31669 Maple Ct · Lewes, DE 19958

$93,000

3 bd · 2.0 ba · 1,176 sqft · SingleFamily · 9 Days on market

Built 2017 Good condition 65 ac lot Est $79k · 18% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Condition / age +4.0/5.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Have you been dreaming about living near the Delaware beaches but thought it might be out of reach? Here's your opportunity to enjoy the coastal lifestyle you love—without the coastal price tag. Tucked away in the welcoming Whispering Pines community in Lewes, just 2 minutes off of Route 1 at the Nassau Bridge, this 3-bedroom, 2-bath home offers the perfect blend of affordability and location. Less than 6 miles from the beach, you'll be close enough to enjoy morning walks by the ocean, sunset dinners, and all the charm of coastal Delaware whenever the mood strikes. One of the best parts? You own the home and lease the lot, helping keep your monthly expenses much lower than many tradit

Key facts

• Breakwater trail
• Community pool
• Picnic at the gazebo

Tags

• WHISPERING PINES COMMUNITY
• COMMUNITY POOL
• PLAYGROUND
• PICNIC AT THE GAZEBO
• BREAKWATER TRAIL

Property features AI

Finance

• Other: Ownership interest listed as land lease; Pet-friendly subject to case-by-case approval
• Financial info: Ground rent payable annually ($740 per year); Ground rent years remaining: 1
• HOA & community: Community pool available

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric service
• Home design: Manufactured home; Land lease ownership; Ground rent in effect (paid annually); Located outside city limits; between Route 1 and 113; near Mary Ann Rd.
• Construction: Vinyl siding
• Exterior features: Gutter system; Community in-ground concrete pool

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Electric cooling; Electric hot water
• Interior features: Level entry to main living area; No basement; Living area reported by assessor

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $93k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $93k).
• Cap rate 24.4% vs local median 1.7% in Lewes — 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 (#40 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, health & safety A+; Watch: commute F, cost of living F.
• Cape Henlopen School District (town): math 42% / reading 55% proficiency, ranked #5 of 26 in DE (top 19%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents flat; 818 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 75% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).
• This rent runs 32% of the median local income ($97k/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 $643 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (-3.0% appreciation + 0.8% rent growth), your $26k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,000

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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 2.79% ✓
• Cap rate: 24.42%
• Cash-on-cash: 64.74%
• DSCR: 3.88
• GRM: 3.0

CMA / ARV

• ARV (on-the-fly): $78,792
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
31692 Renee Rd	0.16mi	3/2.0	1,152 (-2%)	6mo	$77,000	$67	84
17 Brunswick Ln	0.25mi	3/2.0	1,100 (-6%)	3mo	$82,000	$75	75
31656 Janice Rd #55316	0.20mi	3/2.0	1,260 (+7%)	9mo	$85,000	$67	71
12 Andover Ln	0.22mi	3/2.0	1,248 (+6%)	10mo	$115,000	$92	71
17654 Maryann Dr Unit H51	0.09mi	3/—	1,344 (+14%)	4mo	$90,000	$67	69
31614 Dogwood Ct	0.09mi	3/2.0	1,344 (+14%)	5mo	$72,500	$54	68
31743 Siham Rd	0.27mi	3/2.0	1,296 (+10%)	3mo	$70,000	$54	68
31785 Siham Rd #54218	0.34mi	3/2.0	1,248 (+6%)	12mo	$55,000	$44	64
31690 Janice Rd #54514	0.25mi	3/2.0	1,014 (-14%)	8mo	$82,500	$81	59
31682 Siham Rd #54151	0.16mi	3/2.0	1,344 (+14%)	12mo	$93,000	$69	59
31700 Sycamore Ct #38603	0.11mi	2/1.0 (-1)	1,024 (-13%)	8mo	$32,000	$31	58
2 Liverpool Ln	0.41mi	2/2.0 (-1)	1,296 (+10%)	6mo	$174,500	$135	53

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 · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 61.3%
• Equity multiple: 3.64×
• Total profit: $68,755
• Equity at exit: $13,867

10-year hold

• IRR: 65.2%
• Equity multiple: 6.87×
• Total profit: $152,919
• Equity at exit: $8,041

Cash invested: $26,040 (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 19958

• Rents YoY: 0.8%
• Active inventory: 818
• Price-to-rent: 3.0×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$488
• Tax est. 1.5%: −$116 /mo · $1,395/yr
• Insurance: −$39
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $1,405

Break-even live

Break-even rent $814

Max offer price $93,000

Occupancy floor 41%

Sensitivity live

Price	-10% $1,469	-5% $1,437	+0% $1,405	+5% $1,373	+10% $1,341
Rent	-10% $1,200	-5% $1,302	+0% $1,405	+5% $1,507	+10% $1,610
Rate	-1.0pp $1,452	-0.5pp $1,428	base $1,405	+0.5pp $1,381	+1.0pp $1,356

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: $23,250
• Closing costs: $2,790
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
24258 Zinfandel Ln Lewes, DE	2.0	2.0	1300	$2,300	$1.77	44d	1	0.38mi
24238 Zinfandel Ln Lewes, DE	2.0	2.0	1300	$2,300	$1.77	44d	1	0.42mi
12001 Old Vine Blvd Lewes, DE	1.0–2.0	1.0–2.0	987	$3,055	$3.10	14d	17	0.42mi
33082 E Light Dr Lewes, DE	4.0	2.0	992	$2,600	$2.62	44d	1	1.48mi

Listing history 8 events

1. 2026-06-18
   days on market $93,000 Active 9 DOM
2. 2026-06-17
   days on market $93,000 Active 8 DOM
3. 2026-06-16
   days on market $93,000 Active 7 DOM
4. 2026-06-15
   days on market $93,000 Active 6 DOM
5. 2026-06-14
   days on market $93,000 Active 4 DOM
6. 2026-06-13
   days on market $93,000 Active 3 DOM
7. 2026-06-10
   remarks 693-char remark
8. 2026-06-10
   listed $93,000 Active 1 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 · 18 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 · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,102
• − Mortgage interest: −$5,209
• − Property taxes: −$1,395
• − Insurance: −$465
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$2,705
• Taxable income: $16,351
• Est. tax owed @ 24.0%: −$3,924
• After-tax cash flow: $12,934/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

Good 80/100 Cosmetic rehab

This home is in good condition with a fresh exterior and well-maintained interior. It offers a great location and is ready for a new owner to make it their own.

Value-add opportunities

• Both Paint exterior trim — Fresh paint enhances curb appeal and can add value.
• Both Clean and maintain gutters — Clean gutters prevent water damage and improve home's appearance.
• Both Replace worn-out flooring — New flooring can improve the home's aesthetic and increase its value.
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Install smart home features — Smart home features can increase the home's appeal and value.
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior trim — Fresh paint enhances curb appeal and can add value. ↑
• Both Clean and maintain gutters — Clean gutters prevent water damage and improve home's appearance. ↑
• Both Replace worn-out flooring — New flooring can improve the home's aesthetic and increase its value. ↑
• Both Update kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Install smart home features — Smart home features can increase the home's appeal and value. ↑
• Both Landscaping improvements — Enhanced landscaping can increase curb appeal and attract more buyers and renters. ↑

ⓘ 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: Cape Henlopen School District
• NCES district ID: 1000170
• Math proficiency: 42% ▼ -14.00%
• Reading proficiency: 55% ▼ -10.00%
• Median HH income: $60,196
• Composite: 42.47/100
• National rank: #3214
• State rank: #5 of 26 in DE

Livability — Lewes

• Score: 67/100
• State rank: #40
• US rank: #11077

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Sussex County · 82,708 people
• City population: 31,938
• Metro: Salisbury, MD-DE
• Population (ZIP): 31,938
• Household income: $97,197
• Rent vs Own: 16.0% rent · 84.0% own
• Severe rent burden: 545.0

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Two or more races 6% Hispanic / Latino 4% Black 2% Asian 2%
• Common ancestry: Romanian 6% Slovak 3% Italian 2%
• Foreign-born: 6% · Canada
• Languages at home: 93% English-only · Spanish 3% Other Indo-European 1% Russian/Polish/Slavic 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -204.07%
• Current HPI: 299.0736
• Rent YoY: ▲ 0.77%
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-09 Listed $93,000 BRIGHT MLS