35502 E Harbor Dr · Long Neck, DE 19966

$169,800

3 bd · 2.0 ba · 728 sqft · Manufactured public records · 34 Days on market

Built 1980 332 ac lot $233/sqft · 142% above area Est $133k · 27% over ↓ 2% 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 +27.0/30.0
• DSCR +9.4/10.0
• 1% rule +7.3/10.0
• Livability +3.5/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to easy coastal living in the desirable White House Beach community. This recently updated 3‑bedroom, 2‑bath home offers a bright, comfortable layout that feels instantly welcoming the moment you step inside. The living area flows smoothly into the kitchen and bedrooms, creating a space that works beautifully for everyday living or a relaxing beach retreat. Set in a well‑loved neighborhood known for its laid‑back lifestyle, water access, and proximity to marinas, dining, and local conveniences, this home delivers strong value for anyone seeking a low‑maintenance, move‑in‑ready option at the beach. A solid choice for full‑time living, a second home, or an easy coastal getaway. Contin

Key facts

• Screened in porch
• Move in ready
• Water access

Tags

• SCREENED IN PORCH
• WATER ACCESS
• MOVE IN READY

Property features AI

Finance

• Financial info: Land lease: $871 monthly (approximately 1 year remaining)
• HOA & community: Community amenities include basketball courts, boat slip, and beach; Pets allowed with no restrictions

Exterior

• Parking: Driveway parking; Two driveway spaces; Two total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service for heating/cooling/hot water
• Home design: Manufactured home; Single-story living implied (all bedrooms and baths on main level)
• Construction: Asphalt roof
• Exterior features: Vinyl siding; Above-grade and below-grade structures noted; Located outside city limits; Federal flood zone

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: Two full bathrooms (both on main level)
• Heating & cooling: Electric heating; Electric cooling; Electric hot water
• Interior features: Office; No basement; Accessibility features present

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $170k.

Deal economics

• At list price, monthly cash flow is $17 ($209/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.7% vs local median 3.4% in Long Neck — 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 69/100 on livability (#30 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, amenities F, commute F.
• Indian River School District (rural): math 25% / reading 41% proficiency, ranked #14 of 26 in DE (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Long Neck Elementary School (math 22% / reading 35%, grade F, #57 of 105 statewide, top 55%, 693 students, 0% FRL); Millsboro Middle School (math 24% / reading 42%, grade F, #14 of 36 statewide, top 37%, 771 students, 0% FRL); Sussex Central High School (math 23% / reading 42%, grade F, #24 of 40 statewide, top 59%, 2,039 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 870 active listings in the ZIP; 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 ($78k/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 $5k 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.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($165k) 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.

Risks & watch-outs

• Watch-outs: flood insurance adds $460/mo.
• Climate carrying-cost: in FEMA flood zone AE (mandatory federal flood insurance); 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 $164,706 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.23% ✓
• Cap rate: 9.67%
• Cash-on-cash: 12.06%
• DSCR: 1.54
• GRM: 6.8

CMA / ARV

• ARV (median comp): $133,481
• List price: $169,800
• Delta: 29.53%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -15.4%
• Equity multiple: 0.45×
• Total profit: $-26,091
• Equity at exit: $25,318

10-year hold

• IRR: -6.5%
• Equity multiple: 0.58×
• Total profit: $-20,014
• Equity at exit: $14,681

Cash invested: $47,544 (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 19966

• Home prices YoY: -6.4%
• Active inventory: 870
• Price-to-rent: 6.8×

Monthly cashflow live

• Estimated rent: $2,090 medium
• Mortgage (P&I): −$890
• Tax est. 1.5%: −$212 /mo · $2,547/yr
• Insurance: −$71
• Flood insurance flood zone: −$460 /mo · $5,525/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$439
• Net cashflow: $17

Break-even live

Break-even rent $2,068

Max offer price $169,800

Occupancy floor 94%

Sensitivity live

Price	-10% $135	-5% $76	+0% $17	+5% $-41	+10% $-100
Rent	-10% $-148	-5% $-65	+0% $17	+5% $100	+10% $183
Rate	-1.0pp $103	-0.5pp $61	base $17	+0.5pp $-27	+1.0pp $-71

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: $42,450
• Closing costs: $5,094
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $169,800 Active 34 DOM
2. 2026-06-18
   days on market $169,800 Active 31 DOM
3. 2026-06-17
   days on market $169,800 Active 30 DOM
4. 2026-06-16
   days on market $169,800 Active 29 DOM
5. 2026-06-15
   days on market $169,800 Active 28 DOM
6. 2026-06-14
   days on market $169,800 Active 26 DOM
7. 2026-06-13
   days on market $169,800 Active 25 DOM
8. 2026-06-10
   days on market $169,800 Active 23 DOM
9. 2026-06-09
   days on market $169,800 Active 22 DOM
10. 2026-06-08
    days on market $169,800 Active 21 DOM
11. 2026-06-07
    pricedays on market $169,800 Active 20 DOM
12. 2026-06-02
    days on market $174,500 Active 15 DOM
13. 2026-06-01
    days on market $174,500 Active 14 DOM
14. 2026-05-31
    days on market $174,500 Active 13 DOM
15. 2026-05-30
    days on market $174,500 Active 12 DOM
16. 2026-05-18
    listed $174,500 Active 742-char remark
17. 2026-05-13
    historical
18. 2026-02-13
    listed $172,900 Active
19. 2026-02-04
    historical

ⓘ 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 7/10 Severe FEMA zone AE · 95% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥100°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: $25,083
• − Mortgage interest: −$9,511
• − Property taxes: −$2,547
• − Insurance: −$6,374
• − Repairs & maintenance: −$2,007
• − Management: −$2,007
• − Depreciation: −$4,940
• Taxable loss: −$2,303
• Est. tax savings @ 24.0%: +$553
• After-tax cash flow: $762/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: Indian River School District
• NCES district ID: 1000680
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $53,838
• Composite: 28.99/100
• National rank: #6620
• State rank: #14 of 26 in DE

Livability — Long Neck

• Score: 69/100
• State rank: #30
• US rank: #8720

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Long Neck, DE
• County: Sussex County · 82,708 people
• Metro: Salisbury, MD-DE
• Population (ZIP): 35,884
• Household income: $78,305
• Rent vs Own: 17.8% rent · 82.2% own
• Severe rent burden: 464.0

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 (74%)
• Race & ethnicity: White 74% Hispanic / Latino 11% Black 8% Two or more races 7% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 3%
• Common ancestry: Romanian 4% Slovak 2% Serbian 1%
• Foreign-born: 8% · Canada, China
• Languages at home: 88% English-only · Spanish 9% Other Indo-European 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: ▼ -18.26%
• Current HPI: 268.5609
• Rent YoY: —
• Metro: Salisbury, MD-DE
• State GDP YoY: —
• F500 in state: 0

Price history

-1.8% since first listed

5 events — show timeline

• 2026-06-07 Price Changed $169,800 BRIGHT MLS
• 2026-05-18 Listed $174,500 BRIGHT MLS
• 2026-05-13 Listing Removed — BRIGHT MLS
• 2026-02-13 Listed $172,900 BRIGHT MLS
• 2026-02-04 Coming Soon — BRIGHT MLS

Property tax history

-4.8%/yr

Latest (2025): $238 · -37.9% YoY. Source: county tax records.