200 Beechwood Ave #28 · Kent Acres, DE 19901

$149,900

4 bd · 2.0 ba · 980 sqft · Manufactured public records · 3 Days on market

Built 2026

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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
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• 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

Beautiful brand-new home located in the quiet community of Beechwood! Conveniently situated near all that Dover has to offer, including shopping, dining, major routes, and the air base, this immaculate home features 4 bedrooms and 2 full bathrooms. The open-concept layout is enhanced by durable vinyl flooring throughout and a stainless-steel appliance package in the kitchen. With modern finishes, spacious living areas, and the peace of mind that comes with new construction, this home is move-in ready and waiting for its first owners. The community lot lease of $655 includes trash, recycling, yard waste, and bulk trash pickup as well as sewer and snow plowing services. Leaseholders are eligi

Key facts

• New construction
• Open-concept layout
• 3 parking spots

Tags

• OPEN-CONCEPT LAYOUT
• DURABLE VINYL FLOORING
• NEW CONSTRUCTION

Property features AI

Finance

• Other: Property manager present
• Financial info: Monthly land lease: $655

Exterior

• Parking: Driveway parking; Three driveway/parking spaces (total 3 spaces)
• Utilities: Public water; Public sewer; Electric cooling fuel and hot water; Propane (leased) for heating
• Home design: Manufactured home; Construction completed; Excellent condition; Land lease ownership (monthly land lease of $655; approximately 1 year remaining)
• Construction: Vinyl siding; Pillar/post/pier foundation; Architectural shingle roof
• Exterior features: Irrigation water rights; Pets allowed with number limits and breed restrictions; Above- and below-grade other structures

Interior

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

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath manufactured listed at $150k.

Deal economics

• At list price, monthly cash flow is $873 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

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); 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 40% 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 $1k of loan paydown is wiped out by about $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

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

Recommended offer $149,900

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: 1.48% ✓
• Cap rate: 13.28%
• Cash-on-cash: 24.97%
• DSCR: 2.11
• GRM: 5.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 17.4%
• Equity multiple: 1.69×
• Total profit: $29,129
• Equity at exit: $22,351

10-year hold

• IRR: 25.2%
• Equity multiple: 3.10×
• Total profit: $88,116
• Equity at exit: $12,961

Cash invested: $41,972 (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: 184
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $2,213 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$26 /mo · $315/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$465
• Net cashflow: $873

Break-even live

Break-even rent $1,107

Max offer price $149,900

Occupancy floor 56%

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Carolee Dr Dover, DE	3.0	1.0	1008	$2,100	$2.08	43d	1	0.75mi
814 New Castle Ave Dover, DE	3.0	1.0	950	$1,650	$1.74	43d	1	1.47mi

Listing history 4 events

1. 2026-06-19
   days on market $149,900 Active 3 DOM
2. 2026-06-18
   days on market $149,900 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $149,900 Active 1 DOM

ⓘ 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: $315 · $26/mo
• Projected year-2 tax: $592 · $49/mo
• Expected delta: +$277/yr (+$23/mo · 87.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,555
• − Mortgage interest: −$8,397
• − Property taxes: −$315
• − Insurance: −$750
• − Repairs & maintenance: −$2,124
• − Management: −$2,124
• − Depreciation: −$4,361
• Taxable income: $8,484
• Est. tax owed @ 24.0%: −$2,036
• After-tax cash flow: $8,444/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: 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

+416.9% since first listed

4 events — show timeline

• 2026-06-16 Listed $149,900 BRIGHT MLS
• 2025-01-29 Listing Removed — BRIGHT MLS
• 2024-12-20 Price Changed $22,000 BRIGHT MLS
• 2024-11-26 Listed $29,000 BRIGHT MLS

Property tax history

+5.2%/yr

Latest (2024): $315 · +22.6% YoY. Source: county tax records.