21 Edgewood Ct #21 · Woodside East, DE 19943

$30,000

2 bd · 2.0 ba · 924 sqft · SingleFamily · 170 Days on market

Built 1999 $32/sqft · 91% below area ↓ 56% since listing

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Why this score? — see what drove the D 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.0/10.0
• 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

PRICED TO SELL! Highly motivated seller! This charming 2-bedroom, 2-bath manufactured home in Canterbury Mobile Home Park is a fantastic investment opportunity, with permitted subleasing for additional income! Nestled on a spacious lot at the end of a quiet cul-de-sac in Felton, DE, it offers a low-maintenance, peaceful lifestyle. This 14×70 ft mobile home features a 2021 roof, essential appliances, and a handy storage shed—making it move-in ready and worry-free. The cul-de-sac property offers a spacious layout with a comfortable living area, dishwasher, a dedicated laundry room with washer and dryer included, a primary bedroom with a relaxing claw foot tub, and a shed for extra storage. Also enjoy outdoor living on the front deck and take advantage of three off-street parking spaces and the beautiful landscaping of rose bushes. Located in between 2 ditch lines, this home has the luxury of sitting on one of the larger lots in the park. That's not all! A new roof was installed in 2021. The refrigerator is also yours! The monthly lot lease is $628.75, which includes trash service through GFL. Buyer must be approved by the park. Home being sold as-is, no repairs needed. Move in ready!

Key facts

• Front deck
• Extra storage
• Off-street parking

Tags

• DEDICATED LAUNDRY ROOM
• CLAW FOOT TUB
• EXTRA STORAGE
• FRONT DECK
• OFF-STREET PARKING
• NEW ROOF

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $1k ($13k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.9% 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+, schools D-, amenities F.
• Lake Forest School District (rural): math 26% / reading 44% proficiency, ranked #13 of 26 in DE (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 136 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).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $207 of loan paydown is wiped out by about $900 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 170 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $26,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 170 days. Have you received any prior offers? Is the seller open to a 12% 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 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 5.58% ✓
• Cap rate: 50.93%
• Cash-on-cash: 159.42%
• DSCR: 8.09
• GRM: 1.5

CMA / ARV

• ARV (median comp): $316,913
• List price: $30,000
• Delta: -90.53%
• Verdict: UNDERPRICED
• Comps: 9 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
21 Edgewood Ct #21	0.00mi	2/2.0	924 (0%)	0mo	$25,000	$27	100

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: —
• Equity multiple: 8.89×
• Total profit: $66,238
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 18.77×
• Total profit: $149,301
• Equity at exit: $2,594

Cash invested: $8,400 (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 19943

• Home prices YoY: -14.3%
• Active inventory: 136
• Price-to-rent: 1.5×

Monthly cashflow live

• Estimated rent: $1,675 medium
• Mortgage (P&I): −$157
• Tax est. 1.5%: −$38 /mo · $450/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $1,116

Break-even live

Break-even rent $262

Max offer price $30,000

Occupancy floor 28%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1359 Main St Unit A1 Woodside, DE	2.0	1.0	800	$1,700	$2.12	43d	1	1.43mi
1359 Main St Unit B2 Woodside, DE	1.0	1.0	800	$1,650	$2.06	43d	1	1.43mi

Listing history 4 events

1. 2026-06-02
   status $30,000 Pending 170 DOM
2. 2026-04-18
   price $30,000 1213-char remark

   Show marketing remark (1213 chars)

   PRICED TO SELL! Highly motivated seller! This charming 2-bedroom, 2-bath manufactured home in Canterbury Mobile Home Park is a fantastic investment opportunity, with permitted subleasing for additional income! Nestled on a spacious lot at the end of a quiet cul-de-sac in Felton, DE, it offers a low-maintenance, peaceful lifestyle. This 14×70 ft mobile home features a 2021 roof, essential appliances, and a handy storage shed—making it move-in ready and worry-free. The cul-de-sac property offers a spacious layout with a comfortable living area, dishwasher, a dedicated laundry room with washer and dryer included, a primary bedroom with a relaxing claw foot tub, and a shed for extra storage. Also enjoy outdoor living on the front deck and take advantage of three off-street parking spaces and the beautiful landscaping of rose bushes. Located in between 2 ditch lines, this home has the luxury of sitting on one of the larger lots in the park. That's not all! A new roof was installed in 2021. The refrigerator is also yours! The monthly lot lease is $628.75, which includes trash service through GFL. Buyer must be approved by the park. Home being sold as-is, no repairs needed. Move in ready!

3. 2026-02-02
   price $47,000 1213-char remark

   Show marketing remark (1213 chars)

   PRICED TO SELL! Highly motivated seller! This charming 2-bedroom, 2-bath manufactured home in Canterbury Mobile Home Park is a fantastic investment opportunity, with permitted subleasing for additional income! Nestled on a spacious lot at the end of a quiet cul-de-sac in Felton, DE, it offers a low-maintenance, peaceful lifestyle. This 14×70 ft mobile home features a 2021 roof, essential appliances, and a handy storage shed—making it move-in ready and worry-free. The cul-de-sac property offers a spacious layout with a comfortable living area, dishwasher, a dedicated laundry room with washer and dryer included, a primary bedroom with a relaxing claw foot tub, and a shed for extra storage. Also enjoy outdoor living on the front deck and take advantage of three off-street parking spaces and the beautiful landscaping of rose bushes. Located in between 2 ditch lines, this home has the luxury of sitting on one of the larger lots in the park. That's not all! A new roof was installed in 2021. The refrigerator is also yours! The monthly lot lease is $628.75, which includes trash service through GFL. Buyer must be approved by the park. Home being sold as-is, no repairs needed. Move in ready!

4. 2025-12-01
   listed $67,500 Active 1213-char remark

   Show marketing remark (1213 chars)

   PRICED TO SELL! Highly motivated seller! This charming 2-bedroom, 2-bath manufactured home in Canterbury Mobile Home Park is a fantastic investment opportunity, with permitted subleasing for additional income! Nestled on a spacious lot at the end of a quiet cul-de-sac in Felton, DE, it offers a low-maintenance, peaceful lifestyle. This 14×70 ft mobile home features a 2021 roof, essential appliances, and a handy storage shed—making it move-in ready and worry-free. The cul-de-sac property offers a spacious layout with a comfortable living area, dishwasher, a dedicated laundry room with washer and dryer included, a primary bedroom with a relaxing claw foot tub, and a shed for extra storage. Also enjoy outdoor living on the front deck and take advantage of three off-street parking spaces and the beautiful landscaping of rose bushes. Located in between 2 ditch lines, this home has the luxury of sitting on one of the larger lots in the park. That's not all! A new roof was installed in 2021. The refrigerator is also yours! The monthly lot lease is $628.75, which includes trash service through GFL. Buyer must be approved by the park. Home being sold as-is, no repairs needed. Move in ready!

ⓘ 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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $20,100
• − Mortgage interest: −$1,680
• − Property taxes: −$450
• − Insurance: −$150
• − Repairs & maintenance: −$1,608
• − Management: −$1,608
• − Depreciation: −$873
• Taxable income: $13,731
• Est. tax owed @ 24.0%: −$3,295
• After-tax cash flow: $10,096/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: Lake Forest School District
• NCES district ID: 1000790
• Math proficiency: 26% ▼ -23.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $52,034
• Composite: 30.47/100
• National rank: #6225
• State rank: #13 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): 13,167

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: Predominantly White (73%)
• Race & ethnicity: White 73% Black 18% Hispanic / Latino 5% Two or more races 4%
• Common ancestry: Scotch-Irish 2% Portuguese 2% Romanian 2%
• Foreign-born: 3% · Canada, China, Jamaica
• Languages at home: 95% English-only · Spanish 4%

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: ▼ -35.03%
• Current HPI: 209.4766
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-55.6% since first listed

3 events — show timeline

• 2026-04-18 Price Changed $30,000 BRIGHT MLS
• 2026-02-02 Price Changed $47,000 BRIGHT MLS
• 2025-12-01 Listed $67,500 BRIGHT MLS