1116 Janes Rd · Dover, DE 19901

$159,777

2 bd · 1.0 ba · 714 sqft · SingleFamily public records · 21 Days on market

Built 1952 0.27 ac lot $224/sqft · 25% below area Est $212k · 25% under

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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 +21.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity awaits in Dover! This 2-bedroom, 1-bath handyman special is the perfect chance to own a home at a super affordable price point. Whether you're an investor looking for your next project or a buyer ready to roll up your sleeves and build equity, this property offers tons of potential. Inside, you’ll find a simple, functional layout with a living area, kitchen space ready for your vision, two comfortably sized bedrooms and a full bathroom. With some updates and repairs, this home could truly shine. Situated in a convenient location close to shopping, dining, and major routes, it’s a great opportunity to create value in a growing area. Priced to sell—bring your ide

Key facts

• Kitchen space
• Functional layout
• Convenient location

Tags

• HANDYMAN SPECIAL
• FUNCTIONAL LAYOUT
• KITCHEN SPACE
• CONVENIENT LOCATION

Property features AI

Finance

• Financial info: Ownership: Fee Simple

Exterior

• Parking: Driveway
• Utilities: Community water; Public septic
• Home design: Detached property; Finished area above grade estimated at 714
• Construction: Estimated year built; Foundation: Other; Other above- and below-grade structures
• Exterior features: No tidal water

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Heating: Other; Heating fuel: Other; Electric cooling; Electric hot water
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $243 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (3.4% below list).
• Recommended offer: $154k (3.4% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 5.2% in Dover — 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 67/100 on livability (#38 in DE) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F, employment D-.
• 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.
• Zoned schools: Dover High School (math 21% / reading 45%, grade F, #22 of 40 statewide, top 56%, 1,771 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.0%/yr); 186 active listings in the ZIP; 1 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 $1k of loan paydown is wiped out by about $5k 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.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($157k) is reasonable based on typical stale-listing flexibility.
• 2 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.
• Current owner paid $75k; list at $160k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1952 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe wind risk, 80% 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 $154,377 (3.4% below list)

Questions for the listing agent

1. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F 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?
4. 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.
5. 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.
6. 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: 0.97% ✗
• Cap rate: 8.12%
• Cash-on-cash: 6.51%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (median comp): $212,299
• List price: $159,777
• Delta: -19.97%
• Verdict: UNDERPRICED
• Comps: 3 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -7.3%
• Equity multiple: 0.73×
• Total profit: $-11,972
• Equity at exit: $23,823

10-year hold

• IRR: 1.1%
• Equity multiple: 1.07×
• Total profit: $3,261
• Equity at exit: $13,815

Cash invested: $44,738 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,544 medium
• Mortgage (P&I): −$838
• Tax from tax record: −$72 /mo · $867/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $243

Break-even live

Break-even rent $1,236

Max offer price $159,777

Occupancy floor 79%

Sensitivity live

Price	-10% $333	-5% $288	+0% $243	+5% $198	+10% $152
Rent	-10% $121	-5% $182	+0% $243	+5% $304	+10% $365
Rate	-1.0pp $323	-0.5pp $283	base $243	+0.5pp $201	+1.0pp $159

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: $39,944
• Closing costs: $4,793
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2030 Generals Way Dover, DE	2.0	1.0	660	$1,499	$2.27	44d	1	1.31mi

Listing history 20 events

1. 2026-06-19
   days on market $159,777 Active 21 DOM
2. 2026-06-18
   days on market $159,777 Active 20 DOM
3. 2026-06-17
   days on market $159,777 Active 19 DOM
4. 2026-06-16
   days on market $159,777 Active 18 DOM
5. 2026-06-15
   price $159,777 Active 17 DOM
6. 2026-06-15
   days on market $165,000 Active 17 DOM
7. 2026-06-14
   days on market $165,000 Active 15 DOM
8. 2026-06-13
   days on market $165,000 Active 14 DOM
9. 2026-06-10
   days on market $165,000 Active 12 DOM
10. 2026-06-09
    days on market $165,000 Active 11 DOM
11. 2026-06-08
    days on market $165,000 Active 10 DOM
12. 2026-06-07
    days on market $165,000 Active 9 DOM
13. 2026-06-02
    days on market $165,000 Active 4 DOM
14. 2026-06-01
    days on market $165,000 Active 3 DOM
15. 2026-05-31
    days on market $165,000 Active 2 DOM
16. 2026-05-11
    price $169,900 723-char remark
17. 2026-04-23
    listed $175,000 Active 723-char remark
18. 2026-04-18
    historical $175,000 723-char remark
19. 2026-04-14
    soldstatus $75,000
20. 1989-09-01
    soldstatus $29,000

ⓘ 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: $867 · $72/mo
• Projected year-2 tax: $897 · $75/mo
• Expected delta: +$30/yr (+$2/mo · 3.4%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°F today · 16 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,525
• − Mortgage interest: −$8,950
• − Property taxes: −$867
• − Insurance: −$799
• − Repairs & maintenance: −$1,482
• − Management: −$1,482
• − Depreciation: −$4,648
• Taxable income: $297
• Est. tax owed @ 24.0%: −$71
• After-tax cash flow: $2,843/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 — Dover

• Score: 67/100
• State rank: #38
• US rank: #10574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, DE
• County: Kent County · 82,184 people
• City population: 76,581
• 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

+451.0% since first listed

8 events — show timeline

• 2026-06-15 Price Changed $159,777 BRIGHT MLS
• 2026-05-29 Listing Removed — BRIGHT MLS
• 2026-05-29 Listed $165,000 BRIGHT MLS
• 2026-05-11 Price Changed $169,900 BRIGHT MLS
• 2026-04-23 Listed $175,000 BRIGHT MLS
• 2026-04-18 Coming Soon — BRIGHT MLS
• 2026-04-14 Sold (Public Records) $75,000 Public Records
• 1989-09-01 Sold (Public Records) $29,000 Public Records

Property tax history

+6.3%/yr

Latest (2025): $867 · +3.5% YoY. Source: county tax records.