30217 Holly Ln · Lewes, DE 19958

$69,500

2 bd · 1.5 ba · 924 sqft · Manufactured · 62 Days on market

Built 1981 38 ac lot $75/sqft · 13% below area Est $79k · 13% under ↓ 6% 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 +13.1/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Schools +4.2/10.0
• Livability +3.4/5.0
• Rent growth +2.7/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * PRICE REDUCED !- This charming two-bedroom, one-and-a-half-bathroom single-wide home features an open floor plan along with an enclosed sun porch and back deck. The home is situated in Sweet Briar Mobile Home Park, adjacent to a serene wooded buffer. The kitchen is equipped with brand new stainless steel appliances, modern lighting, and luxury vinyl plank flooring and fresh paint throughout. For those seeking outdoor activities, the Red Mill Pond boat ramp offers an excellent opportunity for a day on the water or fun fishing from the pier. Alternatively, if you prefer to relax closer to home, the community pool and clubhouse are available for your enjoyment. Don't forget you are just 6.7 Miles to the nearest beach if you want to get your toes in the sand!! Additionally, ample storage is provided by a sizable shed, perfect for housing tools and recreational equipment. The ground rent covers: access to the boat ramp, community pool, trash collection, and lawn maintenance. Please schedule your showing today! The Home has been virtually staged inside & outside for you to see the wonderful potential this home has to offer.

Key facts

• Open floor plan
• Clubhouse
• Community pool

Tags

• OPEN FLOOR PLAN
• ENCLOSED SUN PORCH
• COMMUNITY POOL
• CLUBHOUSE
• SIZABLE SHED
• ACCESS TO BOAT RAMP

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath manufactured listed at $70k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $70k).
• Recommended offer: $65k (6.0% below list) — sets the bar for market timing.
• Cap rate 23.9% 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; solid renter incomes; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $481 of loan paydown is wiped out by about $2k 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 $19k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 62 days — a 6% lower offer ($65k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 80% 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 $65,329 (6.0% below list)

Questions for the listing agent

1. It's been on market 62 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. This sits on a lake — are riparian / water-frontage rights deeded with the parcel? Any dock permits, shoreline easements, or HOA water-use restrictions?
6. What's the documented flood / surge / shoreline-erosion history here (FEMA AND non-FEMA — e.g., storm surge, creek backup, septic-field saturation)?
7. Any water-quality or seasonal algae-bloom issues that affect tenant satisfaction or short-term-rental demand?
8. 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.
9. 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.
10. 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: 2.73% ✓
• Cap rate: 23.91%
• Cash-on-cash: 62.93%
• DSCR: 3.80
• GRM: 3.0

CMA / ARV

• ARV (median comp): $79,471
• List price: $69,500
• Delta: -12.55%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 0.77% rent growth · sell at horizon

5-year hold

• IRR: 59.4%
• Equity multiple: 3.55×
• Total profit: $49,591
• Equity at exit: $10,363

10-year hold

• IRR: 63.3%
• Equity multiple: 6.68×
• Total profit: $110,627
• Equity at exit: $6,009

Cash invested: $19,460 (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: $1,900 medium
• Mortgage (P&I): −$364
• Tax est. 1.5%: −$87 /mo · $1,042/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$399
• Net cashflow: $1,020

Break-even live

Break-even rent $608

Max offer price $69,500

Occupancy floor 41%

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: $17,375
• Closing costs: $2,085
• Reserves months: —
• Total cash needed: —

Listing history 6 events

1. 2026-06-02
   status $69,500 Pending 62 DOM
2. 2026-06-01
   days on market $69,500 Active 62 DOM
3. 2026-05-31
   days on market $69,500 Active 61 DOM
4. 2026-05-30
   days on market $69,500 Active 60 DOM
5. 2026-05-03
   price $79,500 1147-char remark

   Show marketing remark (1147 chars)

   * * PRICE REDUCED !- This charming two-bedroom, one-and-a-half-bathroom single-wide home features an open floor plan along with an enclosed sun porch and back deck. The home is situated in Sweet Briar Mobile Home Park, adjacent to a serene wooded buffer. The kitchen is equipped with brand new stainless steel appliances, modern lighting, and luxury vinyl plank flooring and fresh paint throughout. For those seeking outdoor activities, the Red Mill Pond boat ramp offers an excellent opportunity for a day on the water or fun fishing from the pier. Alternatively, if you prefer to relax closer to home, the community pool and clubhouse are available for your enjoyment. Don't forget you are just 6.7 Miles to the nearest beach if you want to get your toes in the sand!! Additionally, ample storage is provided by a sizable shed, perfect for housing tools and recreational equipment. The ground rent covers: access to the boat ramp, community pool, trash collection, and lawn maintenance. Please schedule your showing today! The Home has been virtually staged inside & outside for you to see the wonderful potential this home has to offer.

6. 2026-03-31
   listed $84,500 Active 1147-char remark

   Show marketing remark (1147 chars)

   * * PRICE REDUCED !- This charming two-bedroom, one-and-a-half-bathroom single-wide home features an open floor plan along with an enclosed sun porch and back deck. The home is situated in Sweet Briar Mobile Home Park, adjacent to a serene wooded buffer. The kitchen is equipped with brand new stainless steel appliances, modern lighting, and luxury vinyl plank flooring and fresh paint throughout. For those seeking outdoor activities, the Red Mill Pond boat ramp offers an excellent opportunity for a day on the water or fun fishing from the pier. Alternatively, if you prefer to relax closer to home, the community pool and clubhouse are available for your enjoyment. Don't forget you are just 6.7 Miles to the nearest beach if you want to get your toes in the sand!! Additionally, ample storage is provided by a sizable shed, perfect for housing tools and recreational equipment. The ground rent covers: access to the boat ramp, community pool, trash collection, and lawn maintenance. Please schedule your showing today! The Home has been virtually staged inside & outside for you to see the wonderful potential this home has to offer.

ⓘ 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 ≥102°F today · 17 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: $22,796
• − Mortgage interest: −$3,893
• − Property taxes: −$1,042
• − Insurance: −$348
• − Repairs & maintenance: −$1,824
• − Management: −$1,824
• − Depreciation: −$2,022
• Taxable income: $11,844
• Est. tax owed @ 24.0%: −$2,843
• After-tax cash flow: $9,403/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: 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

-5.9% since first listed

2 events — show timeline

• 2026-05-03 Price Changed $79,500 BRIGHT MLS
• 2026-03-31 Listed $84,500 BRIGHT MLS

Property tax history

-6.7%/yr

Latest (2025): $91 · -51.7% YoY. Source: county tax records.