200 Beechwood Ave #27 · Kent Acres, DE 19901

$42,500

3 bd · 2.0 ba · 1,064 sqft · Manufactured public records · 1 Days on market

Built 1988

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.3/10.0
• Livability +3.3/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Move In Ready. Spacious Bedrooms

Key facts

• Built 1988

Property features AI

Finance

• Financial info: Property in average condition
• HOA & community: Land lease: $625 monthly; Ground rent exists and is paid annually

Exterior

• Parking: Gravel driveway; Off-street parking
• Utilities: Public sewer; Community water; Water available
• Home design: Manufactured home; Estimated year built
• Construction: Metal siding; Metal roof; Above-grade other structure
• Exterior features: Other exterior features

Interior

• Kitchen: Microwave; Refrigerator; Electric range/oven
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Forced air heating; Propane (leased) heating fuel; Central air conditioning; Electric hot water
• Interior features: Ceiling fan(s); Eat-in kitchen; Basement (other)
• Laundry & utility: Washer/dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $42k.

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 $42k).

Location & tenants

• Location reads 66/100 on livability (#41 in DE) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety B; Watch: schools F, amenities F, commute F.
• Caesar Rodney School District (suburban): math 26% / reading 49% proficiency, ranked #9 of 26 in DE (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+2.0%/yr); 184 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 32% of the median local income ($66k/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 $294 of loan paydown is wiped out by about $1k 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 + 2.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $42,500

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 4.14% ✓
• Cap rate: 37.84%
• Cash-on-cash: 112.66%
• DSCR: 6.01
• GRM: 2.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.03% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 6.26×
• Total profit: $62,580
• Equity at exit: $6,337

10-year hold

• IRR: —
• Equity multiple: 12.71×
• Total profit: $139,327
• Equity at exit: $3,675

Cash invested: $11,900 (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 19901

• Rents YoY: 2.0%
• Active inventory: 184
• Price-to-rent: 2.0×

Monthly cashflow live

• Estimated rent: $1,760 high
• Mortgage (P&I): −$223
• Tax from tax record: −$32 /mo · $390/yr
• Insurance: −$18
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $1,117

Break-even live

Break-even rent $346

Max offer price $42,500

Occupancy floor 32%

Sensitivity live

Price	-10% $1,141	-5% $1,129	+0% $1,117	+5% $1,105	+10% $1,093
Rent	-10% $978	-5% $1,048	+0% $1,117	+5% $1,187	+10% $1,256
Rate	-1.0pp $1,139	-0.5pp $1,128	base $1,117	+0.5pp $1,106	+1.0pp $1,095

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: $10,625
• Closing costs: $1,275
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
200 Beechwood Ave Unit 55 Dover, DE	2.0	2.0	1168	$1,550	$1.33	44d	1	0.16mi
4 Carolee Dr Dover, DE	3.0	1.0	1008	$2,100	$2.08	44d	1	0.75mi
51 Webbs Ln Dover, DE	2.0	1.0–1.5	787	$1,525	$1.94	44d	11	0.98mi
2030 Generals Way Dover, DE	2.0	1.0	660	$1,499	$2.27	44d	1	1.17mi
3002 Generals Way Dover, DE	3.0	2.5	1300	$1,500	$1.15	44d	1	1.22mi
814 New Castle Ave Dover, DE	3.0	1.0	950	$1,650	$1.74	44d	1	1.47mi

Listing history 2 events

1. 2026-06-18
   remarks 32-char remark
2. 2026-06-18
   listed $42,500 Active 1 DOM

ⓘ 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: $390 · $32/mo
• Projected year-2 tax: $390 · $32/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $21,118
• − Mortgage interest: −$2,381
• − Property taxes: −$390
• − Insurance: −$212
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$1,236
• Taxable income: $13,520
• Est. tax owed @ 24.0%: −$3,245
• After-tax cash flow: $10,162/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: Caesar Rodney School District
• NCES district ID: 1000180
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $61,187
• Composite: 33.4/100
• National rank: #5475
• State rank: #9 of 26 in DE

Livability — Kent Acres

• Score: 66/100
• State rank: #41
• US rank: #11466

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kent Acres, DE
• County: Kent County · 82,184 people
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

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: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-18 Listed $42,500 BRIGHT MLS

Property tax history

+6.0%/yr

Latest (2024): $390 · +34.6% YoY. Source: county tax records.