80 S Dayflower Ct #59 · Cheswold, DE 19904

$85,000

3 bd · 2.0 ba · 1,024 sqft · SingleFamily · 73 Days on market

Built 2004 Good condition $83/sqft · at area comps Est $87k · at est. ↓ 13% 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 +8.8/15.0
• Condition / age +3.8/5.0
• Rent growth +3.3/5.0
• Livability +3.1/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Motivated Seller bring your offers for this great opportunity to own this 3 bedroom 2 full bath home in Fox Pointe Village. As you approach the home take notice of the large covered deck with wheelchair ramp making this home easily accessible. Enjoy sitting on the front deck anytime rain or shine, you're covered by the large permanent metal roofed awning. As you enter the home you'll be greeted by an open floor plan with a large living room and dine in the kitchen. Cozy up by the custom Amish built gas fireplace, professionally installed from Byler's Stove Shop. The spacious master bedroom offers a walk in closet, on-suite bath with upgraded Jacuzzi brand walk-in shower. Two bedrooms on the other side of the home's split floor plan share a hallway bathroom. Large shed, and all appliances convey AS-IS. There is a land lease of $700 per month and all potential buyers must be approved by community management prior to finalizing the purchase. Water, Sewer and Trash is included in the lot rent.

Key facts

• Open floor plan
• Large covered deck
• Wheelchair ramp

Tags

• LARGE COVERED DECK
• WHEELCHAIR RAMP
• PERMANENT METAL ROOFED AWNING
• OPEN FLOOR PLAN
• WALK IN CLOSET
• LARGE SHED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $85k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $85k).
• Recommended offer: $80k (6.0% below list) — sets the bar for market timing.
• Cap rate 20.8% vs local median 3.1% in Cheswold — 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 62/100 on livability (#62 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime B; Watch: employment D, schools F, 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: Rents rising (+3.3%/yr); 225 active listings in the ZIP; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 37% of the median local income ($67k/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 $588 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 + 3.3% rent growth), your $24k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 73 days — a 6% lower offer ($80k) is reasonable based on typical stale-listing flexibility.

Recommended offer $79,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 2.41% ✓
• Cap rate: 20.85%
• Cash-on-cash: 51.98%
• DSCR: 3.31
• GRM: 3.5

CMA / ARV

• ARV (median comp): $87,446
• List price: $85,000
• Delta: -2.80%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 S Dayflower Ct #57	0.02mi	3/2.0	1,064 (+4%)	2mo	$55,000	$52	91
86 Piedmont Dr	0.36mi	3/2.0	1,056 (+3%)	15mo	$98,000	$93	65
196 Main St	0.51mi	3/2.0	1,104 (+8%)	10mo	$260,000	$236	55
36 Pinewood Acres Ave #36	0.39mi	2/2.0 (-1)	1,064 (+4%)	19mo	$67,400	$63	54
46 Pinewood Acres Ave	0.36mi	2/2.0 (-1)	980 (-4%)	20mo	$55,000	$56	54
127 Pine Cone Dr #127	0.26mi	3/2.0	1,176 (+15%)	21mo	$111,000	$94	46

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: 50.3%
• Equity multiple: 3.21×
• Total profit: $52,545
• Equity at exit: $12,674

10-year hold

• IRR: 55.8%
• Equity multiple: 6.59×
• Total profit: $132,998
• Equity at exit: $7,349

Cash invested: $23,800 (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 19904

• Rents YoY: 3.3%
• Active inventory: 225
• Price-to-rent: 3.5×

Monthly cashflow live

• Estimated rent: $2,049 medium
• Mortgage (P&I): −$446
• Tax est. 1.5%: −$106 /mo · $1,275/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$430
• Net cashflow: $1,031

Break-even live

Break-even rent $744

Max offer price $85,000

Occupancy floor 45%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-08
   price $85,000 1005-char remark

   Show marketing remark (1005 chars)

   Motivated Seller bring your offers for this great opportunity to own this 3 bedroom 2 full bath home in Fox Pointe Village. As you approach the home take notice of the large covered deck with wheelchair ramp making this home easily accessible. Enjoy sitting on the front deck anytime rain or shine, you're covered by the large permanent metal roofed awning. As you enter the home you'll be greeted by an open floor plan with a large living room and dine in the kitchen. Cozy up by the custom Amish built gas fireplace, professionally installed from Byler's Stove Shop. The spacious master bedroom offers a walk in closet, on-suite bath with upgraded Jacuzzi brand walk-in shower. Two bedrooms on the other side of the home's split floor plan share a hallway bathroom. Large shed, and all appliances convey AS-IS. There is a land lease of $700 per month and all potential buyers must be approved by community management prior to finalizing the purchase. Water, Sewer and Trash is included in the lot rent.

2. 2026-04-22
   price $92,000 1005-char remark

   Show marketing remark (1005 chars)

   Motivated Seller bring your offers for this great opportunity to own this 3 bedroom 2 full bath home in Fox Pointe Village. As you approach the home take notice of the large covered deck with wheelchair ramp making this home easily accessible. Enjoy sitting on the front deck anytime rain or shine, you're covered by the large permanent metal roofed awning. As you enter the home you'll be greeted by an open floor plan with a large living room and dine in the kitchen. Cozy up by the custom Amish built gas fireplace, professionally installed from Byler's Stove Shop. The spacious master bedroom offers a walk in closet, on-suite bath with upgraded Jacuzzi brand walk-in shower. Two bedrooms on the other side of the home's split floor plan share a hallway bathroom. Large shed, and all appliances convey AS-IS. There is a land lease of $700 per month and all potential buyers must be approved by community management prior to finalizing the purchase. Water, Sewer and Trash is included in the lot rent.

3. 2026-03-16
   listed $97,200 Active 1005-char remark

   Show marketing remark (1005 chars)

   Motivated Seller bring your offers for this great opportunity to own this 3 bedroom 2 full bath home in Fox Pointe Village. As you approach the home take notice of the large covered deck with wheelchair ramp making this home easily accessible. Enjoy sitting on the front deck anytime rain or shine, you're covered by the large permanent metal roofed awning. As you enter the home you'll be greeted by an open floor plan with a large living room and dine in the kitchen. Cozy up by the custom Amish built gas fireplace, professionally installed from Byler's Stove Shop. The spacious master bedroom offers a walk in closet, on-suite bath with upgraded Jacuzzi brand walk-in shower. Two bedrooms on the other side of the home's split floor plan share a hallway bathroom. Large shed, and all appliances convey AS-IS. There is a land lease of $700 per month and all potential buyers must be approved by community management prior to finalizing the purchase. Water, Sewer and Trash is included in the lot rent.

ⓘ 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: $24,584
• − Mortgage interest: −$4,761
• − Property taxes: −$1,275
• − Insurance: −$425
• − Repairs & maintenance: −$1,967
• − Management: −$1,967
• − Depreciation: −$2,473
• Taxable income: $11,717
• Est. tax owed @ 24.0%: −$2,812
• After-tax cash flow: $9,560/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

Good 75/100 Cosmetic rehab

This home is in good condition with a good curb appeal and is ready for a motivated seller to bring offers. Minor updates to exterior trim and lighting can further enhance its value.

Value-add opportunities

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value
• Both Replace window screens — Improves energy efficiency and enhances curb appeal
• Both Upgrade lighting fixtures — Enhances curb appeal and can increase both resale and rental value

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Enhances curb appeal and can increase both resale and rental value ↑
• Both Replace window screens — Improves energy efficiency and enhances curb appeal ↑
• Both Upgrade lighting fixtures — Enhances curb appeal and can increase both resale and rental value ↑

ⓘ 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: 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 — Cheswold

• Score: 62/100
• State rank: #62
• US rank: #16254

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cheswold, DE
• County: Kent County · 82,184 people
• City population: 176
• Metro: Dover, DE
• Population (ZIP): 38,818
• Household income: $66,908
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1500.0

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 0.64)
• Race & ethnicity: White 48% Black 35% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 3% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 3% German/W. Germanic 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: ▼ -112.03%
• Current HPI: 187.6879
• Rent YoY: ▲ 3.30%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

-12.6% since first listed

3 events — show timeline

• 2026-05-08 Price Changed $85,000 BRIGHT MLS
• 2026-04-22 Price Changed $92,000 BRIGHT MLS
• 2026-03-16 Listed $97,200 BRIGHT MLS