1823 Upper King Rd · Woodside, DE 19980

$150,000

4 bd · 1.0 ba · 1,906 sqft · SingleFamily · 4 Days on market

Built 1961 Fair condition 0.69 ac lot

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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
• Appreciation +5.0/10.0
• Schools +3.3/10.0
• Livability +2.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks

Opportunity awaits for investors with vision and toolboxes. This unique property includes two homes/structures on one parcel and offers potential for the right buyer. Two oversized sheds also on property. Cash purchase only due to the property setup, condition, and age of the trailer with additions. Property is being sold strictly as-is. Seller will make no repairs and has no information regarding the septic system. Buyer is responsible for all due diligence regarding septic, utilities, zoning, permitted use, condition, and future plans. Enjoy the serene surroundings and a beautiful back porch overlooking nature and wildlife, perfect for your morning coffee. So much potential with this very

Key facts

• Two oversized sheds
• 0.69 acre lot
• 3 parking spots

Tags

• TWO OVERSIZED SHEDS
• BACK PORCH OVERLOOKING NATURE

Property features AI

Exterior

• Parking: Dirt driveway with about 3 driveway spaces; Total of 3 garage/parking spaces
• Utilities: Well water; Electric hot water
• Home design: Stick built and modular/manufactured construction; Fee simple ownership; Property condition: below average, major rehab needed
• Construction: Above-grade finished area approximately 1,906 (assessor)
• Exterior features: Deck(s); Shed and storage barn/shed; Tenant house on property; Lot dimensions approximately 144 x 254

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Wood-burning stove; Window air conditioning units (electric)
• Interior features: No basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $150k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $871 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).

Location & tenants

• Location reads 52/100 on livability (#74 in DE) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, crime A, housing B; Watch: amenities F, commute F, employment 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.
• Zoned schools: Nellie Hughes Stokes Elementary School (math 12% / reading 27%, grade F, #78 of 105 statewide, top 78%, 461 students, 0% FRL); Fred Fifer Iii Middle School (math 25% / reading 51%, grade F, #8 of 36 statewide, top 20%, 679 students, 0% FRL); Caesar Rodney High School (math 31% / reading 61%, grade D-, #7 of 40 statewide, top 15%, 2,257 students, 0% FRL) — zoned schools average 0% FRL vs 35% district-wide (35 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 2 active listings in the ZIP; 3 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).

Forward outlook

• In year one you build about $6k of equity ($1k loan paydown + $4k appreciation (3.0% local appreciation)).
• 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 $42k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; major wind risk, 68% 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 $150,000

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1961 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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: 1.67% ✓
• Cap rate: 13.80%
• Cash-on-cash: 26.80%
• DSCR: 2.19
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $434,568
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
207 Walnut Shade Rd	0.32mi	3/2.5 (-1)	1,892 (-1%)	20mo	$441,500	$233	56
1240 Main St	0.40mi	3/2.5 (-1)	2,145 (+12%)	15mo	$489,900	$228	37
5240 S Dupont Hwy	0.55mi	3/2.0 (-1)	1,709 (-10%)	18mo	$315,000	$184	33

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: 31.0%
• Equity multiple: 2.75×
• Total profit: $73,649
• Equity at exit: $67,446

10-year hold

• IRR: 31.4%
• Equity multiple: 5.39×
• Total profit: $184,532
• Equity at exit: $103,943

Cash invested: $42,000 (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 19980

• Active inventory: 2
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $2,499 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$525
• Net cashflow: $871

Break-even live

Break-even rent $1,396

Max offer price $150,000

Occupancy floor 60%

Sensitivity live

Price	-10% $975	-5% $923	+0% $871	+5% $820	+10% $768
Rent	-10% $674	-5% $773	+0% $871	+5% $970	+10% $1,069
Rate	-1.0pp $947	-0.5pp $910	base $871	+0.5pp $833	+1.0pp $793

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
459 Currant Cir Magnolia, DE	5.0	3.0	2479	$3,200	$1.29	45d	1	1.14mi
23 Huckleberry Dr Magnolia, DE	3.0	2.5	1356	$2,050	$1.51	45d	1	1.16mi
2452 Peachtree Run Rd Dover, DE	3.0	1.5	1558	$2,200	$1.41	45d	1	1.25mi

Listing history 4 events

1. 2026-06-21
   days on market $150,000 Active 4 DOM
2. 2026-06-19
   days on market $150,000 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $150,000 Active 1 DOM

ⓘ 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 7/10 Severe FEMA zone X (unshaded) · 99% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% 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: $29,992
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$1,547
• − Repairs & maintenance: −$2,399
• − Management: −$2,399
• − Depreciation: −$4,364
• Taxable income: $8,630
• Est. tax owed @ 24.0%: −$2,071
• After-tax cash flow: $8,386/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires moderate renovations to update the kitchen and bathroom, and fresh exterior paint to improve its curb appeal and value.

Repairs flagged

• Major kitchen appliances — outdated and worn
• Major bathroom fixtures — dated and worn
• Moderate exterior paint — some discoloration

Value-add opportunities

• Resale update kitchen appliances — modern appliances improve appeal
• Resale renovate bathroom — new fixtures and tiles enhance value
• Both paint exterior — fresh paint improves curb appeal and value
• Both replace worn flooring — new flooring enhances interior and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen appliances · outdated and worn	Major	$15,000–50,000
bathroom fixtures · dated and worn	Major	$15,000–50,000
exterior paint · some discoloration	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$33,000–115,000

Value-add ROI direction

• Resale update kitchen appliances — modern appliances improve appeal ↑
• Resale renovate bathroom — new fixtures and tiles enhance value ↑
• Both paint exterior — fresh paint improves curb appeal and value ↑
• Both replace worn flooring — new flooring enhances interior and rental appeal ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Woodside

• Score: 52/100
• State rank: #74
• US rank: #24943

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Woodside, DE
• Population (ZIP): 118

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 (92%)
• Race & ethnicity: White 92% Hispanic / Latino 8%
• Hispanic origin (detail): Puerto Rican 6%
• Common ancestry: Romanian 2%
• Foreign-born: 5% · Canada

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: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-17 Listed $150,000 BRIGHT MLS