106 Foxtail Ln #32 · Magnolia, DE 19962

$165,000

2 bd · 2.0 ba · 1,384 sqft · Manufactured · 85 Days on market

Manufactured home 55+ age-restricted Built 2010 Average condition $119/sqft · 11% below area Est $185k · 11% under ↓ 3% since listing

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Why this score? — see what drove the D 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).

• ARV discount +12.3/15.0
• Cash flow +11.2/30.0
• Schools +4.6/10.0
• 1% rule +3.6/10.0
• DSCR +3.3/10.0
• Livability +3.2/5.0
• Condition / age +2.8/5.0
• Appreciation +2.5/10.0
• Rent growth +2.5/5.0
• Manufactured-home adj. -3.7

Listing remarks MLS

Welcome to 106 Foxtail Lane, located in the quiet 55+ Community of Southern Meadows! This well-maintained Wisteria model features 2 bedrooms + an office that could be used as a 3rd bedroom, and 2 full bathrooms. The primary bedroom is complete with an en-suite bathroom with dual vanities and a walk-in shower. The large living area includes a spacious family room open to the eat-in kitchen and island. Tons of cabinet space and a recently new refrigerator. The laundry room is conveniently located off of the kitchen. Enjoy relaxing on the outdoor patio just off of the kitchen. The land lease is $732 a month and includes full access to the clubhouse, community pool, lawn care, trash and snow removal - No additional fees! There are tons of walking trails and gathering spaces awaiting your enjoyment. All residents must fill out Southern Meadows' application and have park approval. Schedule your private tour today!

Key facts

• Clubhouse
• Community pool
• Gathering spaces

Tags

• OUTDOOR PATIO
• CLUBHOUSE
• COMMUNITY POOL
• WALKING TRAILS
• GATHERING SPACES

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath manufactured listed at $165k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $-213 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $134k (18.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $117k (28.8% below list).
• Recommended offer: $117k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.7% vs local median 2.5% in Magnolia — 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 64/100 on livability (#51 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, employment A-, housing B+; Watch: crime 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.
• Zoned schools: J. Ralph Mcilvaine Early Childhood Center (523 students, 0% FRL); F. Niel Postlethwait Middle School (math 29% / reading 52%, grade F, #6 of 36 statewide, top 14%, 629 students, 0% FRL); Caesar Rodney High School (math 31% / reading 61%, grade D-, #7 of 40 statewide, top 15%, 2,257 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 149 active listings in the ZIP; 1 comparable units currently listed for rent nearby; solid renter incomes; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent is only 13% of the median local income ($108k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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 85 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago 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.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $117,425 (28.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
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. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.52%
• DSCR: 0.75
• GRM: 11.7

CMA / ARV

• ARV (median comp): $184,714
• List price: $165,000
• Delta: -10.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3180 Irish Hill Rd	0.22mi	3/2.0 (+1)	1,344 (-3%)	3mo	$90,000	$67	78
117 Begonia Ln #86	0.11mi	2/2.0	1,720 (+24%)	2mo	$186,400	$108	68
148 Daffodil Dr #148	0.15mi	3/2.0 (+1)	1,568 (+13%)	2mo	$130,000	$83	64
150 West St	0.33mi	3/2.0 (+1)	1,272 (-8%)	3mo	$270,000	$212	64
192 Daffodil Dr #36	0.16mi	2/2.0	1,720 (+24%)	7mo	$187,500	$109	62
251 Misty Ridge Dr	1.15mi	3/2.0 (+1)	1,440 (+4%)	5mo	$385,000	$267	49
1440 Woodlytown Rd	1.05mi	3/2.0 (+1)	1,344 (-3%)	10mo	$350,000	$260	46
66 Doris Ct	1.20mi	3/2.0 (+1)	1,461 (+6%)	9mo	$365,000	$250	43
220 Hudson Branch Dr	1.36mi	3/2.5 (+1)	1,560 (+13%)	4mo	$305,000	$196	34
668 Olde Field Dr	0.94mi	3/2.0 (+1)	1,637 (+18%)	4mo	$400,000	$244	32
414 Sophers Row	0.96mi	3/2.5 (+1)	1,170 (-16%)	5mo	$389,500	$333	29
981 Sophers Row	1.36mi	3/1.0 (+1)	1,054 (-24%)	9mo	$160,000	$152	24

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: -25.7%
• Equity multiple: 0.13×
• Total profit: $-40,261
• Equity at exit: $24,602

10-year hold

• IRR: -22.2%
• Equity multiple: -0.13×
• Total profit: $-52,424
• Equity at exit: $14,266

Cash invested: $46,200 (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: 149
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $1,174 medium
• Mortgage (P&I): −$865
• Tax est. 1.5%: −$206 /mo · $2,475/yr
• Insurance: −$69
• HOA: −$0
• Lot rent leased land?: −$0
• Vacancy / Maint / Mgmt: −$247
• Net cashflow: $-213

Break-even live

Break-even rent $1,443

Max offer price $134,233

Occupancy floor —

Sensitivity live

Price	-10% $-99	-5% $-156	+0% $-213	+5% $-270	+10% $-327
Rent	-10% $-305	-5% $-259	+0% $-213	+5% $-166	+10% $-120
Rate	-1.0pp $-130	-0.5pp $-171	base $-213	+0.5pp $-255	+1.0pp $-299

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: $41,250
• Closing costs: $4,950
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
161 Carnation Dr Unit 76 Magnolia, DE	2.0	2.0	1056	$1,525	$1.44	93d	1	0.23mi

Listing history 50 events

1. 2026-08-08
   days on market $165,000 Active 85 DOM
2. 2026-08-07
   days on market $165,000 Active 84 DOM
3. 2026-08-06
   days on market $165,000 Active 83 DOM
4. 2026-08-05
   days on market $165,000 Active 82 DOM
5. 2026-08-04
   days on market $165,000 Active 81 DOM
6. 2026-08-03
   days on market $165,000 Active 80 DOM
7. 2026-07-31
   days on market $165,000 Active 77 DOM
8. 2026-07-30
   days on market $165,000 Active 76 DOM
9. 2026-07-29
   days on market $165,000 Active 75 DOM
10. 2026-07-27
    days on market $165,000 Active 73 DOM
11. 2026-07-24
    days on market $165,000 Active 70 DOM
12. 2026-07-23
    days on market $165,000 Active 69 DOM
13. 2026-07-22
    days on market $165,000 Active 68 DOM
14. 2026-07-21
    days on market $165,000 Active 67 DOM
15. 2026-07-18
    days on market $165,000 Active 64 DOM
16. 2026-07-16
    days on market $165,000 Active 62 DOM
17. 2026-07-16
    days on market $165,000 Active 61 DOM
18. 2026-07-14
    days on market $165,000 Active 60 DOM
19. 2026-07-13
    days on market $165,000 Active 59 DOM
20. 2026-07-12
    days on market $165,000 Active 58 DOM
21. 2026-07-11
    days on market $165,000 Active 57 DOM
22. 2026-07-10
    days on market $165,000 Active 56 DOM
23. 2026-07-09
    days on market $165,000 Active 55 DOM
24. 2026-07-08
    days on market $165,000 Active 54 DOM
25. 2026-07-07
    days on market $165,000 Active 53 DOM
26. 2026-07-06
    days on market $165,000 Active 52 DOM
27. 2026-07-05
    days on market $165,000 Active 51 DOM
28. 2026-07-04
    days on market $165,000 Active 50 DOM
29. 2026-07-03
    days on market $165,000 Active 49 DOM
30. 2026-07-02
    days on market $165,000 Active 48 DOM
31. 2026-07-01
    days on market $165,000 Active 47 DOM
32. 2026-06-30
    days on market $165,000 Active 46 DOM

    Show marketing remark (921 chars)

    Welcome to 106 Foxtail Lane, located in the quiet 55+ Community of Southern Meadows! This well-maintained Wisteria model features 2 bedrooms + an office that could be used as a 3rd bedroom, and 2 full bathrooms. The primary bedroom is complete with an en-suite bathroom with dual vanities and a walk-in shower. The large living area includes a spacious family room open to the eat-in kitchen and island. Tons of cabinet space and a recently new refrigerator. The laundry room is conveniently located off of the kitchen. Enjoy relaxing on the outdoor patio just off of the kitchen. The land lease is $732 a month and includes full access to the clubhouse, community pool, lawn care, trash and snow removal - No additional fees! There are tons of walking trails and gathering spaces awaiting your enjoyment. All residents must fill out Southern Meadows' application and have park approval. Schedule your private tour today!

33. 2026-06-29
    price $165,000 Active 45 DOM
34. 2026-06-29
    days on market $169,000 Active 45 DOM
35. 2026-06-28
    days on market $169,000 Active 44 DOM
36. 2026-06-28
    days on market $169,000 Active 43 DOM
37. 2026-06-27
    days on market $169,000 Active 42 DOM
38. 2026-06-26
    days on market $169,000 Active 41 DOM
39. 2026-06-23
    days on market $169,000 Active 38 DOM
40. 2026-06-21
    days on market $169,000 Active 37 DOM
41. 2026-06-19
    days on market $169,000 Active 35 DOM
42. 2026-06-18
    days on market $169,000 Active 34 DOM
43. 2026-06-17
    days on market $169,000 Active 33 DOM
44. 2026-06-16
    days on market $169,000 Active 32 DOM
45. 2026-06-15
    days on market $169,000 Active 31 DOM
46. 2026-06-14
    days on market $169,000 Active 29 DOM
47. 2026-06-13
    days on market $169,000 Active 28 DOM
48. 2026-06-10
    days on market $169,000 Active 26 DOM
49. 2026-06-09
    days on market $169,000 Active 25 DOM
50. 2026-06-08
    days on market $169,000 Active 24 DOM

ⓘ 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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $14,091
• − Mortgage interest: −$9,243
• − Property taxes: −$2,475
• − Insurance: −$825
• − Repairs & maintenance: −$1,127
• − Management: −$1,127
• − Depreciation: −$4,800
• Taxable loss: −$5,506
• Est. tax savings @ 24.0%: +$1,321
• After-tax cash flow: $-1,230/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 · 12 photos

Average 55/100 Cosmetic rehab Est. rehab $6,920–$20,760 screening

This home is in average condition with minor repairs needed. It has a good location in a quiet community with access to amenities. Painting and updating the kitchen and bathroom would significantly increase its value.

Repairs flagged

• Minor kitchen cabinets — slight wear
• Minor bathroom vanity — slight wear
• Minor HVAC unit — slight dust accumulation

Value-add opportunities

• Resale paint interior walls — enhances curb appeal and interior aesthetics ↑
• Resale replace kitchen cabinets — modernizes the kitchen and adds value ↑
• Resale replace bathroom vanity — modernizes the bathroom and adds value ↑
• Both replace HVAC unit — improves comfort and energy efficiency ↑

ⓘ Rehab cost is a screening estimate — Cosmetic scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 46/100

Zoned Schools

Elementary J. Ralph Mcilvaine Early Childhood Center Middle Magnolia Middle School High Caesar Rodney High School D- DE #7/40 Nat'l #6,672/17,239

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

C Composite livability gradescore 64/100

Livability — Magnolia

• Score: 64/100
• State rank: #51
• US rank: #13984

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent · 194,477 people
• Metro: Dover, DE
• Population (ZIP): 12,618
• Household income: $107,868
• Rent vs Own: 9.9% rent · 90.1% own
• Severe rent burden: 34% of renters

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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%

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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%

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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

-2.9% since first listed

7 events — show timeline

• 2026-06-30 Price Changed $165,000 BRIGHT MLS
• 2026-06-04 Price Changed $169,000 BRIGHT MLS
• 2026-05-15 Listed $172,500 BRIGHT MLS
• 2024-05-03 Listing Removed — BRIGHT MLS
• 2024-05-02 Sold (MLS) $164,000 BRIGHT MLS
• 2024-03-17 Pending — BRIGHT MLS
• 2024-02-12 Listed $170,000 BRIGHT MLS