68 FLINT DR & 5 Grays Ln · Woodside East, DE 19962

$120,000

5 bd · 3.0 ba · 924 sqft · Manufactured public records · 114 Days on market

Built 1977 0.44 ac lot

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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 +7.5/15.0
• Schools +3.3/10.0
• Livability +2.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor alert! 2 mobile homes on one lot being sold together! The lot has 1 well and 2 sewer lines. 5 Grays Lane has 3 bedrooms and 2 baths in 660 sf, 68 Flint has 2 bedrooms and 1 bath in 672 sf. No showings. Property sold in as is condition. Cash offers only. Bring all reasonable offers.

Key facts

• 1 well
• One lot
• 2 sewer lines

Tags

• ONE LOT
• 1 WELL
• 2 SEWER LINES

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath manufactured listed at $120k.

Deal economics

• At list price, monthly cash flow is $896 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $109k (9.0% below list) — sets the bar for market timing.
• Cap rate 15.3% vs local median 3.9% in Woodside East — 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 53/100 on livability (#73 in DE) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A; Watch: employment D+, 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); Fred Fifer Iii Middle School (math 25% / reading 51%, grade F, #8 of 36 statewide, top 20%, 679 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: 126 active listings in the ZIP; 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 $830 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 + 3.0% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 114 days — a 9% lower offer ($109k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $10k; list at $120k implies a 1100% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% 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 $109,200 (9.0% below list)

Questions for the listing agent

1. It's been on market 114 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1977 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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 D-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. 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.
7. 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.
8. 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: 1.70% ✓
• Cap rate: 15.25%
• Cash-on-cash: 32.00%
• DSCR: 2.42
• GRM: 4.9

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.0%
• Equity multiple: 2.12×
• Total profit: $37,587
• Equity at exit: $17,892

10-year hold

• IRR: 34.5%
• Equity multiple: 4.16×
• Total profit: $106,064
• Equity at exit: $10,375

Cash invested: $33,600 (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: 126
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,042 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $896

Break-even live

Break-even rent $908

Max offer price $120,000

Occupancy floor 51%

Sensitivity live

Price	-10% $964	-5% $930	+0% $896	+5% $862	+10% $828
Rent	-10% $735	-5% $815	+0% $896	+5% $977	+10% $1,057
Rate	-1.0pp $956	-0.5pp $927	base $896	+0.5pp $865	+1.0pp $833

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $120,000 Active 114 DOM
2. 2026-06-19
   days on market $120,000 Active 112 DOM
3. 2026-06-18
   days on market $120,000 Active 111 DOM
4. 2026-06-17
   days on market $120,000 Active 110 DOM
5. 2026-06-16
   days on market $120,000 Active 109 DOM
6. 2026-06-15
   days on market $120,000 Active 108 DOM
7. 2026-06-14
   days on market $120,000 Active 106 DOM
8. 2026-06-13
   days on market $120,000 Active 105 DOM
9. 2026-06-10
   days on market $120,000 Active 103 DOM
10. 2026-06-09
    days on market $120,000 Active 102 DOM
11. 2026-06-08
    days on market $120,000 Active 101 DOM
12. 2026-06-07
    days on market $120,000 Active 100 DOM
13. 2026-06-02
    days on market $120,000 Active 95 DOM
14. 2026-06-01
    days on market $120,000 Active 94 DOM
15. 2026-05-31
    days on market $120,000 Active 93 DOM
16. 2026-05-30
    days on market $120,000 Active 92 DOM
17. 2026-02-27
    listed $125,000 Active 291-char remark

    Show marketing remark (291 chars)

    Investor alert! 2 mobile homes on one lot being sold together! The lot has 1 well and 2 sewer lines. 5 Grays Lane has 3 bedrooms and 2 baths in 660 sf, 68 Flint has 2 bedrooms and 1 bath in 672 sf. No showings. Property sold in as is condition. Cash offers only. Bring all reasonable offers.

18. 1985-04-01
    soldstatus $10,000

ⓘ 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: $457 · $38/mo
• Projected year-2 tax: $577 · $48/mo
• Expected delta: +$119/yr (+$10/mo · 26.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $24,508
• − Mortgage interest: −$6,722
• − Property taxes: −$457
• − Insurance: −$600
• − Repairs & maintenance: −$1,961
• − Management: −$1,961
• − Depreciation: −$3,491
• Taxable income: $9,317
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $8,517/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 — Woodside East

• Score: 53/100
• State rank: #73
• US rank: #24275

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodside East, DE
• Population (ZIP): 12,618

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 0.61)
• 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%

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

+1150.0% since first listed

2 events — show timeline

• 2026-02-27 Listed $125,000 BRIGHT MLS
• 1985-04-01 Sold (Public Records) $10,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $457 · +1.1% YoY. Source: county tax records.