16335 Abbotts Pond Rd · Milford, DE 19963

$240,000

3 bd · 1.0 ba · 980 sqft · Other · 191 Days on market

Built 1993 1.34 ac lot $245/sqft · 13% below area Est $276k · 13% under

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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).

• ARV discount +13.3/15.0
• Cash flow +11.4/30.0
• 1% rule +3.3/10.0
• DSCR +3.3/10.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the charm of this well-maintained 1993 Fleetwood manufactured home, offering a cozy retreat on a spacious 1.34-acre lot. With 980 sq. ft. of living space, this single-wide home features three inviting bedrooms and a full bathroom, perfect for relaxation and comfort. Step outside to find a generous front and rear yard, ideal for outdoor gatherings or quiet moments in nature. The ample driveway provides off-street parking for up to four vehicles, ensuring easy access for you and your guests. This property combines the warmth of home with the potential for outdoor enjoyment, making it a perfect choice for those seeking a peaceful lifestyle, yet close to shopping and just 30 minutes to the area's resort beaches. Plenty of room for a shop / detached garage. No HOA fees or city taxes. Embrace the opportunity to create lasting memories in this delightful space!

Key facts

• Ample driveway
• Spacious lot
• Generous front yard

Tags

• SPACIOUS LOT
• GENEROUS FRONT YARD
• AMPLE DRIVEWAY
• OFF-STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath other listed at $240k.

Deal economics

• At list price, monthly cash flow is $-83 ($-990/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (5.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $200k (16.9% below list).
• Recommended offer: $200k (16.9% below list) — sets the bar for 1% rule.
• Cap rate 5.9% vs local median 3.6% in Milford — 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 62/100 on livability (#61 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: crime F, amenities F, commute F.
• Milford School District (town): math 18% / reading 32% proficiency, ranked #22 of 26 in DE (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Mispillion Elementary (math 13% / reading 27%, grade F, #76 of 105 statewide, top 72%, 561 students, 0% FRL); Milford Central Academy (math 21% / reading 36%, grade F, #17 of 36 statewide, top 46%, 1,068 students, 0% FRL); Milford Senior High School (math 17% / reading 32%, grade F, #27 of 40 statewide, top 69%, 1,279 students, 0% FRL) — zoned schools average 0% FRL vs 51% district-wide (51 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 208 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $7k 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 191 days — a 12% lower offer ($211k) 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.
• Current owner paid $22k; list at $240k implies a 991% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 80% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $199,500 (16.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 191 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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?
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: 0.83% ✗
• Cap rate: 5.88%
• Cash-on-cash: -1.47%
• DSCR: 0.93
• GRM: 10.0

CMA / ARV

• ARV (median comp): $275,822
• List price: $240,000
• Delta: -12.99%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -18.7%
• Equity multiple: 0.34×
• Total profit: $-44,117
• Equity at exit: $35,785

10-year hold

• IRR: -11.1%
• Equity multiple: 0.33×
• Total profit: $-45,063
• Equity at exit: $20,751

Cash invested: $67,200 (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 19963

• Active inventory: 208
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,995 medium
• Mortgage (P&I): −$1,259
• Tax est. 1.5%: −$300 /mo · $3,600/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$419
• Net cashflow: $-83

Break-even live

Break-even rent $2,099

Max offer price $228,057

Occupancy floor 99%

Sensitivity live

Price	-10% $83	-5% $0	+0% $-83	+5% $-165	+10% $-248
Rent	-10% $-240	-5% $-161	+0% $-83	+5% $-4	+10% $75
Rate	-1.0pp $38	-0.5pp $-21	base $-83	+0.5pp $-145	+1.0pp $-208

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Lynx Ln Milford, DE	1.0–3.0	1.0–2.0	1272	$1,995	$1.57	23d	1	1.01mi

Listing history 21 events

1. 2026-06-21
   days on market $240,000 Active 191 DOM
2. 2026-06-19
   days on market $240,000 Active 189 DOM
3. 2026-06-18
   days on market $240,000 Active 188 DOM
4. 2026-06-17
   days on market $240,000 Active 187 DOM
5. 2026-06-16
   days on market $240,000 Active 186 DOM
6. 2026-06-15
   days on market $240,000 Active 185 DOM
7. 2026-06-14
   days on market $240,000 Active 183 DOM
8. 2026-06-13
   days on market $240,000 Active 182 DOM
9. 2026-06-10
   days on market $240,000 Active 180 DOM
10. 2026-06-09
    days on market $240,000 Active 179 DOM
11. 2026-06-08
    days on market $240,000 Active 178 DOM
12. 2026-06-07
    days on market $240,000 Active 177 DOM
13. 2026-06-03
    days on market $240,000 Active 173 DOM
14. 2026-06-02
    days on market $240,000 Active 172 DOM
15. 2026-06-01
    days on market $240,000 Active 171 DOM
16. 2026-05-31
    days on market $240,000 Active 170 DOM
17. 2026-05-30
    days on market $240,000 Active 169 DOM
18. 2026-04-25
    status Active 875-char remark

    Show marketing remark (875 chars)

    Discover the charm of this well-maintained 1993 Fleetwood manufactured home, offering a cozy retreat on a spacious 1.34-acre lot. With 980 sq. ft. of living space, this single-wide home features three inviting bedrooms and a full bathroom, perfect for relaxation and comfort. Step outside to find a generous front and rear yard, ideal for outdoor gatherings or quiet moments in nature. The ample driveway provides off-street parking for up to four vehicles, ensuring easy access for you and your guests. This property combines the warmth of home with the potential for outdoor enjoyment, making it a perfect choice for those seeking a peaceful lifestyle, yet close to shopping and just 30 minutes to the area's resort beaches. Plenty of room for a shop / detached garage. No HOA fees or city taxes. Embrace the opportunity to create lasting memories in this delightful space!

19. 2026-04-16
    historical Active Under Contract 875-char remark

    Show marketing remark (875 chars)

    Discover the charm of this well-maintained 1993 Fleetwood manufactured home, offering a cozy retreat on a spacious 1.34-acre lot. With 980 sq. ft. of living space, this single-wide home features three inviting bedrooms and a full bathroom, perfect for relaxation and comfort. Step outside to find a generous front and rear yard, ideal for outdoor gatherings or quiet moments in nature. The ample driveway provides off-street parking for up to four vehicles, ensuring easy access for you and your guests. This property combines the warmth of home with the potential for outdoor enjoyment, making it a perfect choice for those seeking a peaceful lifestyle, yet close to shopping and just 30 minutes to the area's resort beaches. Plenty of room for a shop / detached garage. No HOA fees or city taxes. Embrace the opportunity to create lasting memories in this delightful space!

20. 2025-12-03
    listed $240,000 Active 875-char remark

    Show marketing remark (875 chars)

    Discover the charm of this well-maintained 1993 Fleetwood manufactured home, offering a cozy retreat on a spacious 1.34-acre lot. With 980 sq. ft. of living space, this single-wide home features three inviting bedrooms and a full bathroom, perfect for relaxation and comfort. Step outside to find a generous front and rear yard, ideal for outdoor gatherings or quiet moments in nature. The ample driveway provides off-street parking for up to four vehicles, ensuring easy access for you and your guests. This property combines the warmth of home with the potential for outdoor enjoyment, making it a perfect choice for those seeking a peaceful lifestyle, yet close to shopping and just 30 minutes to the area's resort beaches. Plenty of room for a shop / detached garage. No HOA fees or city taxes. Embrace the opportunity to create lasting memories in this delightful space!

21. 2002-06-06
    soldstatus $22,000

ⓘ 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 6/10 Major FEMA zone X (unshaded) · 68% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 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: $23,940
• − Mortgage interest: −$13,444
• − Property taxes: −$3,600
• − Insurance: −$1,200
• − Repairs & maintenance: −$1,915
• − Management: −$1,915
• − Depreciation: −$6,982
• Taxable loss: −$5,116
• Est. tax savings @ 24.0%: +$1,228
• After-tax cash flow: $237/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: Milford School District
• NCES district ID: 1001080
• Math proficiency: 18% ▼ -26.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $51,794
• Composite: 22.18/100
• National rank: #8162
• State rank: #22 of 26 in DE

Livability — Milford

• Score: 62/100
• State rank: #61
• US rank: #16211

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 22,544

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: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: White 62% Black 20% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 3% Romanian 2% Slovak 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Spanish 7% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -135.01%
• Current HPI: 227.2369
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+990.9% since first listed

4 events — show timeline

• 2026-04-25 Relisted — BRIGHT MLS
• 2026-04-16 Contingent — BRIGHT MLS
• 2025-12-03 Listed $240,000 BRIGHT MLS
• 2002-06-06 Sold (Public Records) $22,000 Public Records

Property tax history

-3.4%/yr

Latest (2025): $258 · +104.7% YoY. Source: county tax records.