135 Maureen Pl #135 · Dover, DE 19901

$110,000

3 bd · 2.0 ba · 1,547 sqft · SingleFamily · 36 Days on market

Built 2006 Average condition 7,841 sqft lot $71/sqft · 45% below area Est $202k · 45% under $1/mo HOA ↓ 37% 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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3BR/2BA manufactured home with over 1500 square feet of living space located in Wild Meadows. Entertain family and friends in this thoughtful floorplan that includes a large living room that opens directly to the formal dining room and deck. The adjacent eat-in kitchen is well appointed with an island, step-in pantry closet, plenty of counter space, and a breakfast area that is filled with natural light. The owner's suite has a full private bathroom that includes a shower stall and soaking tub along with a large closet that provides practical storage. 2 guest bedrooms share access to a full hall bathroom. This home provides an excellent opportunity to build instant equity as needed

Key facts

• 7,841 sq ft lot
• Garage
• Community pool

Property features AI

Finance

• Other: Property condition listed as average; Property manager present
• Financial info: Monthly land lease of $800; Ground rent exists with 99 years remaining
• HOA & community: HOA fee of $10 billed annually; Community amenities include a pool and maintained common areas

Exterior

• Parking: Attached front-entry garage with inside access and garage door opener (1 garage space); Asphalt driveway with one driveway parking space; Two total parking spaces
• Utilities: Public water; Public sewer; Natural gas hot water and heating; Electric cooling; Cable TV available
• Home design: Manufactured home; Single-story (main living on one level); Located in a 55+ senior community; Land lease ownership
• Construction: Vinyl siding; Crawl space foundation; Manufactured by Marlette
• Exterior features: Deck(s); Lawn sprinkler; Street lights; Community pool

Interior

• Kitchen: Eat-in kitchen with island
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: Eat-in kitchen; Kitchen island; Master bath; Dining area; Ceiling fan(s)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $110k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $788 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $107k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 5.2% in Dover — 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 (#38 in DE) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, crime F, commute 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 (+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 35% 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 $761 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 + 2.0% rent growth), your $31k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($107k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $106,700 (3.0% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.78% ✓
• Cap rate: 14.89%
• Cash-on-cash: 30.70%
• DSCR: 2.37
• GRM: 4.7

CMA / ARV

• ARV (median comp): $201,546
• List price: $110,000
• Delta: -45.42%
• 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
56 Primrose Dr E	0.17mi	3/2.0	1,512 (-2%)	1mo	$223,000	$147	88
424 Moore Pl #424	0.09mi	3/2.0	1,620 (+5%)	6mo	$175,000	$108	83
420 Moore Pl #420	0.09mi	3/2.0	1,620 (+5%)	9mo	$165,000	$102	81
310 Persimmon Cir W #310	0.25mi	3/2.0	1,620 (+5%)	2mo	$185,000	$114	79
222 Persimmon Cir W #222	0.12mi	3/2.0	1,408 (-9%)	9mo	$131,000	$93	72
518 Weaver Dr #518	0.15mi	3/2.0	1,728 (+12%)	5mo	$165,000	$95	69
51 Karen Pl	0.16mi	3/2.0	1,344 (-13%)	4mo	$235,000	$175	68
106 Kurt Dr #106	0.18mi	2/2.0 (-1)	1,408 (-9%)	6mo	$120,000	$85	67
914 Jonathan Dr #914	0.19mi	3/2.0	1,350 (-13%)	4mo	$169,500	$126	66
710 Mcginnis Dr #710	0.22mi	3/2.0	1,350 (-13%)	7mo	$125,000	$93	62
549 Weaver Dr #549	0.27mi	2/2.0 (-1)	1,408 (-9%)	8mo	$115,000	$82	61
825 Bacon Ave	0.56mi	3/1.5	1,591 (+3%)	9mo	$304,900	$192	60

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 24.3%
• Equity multiple: 1.99×
• Total profit: $30,492
• Equity at exit: $16,401

10-year hold

• IRR: 31.5%
• Equity multiple: 3.72×
• Total profit: $83,665
• Equity at exit: $9,511

Cash invested: $30,800 (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 19901

• Rents YoY: 2.0%
• Active inventory: 184
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$577
• Tax est. 1.5%: −$138 /mo · $1,650/yr
• Insurance: −$46
• HOA: −$1
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $788

Break-even live

Break-even rent $964

Max offer price $110,000

Occupancy floor 55%

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: $27,500
• Closing costs: $3,300
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 Winners Cir Dover, DE	2.0	2.0	1269	$1,920	$1.51	43d	10	0.87mi
91 Chatham Ct Dover, DE	2.0	2.5	1530	$1,750	$1.14	43d	1	1.05mi

HOA detail

• Monthly dues: $1 · $12/yr

Listing history 13 events

1. 2026-06-13
   status $110,000 Pending 36 DOM
2. 2026-06-10
   days on market $110,000 Active 36 DOM
3. 2026-06-09
   days on market $110,000 Active 35 DOM
4. 2026-06-08
   days on market $110,000 Active 34 DOM
5. 2026-06-07
   days on market $110,000 Active 33 DOM
6. 2026-06-02
   days on market $110,000 Active 28 DOM
7. 2026-06-01
   days on market $110,000 Active 27 DOM
8. 2026-05-31
   days on market $110,000 Active 26 DOM
9. 2026-05-30
   days on market $110,000 Active 25 DOM
10. 2026-05-05
    listed $110,000 Active 1088-char remark
11. 2026-04-30
    historical
12. 2026-03-24
    price $165,000
13. 2026-02-02
    listed $175,000 Active

ⓘ 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: $23,531
• − Mortgage interest: −$6,162
• − Property taxes: −$1,650
• − Insurance: −$550
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$12
• − Depreciation: −$3,200
• Taxable income: $8,192
• Est. tax owed @ 24.0%: −$1,966
• After-tax cash flow: $7,489/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 Moderate rehab

This home requires moderate renovations to update the kitchen and paint interior walls, which would significantly increase its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of replacement
• Minor bathroom fixtures — standard fixtures

Value-add opportunities

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers
• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics
• Both replace dated flooring — new flooring would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of replacement	Moderate	$3,000–15,000
bathroom fixtures · standard fixtures	Minor	$500–3,000
Total estimated repair cost · 2 items		$3,500–18,000

Value-add ROI direction

• Resale update kitchen cabinets and fixtures — modernizing the kitchen would attract more buyers ↑
• Resale paint interior walls — fresh paint enhances curb appeal and interior aesthetics ↑
• Both replace dated flooring — new flooring would improve 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 — Dover

• Score: 67/100
• State rank: #38
• US rank: #10574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, 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

-37.1% since first listed

5 events — show timeline

• 2026-06-10 Pending — BRIGHT MLS
• 2026-05-05 Listed $110,000 BRIGHT MLS
• 2026-04-30 Listing Removed — BRIGHT MLS
• 2026-03-24 Price Changed $165,000 BRIGHT MLS
• 2026-02-02 Listed $175,000 BRIGHT MLS