 366-char remark

ⓘ 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: $20,928
• − Mortgage interest: −$4,929
• − Property taxes: −$1,320
• − Insurance: −$440
• − Repairs & maintenance: −$1,674
• − Management: −$1,674
• − Depreciation: −$2,560
• Taxable income: $8,330
• Est. tax owed @ 24.0%: −$1,999
• After-tax cash flow: $7,236/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
• City population: 176
• 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

-16.2% since first listed

8 events — show timeline

• 2026-06-17 Listed $88,000 BRIGHT MLS
• 2026-06-02 Listing Removed — BRIGHT MLS
• 2026-03-09 Relisted — BRIGHT MLS
• 2026-03-02 Listing Removed — BRIGHT MLS
• 2025-11-07 Price Changed $88,500 BRIGHT MLS
• 2025-11-03 Price Changed $95,000 BRIGHT MLS
• 2025-09-29 Price Changed $98,900 BRIGHT MLS
• 2025-09-05 Listed $105,000 BRIGHT MLS

Property tax history

-7.0%/yr

Latest (2024): $163 · -57.5% YoY. Source: county tax records.