824 Todds Chapel Rd · Greenwood, DE 19950

$165,000

3 bd · 2.0 ba · 924 sqft · Manufactured public records · 86 Days on market

Built 2005 0.74 ac lot

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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 +25.3/30.0
• DSCR +8.3/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Appreciation +3.8/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Experience peaceful country living with refined comfort in this beautiful 3-bedroom, 2 full bath home set on 0.74 private acres. Surrounded by open fields and framed by mature trees, the property offers exceptional privacy with very few neighboring homes. Enjoy tranquil mornings and scenic evenings while watching local wild-life- Including deer, ducks, and geese-that frequently visit the property. This serene setting creates the perfect balance of space, nature, and quiet living while still offering the comfort of a well-appointed home. Don't miss out call today to schedule your showing. The owner is a licensed Real Estate Broker/Agent.

Key facts

• 0.74 acre lot
• Built 2005
• Listed 86 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $165k.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $155k (6.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#14 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Woodbridge School District (rural): math 17% / reading 34% proficiency, ranked #21 of 26 in DE (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 48 active listings in the ZIP; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.4%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 (-2.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 86 days — a 6% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $73k (31%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $70k; list at $165k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 67% 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 $155,100 (6.0% below list)

Questions for the listing agent

1. It's been on market 86 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 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: 1.03% ✓
• Cap rate: 9.01%
• Cash-on-cash: 9.69%
• DSCR: 1.43
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $972
• Equity at exit: $28,889

10-year hold

• IRR: 9.1%
• Equity multiple: 1.75×
• Total profit: $34,638
• Equity at exit: $21,741

Cash invested: $46,200 (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 19950

• Home prices YoY: -0.8%
• Active inventory: 48
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,703 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$38 /mo · $457/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $373

Break-even live

Break-even rent $1,231

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $466	-5% $420	+0% $373	+5% $326	+10% $280
Rent	-10% $238	-5% $306	+0% $373	+5% $440	+10% $508
Rate	-1.0pp $456	-0.5pp $415	base $373	+0.5pp $330	+1.0pp $287

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $165,000 Active 86 DOM
2. 2026-06-18
   days on market $165,000 Active 84 DOM
3. 2026-06-17
   days on market $165,000 Active 83 DOM
4. 2026-06-16
   days on market $165,000 Active 82 DOM
5. 2026-06-15
   days on market $165,000 Active 81 DOM
6. 2026-06-13
   days on market $165,000 Active 79 DOM
7. 2026-06-12
   pricedays on market $165,000 Active 78 DOM
8. 2026-06-09
   days on market $175,000 Active 75 DOM
9. 2026-06-08
   days on market $175,000 Active 74 DOM
10. 2026-06-07
    days on market $175,000 Active 73 DOM
11. 2026-06-07
    days on market $175,000 Active 72 DOM
12. 2026-06-04
    days on market $175,000 Active 69 DOM
13. 2026-06-02
    days on market $175,000 Active 68 DOM
14. 2026-06-01
    days on market $175,000 Active 67 DOM
15. 2026-05-31
    days on market $175,000 Active 66 DOM
16. 2026-05-31
    days on market $175,000 Active 65 DOM
17. 2026-04-28
    price $175,000 645-char remark

    Show marketing remark (645 chars)

    Experience peaceful country living with refined comfort in this beautiful 3-bedroom, 2 full bath home set on 0.74 private acres. Surrounded by open fields and framed by mature trees, the property offers exceptional privacy with very few neighboring homes. Enjoy tranquil mornings and scenic evenings while watching local wild-life- Including deer, ducks, and geese-that frequently visit the property. This serene setting creates the perfect balance of space, nature, and quiet living while still offering the comfort of a well-appointed home. Don't miss out call today to schedule your showing. The owner is a licensed Real Estate Broker/Agent.

18. 2026-04-28
    status Active 645-char remark

    Show marketing remark (645 chars)

    Experience peaceful country living with refined comfort in this beautiful 3-bedroom, 2 full bath home set on 0.74 private acres. Surrounded by open fields and framed by mature trees, the property offers exceptional privacy with very few neighboring homes. Enjoy tranquil mornings and scenic evenings while watching local wild-life- Including deer, ducks, and geese-that frequently visit the property. This serene setting creates the perfect balance of space, nature, and quiet living while still offering the comfort of a well-appointed home. Don't miss out call today to schedule your showing. The owner is a licensed Real Estate Broker/Agent.

19. 2026-04-27
    historical 645-char remark

    Show marketing remark (645 chars)

    Experience peaceful country living with refined comfort in this beautiful 3-bedroom, 2 full bath home set on 0.74 private acres. Surrounded by open fields and framed by mature trees, the property offers exceptional privacy with very few neighboring homes. Enjoy tranquil mornings and scenic evenings while watching local wild-life- Including deer, ducks, and geese-that frequently visit the property. This serene setting creates the perfect balance of space, nature, and quiet living while still offering the comfort of a well-appointed home. Don't miss out call today to schedule your showing. The owner is a licensed Real Estate Broker/Agent.

20. 2026-04-07
    status Active 645-char remark

    Show marketing remark (645 chars)

    Experience peaceful country living with refined comfort in this beautiful 3-bedroom, 2 full bath home set on 0.74 private acres. Surrounded by open fields and framed by mature trees, the property offers exceptional privacy with very few neighboring homes. Enjoy tranquil mornings and scenic evenings while watching local wild-life- Including deer, ducks, and geese-that frequently visit the property. This serene setting creates the perfect balance of space, nature, and quiet living while still offering the comfort of a well-appointed home. Don't miss out call today to schedule your showing. The owner is a licensed Real Estate Broker/Agent.

21. 2026-03-24
    historical 645-char remark

    Show marketing remark (645 chars)

    Experience peaceful country living with refined comfort in this beautiful 3-bedroom, 2 full bath home set on 0.74 private acres. Surrounded by open fields and framed by mature trees, the property offers exceptional privacy with very few neighboring homes. Enjoy tranquil mornings and scenic evenings while watching local wild-life- Including deer, ducks, and geese-that frequently visit the property. This serene setting creates the perfect balance of space, nature, and quiet living while still offering the comfort of a well-appointed home. Don't miss out call today to schedule your showing. The owner is a licensed Real Estate Broker/Agent.

22. 2026-03-11
    listed $238,000 Active 645-char remark

    Show marketing remark (645 chars)

    Experience peaceful country living with refined comfort in this beautiful 3-bedroom, 2 full bath home set on 0.74 private acres. Surrounded by open fields and framed by mature trees, the property offers exceptional privacy with very few neighboring homes. Enjoy tranquil mornings and scenic evenings while watching local wild-life- Including deer, ducks, and geese-that frequently visit the property. This serene setting creates the perfect balance of space, nature, and quiet living while still offering the comfort of a well-appointed home. Don't miss out call today to schedule your showing. The owner is a licensed Real Estate Broker/Agent.

23. 2026-03-02
    soldstatus $70,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast DE · Partial reset (capped growth)

• Current annual tax: $457 · $38/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: +$250/yr (+$21/mo · 54.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

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 ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 67% 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: $20,433
• − Mortgage interest: −$9,243
• − Property taxes: −$457
• − Insurance: −$825
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$4,800
• Taxable income: $1,838
• Est. tax owed @ 24.0%: −$441
• After-tax cash flow: $4,035/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: Woodbridge School District
• NCES district ID: 1001850
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $48,711
• Composite: 22.28/100
• National rank: #8137
• State rank: #21 of 26 in DE

Livability — Greenwood

• Score: 72/100
• State rank: #14
• US rank: #5920

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 7,822

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 (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 4% Hispanic 4% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 1%

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: ▼ -2.42%
• Current HPI: 284.3
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+150.0% since first listed

7 events — show timeline

• 2026-04-28 Price Changed $175,000 BRIGHT MLS
• 2026-04-28 Relisted — BRIGHT MLS
• 2026-04-27 Listing Removed — BRIGHT MLS
• 2026-04-07 Relisted — BRIGHT MLS
• 2026-03-24 Listing Removed — BRIGHT MLS
• 2026-03-11 Listed $238,000 BRIGHT MLS
• 2026-03-02 Sold (Public Records) $70,000 Public Records

Property tax history

+1.8%/yr

Latest (2025): $457 · +0.4% YoY. Source: county tax records.