117 Foxtail Ln #17 · Magnolia, DE 19962

$155,900

2 bd · 2.0 ba · 1,053 sqft · SingleFamily · 58 Days on market

55+ age-restricted Built 2013 Good condition Garage $148/sqft · 23% below area Est $204k · 23% under $1/mo HOA ↓ 3% since listing

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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 +16.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.3/10.0
• 1% rule +4.9/10.0
• Schools +4.6/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Easy Living in a Desirable Active Adult Community! Welcome to 117 Foxtail Lane in Magnolia, DE, where comfort, convenience, and low-maintenance living come together. This charming single-story home features 2 spacious bedrooms, 2 full bathrooms, and a 2-car garage, offering the perfect blend of functionality and style. Relax with your morning coffee on the inviting front porch or enjoy peaceful evenings on the private side patio. Inside, you'll find a thoughtfully designed floor plan with comfortable living spaces all on one level, making everyday living effortless.

Key facts

• 2 garage spots
• Community pool
• Built 2013

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $156k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $126 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $152k (2.2% below list).
• Recommended offer: $151k (3.0% below list) — sets the bar for market timing.
• Cap rate 7.3% 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 17% 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 58 days — a 3% lower offer ($151k) is reasonable based on typical stale-listing flexibility.

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 $151,223 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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. 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?
5. 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?
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: 0.98% ✗
• Cap rate: 7.27%
• Cash-on-cash: 3.47%
• DSCR: 1.15
• GRM: 8.5

CMA / ARV

• ARV (median comp): $203,756
• List price: $155,900
• Delta: -23.49%
• Verdict: UNDERPRICED
• Comps: 16 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Foxtail Ln #16	0.04mi	2/2.0	1,092 (+4%)	22mo	$164,000	$150	74
129 Daffodil Dr	0.18mi	3/2.0 (+1)	1,064 (+1%)	13mo	$80,000	$75	74
141 Daffodil Dr #141	0.14mi	3/2.0 (+1)	1,092 (+4%)	12mo	$44,000	$40	72
414 Sophers Row	0.96mi	3/2.5 (+1)	1,170 (+11%)	5mo	$389,500	$333	35
2555 Barratts Chapel Rd	1.03mi	3/2.0 (+1)	1,248 (+18%)	21mo	$339,000	$272	18

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: -10.8%
• Equity multiple: 0.61×
• Total profit: $-17,191
• Equity at exit: $23,245

10-year hold

• IRR: -1.5%
• Equity multiple: 0.90×
• Total profit: $-4,511
• Equity at exit: $13,479

Cash invested: $43,652 (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 →

Seller's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 0 active · 1 under contract
• Months of supply: 0.0 mo

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19962

• Home prices YoY: -29.4%
• Active inventory: 149
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,525 medium
• Mortgage (P&I): −$818
• Tax est. 1.5%: −$195 /mo · $2,338/yr
• Insurance: −$65
• HOA: −$1
• Vacancy / Maint / Mgmt: −$320
• Net cashflow: $126

Break-even live

Break-even rent $1,365

Max offer price $155,900

Occupancy floor 87%

Sensitivity live

Price	-10% $234	-5% $180	+0% $126	+5% $72	+10% $19
Rent	-10% $6	-5% $66	+0% $126	+5% $187	+10% $247
Rate	-1.0pp $205	-0.5pp $166	base $126	+0.5pp $86	+1.0pp $45

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: $38,975
• Closing costs: $4,677
• 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	0.18mi

Property features AI

Finance

• Other: Improvement assessed value listedProperty listed outside city limits
• Financial info: Monthly land lease payment of $73299 years of land lease remaining
• HOA & community: Annual association fee of $15Community amenities include outdoor pool and dog park

Exterior

• Parking: Attached front-entry garage with 2 spaces
• Utilities: Public waterPublic sewerElectric cooling fuelElectric hot water
• Home design: Manufactured homeSenior community (55+)Land lease ownership
• Construction: Block constructionCrawl space foundationAbove-grade and below-grade structures notedBuilt year per assessor
• Exterior features: Community outdoor poolCommunity dog parkLot dimensions listed as 0.00 x 0.00 (assessor)

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms on the main levelTwo full bathrooms total
• Heating & cooling: Central heatingNatural gas heatingCentral air conditioningElectric hot water
• Interior features: No basementMultiple access exits (2+)

Listing history 50 events

1. 2026-08-08
   days on market $155,900 Active 58 DOM
2. 2026-08-07
   days on market $155,900 Active 57 DOM
3. 2026-08-06
   days on market $155,900 Active 56 DOM
4. 2026-08-05
   days on market $155,900 Active 55 DOM
5. 2026-08-04
   days on market $155,900 Active 54 DOM
6. 2026-08-03
   days on market $155,900 Active 53 DOM
7. 2026-07-31
   days on market $155,900 Active 50 DOM
8. 2026-07-30
   days on market $155,900 Active 49 DOM
9. 2026-07-29
   days on market $155,900 Active 48 DOM
10. 2026-07-27
    days on market $155,900 Active 46 DOM
11. 2026-07-24
    days on market $155,900 Active 43 DOM
12. 2026-07-23
    days on market $155,900 Active 42 DOM
13. 2026-07-22
    days on market $155,900 Active 41 DOM
14. 2026-07-21
    days on market $155,900 Active 40 DOM
15. 2026-07-18
    days on market $155,900 Active 37 DOM
16. 2026-07-16
    days on market $155,900 Active 35 DOM
17. 2026-07-16
    days on market $155,900 Active 34 DOM
18. 2026-07-14
    days on market $155,900 Active 33 DOM
19. 2026-07-13
    days on market $155,900 Active 32 DOM
20. 2026-07-12
    days on market $155,900 Active 31 DOM
21. 2026-07-11
    days on market $155,900 Active 30 DOM
22. 2026-07-10
    days on market $155,900 Active 29 DOM
23. 2026-07-09
    days on market $155,900 Active 28 DOM
24. 2026-07-08
    days on market $155,900 Active 27 DOM
25. 2026-07-07
    days on market $155,900 Active 26 DOM
26. 2026-07-06
    days on market $155,900 Active 25 DOM
27. 2026-07-05
    days on market $155,900 Active 24 DOM
28. 2026-07-04
    days on market $155,900 Active 23 DOM
29. 2026-07-03
    days on market $155,900 Active 22 DOM
30. 2026-07-02
    days on market $155,900 Active 21 DOM
31. 2026-07-01
    days on market $155,900 Active 20 DOM
32. 2026-06-30
    days on market $155,900 Active 19 DOM
33. 2026-06-29
    price $155,900 Active 18 DOM
34. 2026-06-29
    days on market $159,900 Active 18 DOM
35. 2026-06-28
    days on market $159,900 Active 17 DOM
36. 2026-06-28
    days on market $159,900 Active 16 DOM
37. 2026-06-27
    days on market $159,900 Active 15 DOM
38. 2026-06-26
    days on market $159,900 Active 14 DOM
39. 2026-06-23
    days on market $159,900 Active 11 DOM
40. 2026-06-21
    days on market $159,900 Active 10 DOM
41. 2026-06-19
    days on market $159,900 Active 8 DOM
42. 2026-06-18
    days on market $159,900 Active 7 DOM
43. 2026-06-17
    days on market $159,900 Active 6 DOM
44. 2026-06-16
    days on market $159,900 Active 5 DOM
45. 2026-06-15
    days on market $159,900 Active 4 DOM
46. 2026-06-14
    days on market $159,900 Active 2 DOM
47. 2026-06-13
    statusdays on market $159,900 Active 1 DOM
48. 2026-06-10
    days on market $159,900 Coming Soon 2 DOM
49. 2026-06-09
    remarks 699-char remark
50. 2026-06-09
    listed $159,900 Coming Soon 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 · 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: $18,300
• − Mortgage interest: −$8,733
• − Property taxes: −$2,338
• − Insurance: −$780
• − Repairs & maintenance: −$1,464
• − Management: −$1,464
• − HOA: −$12
• − Depreciation: −$4,535
• Taxable loss: −$1,026
• Est. tax savings @ 24.0%: +$246
• After-tax cash flow: $1,763/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 · 1 photo

Good 75/100 Cosmetic rehab Est. rehab $5,265–$15,795 screening

This single-story home in Magnolia, DE, is in good condition with minimal repairs needed. It offers a good return on investment with updates that can significantly increase its resale and rental value.

Value-add opportunities

• Both Painting exterior and interior — Enhances curb appeal and interior aesthetics ↑
• Both Landscaping improvements — Enhances curb appeal and adds value ↑
• Both New roof inspection — Ensures long-term durability and value ↑

ⓘ 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

Property features AI

Finance

• Other: Improvement assessed value listedProperty listed outside city limits
• Financial info: Monthly land lease payment of $73299 years of land lease remaining
• HOA & community: Annual association fee of $15Community amenities include outdoor pool and dog park

Exterior

• Parking: Attached front-entry garage with 2 spaces
• Utilities: Public waterPublic sewerElectric cooling fuelElectric hot water
• Home design: Manufactured homeSenior community (55+)Land lease ownership
• Construction: Block constructionCrawl space foundationAbove-grade and below-grade structures notedBuilt year per assessor
• Exterior features: Community outdoor poolCommunity dog parkLot dimensions listed as 0.00 x 0.00 (assessor)

Interior

• Bedrooms: Two bedrooms on the main level
• Bathrooms: Two full bathrooms on the main levelTwo full bathrooms total
• Heating & cooling: Central heatingNatural gas heatingCentral air conditioningElectric hot water
• Interior features: No basementMultiple access exits (2+)

Price history

-2.5% since first listed

3 events — show timeline

• 2026-06-29 Price Changed $155,900 BRIGHT MLS
• 2026-06-11 Listed $159,900 BRIGHT MLS
• 2026-06-08 Coming Soon $159,900 BRIGHT MLS