Waterfront Duplex
For Sale
$500,000
Pending
7 Hunters Point, Millsboro, DE 19966
Updated duplex residence with a private boat dock, screened porch, and direct access to the water.
Property Size2,200 SF
Days on Market152
Property Features for 7 Hunters Point
General Information
Standard status
Pending
Size
2,200 SF
Total Parking Spaces
4
Property subtype
Other
Amenities
private boat dock
screened porch
gas fireplace
granite countertops
breakfast nook solarium
balcony
soaking tub
step-in shower
dual vanities
Washer/Dryer Stacked
Building Details
Year Built
1987
Buildings
1
Listing Agency:
Compass
(302) 500-1176
Listed By:
Luke Thompson · License #RS-0036397
(302) 500-1176
Source:
Compass
Added: Apr 2
Changed: Aug 30
Last Checked: Aug 30 at 11:56PM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Compass
Investment Insights
Based on property information with market context.
This 3-bedroom, 3-bath duplex home offers approximately 2,200 square feet of updated living space in Hunter’s Pointe. The main level includes a primary suite with an ensuite bathroom, a second bedroom and full bath, plus connected kitchen, dining, and living areas. The kitchen features stainless steel appliances, granite countertops, painted cabinetry, and a pass-through to the dining room. A breakfast nook solarium, gas fireplace, screened porch, stacked washer and dryer, and new flooring add practical comfort. Upstairs, a loft opens to a third bedroom, full bathroom, and private balcony with waterfront views.
The property includes a private boat dock and 60 feet of water frontage. Fully renovated bathrooms and replaced major appliances add to the recent updates. Built in 1987, the home is located in Hunter’s Pointe near downtown Millsboro, Delaware, within the Indian River School District.
The property includes a private boat dock and 60 feet of water frontage. Fully renovated bathrooms and replaced major appliances add to the recent updates. Built in 1987, the home is located in Hunter’s Pointe near downtown Millsboro, Delaware, within the Indian River School District.
Key Highlights
- 3‑bedroom, 3‑bath duplex with approximately 2,200 square feet
- Private boat dock with 60 feet of water frontage
- Fully renovated bathrooms and new flooring throughout
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$23,326
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
4.67%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$466,520
$466.5K
Cap Rate 7%
$333,229
$333.2K
Cap Rate 9%
$259,178
$259.2K
Market Conditions
NOI Build-Up for 2,200 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$35.6K $16.20/SF
− Vacancy
−$2.3K −$1.05/SF
EGI
$33.3K $15.15/SF
− OpEx
−$10.0K −$4.54/SF
NOI
$23.3K $10.60/SF
Area
Sussex County, DE
Vacancy
6.50%
Lease Rate
$16.20 /SF/Yr
Expense Ratio
30.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$466,520
Cap Rate 7%
$333,229
Cap Rate 9%
$259,178
Alternative Uses
Best Use
Multifamily LT 5
$333.2K
$291.6K – $388.8K
NOI $23,326 @ 7.0% cap · market cap 4.67%
Second Best
Apartment 5plus
$308.7K
$270.1K – $360.2K
NOI $21,611 @ 7.0% cap · market cap 4.32%
Theoretical Best
Office A
$604.6K
$529.0K – $705.3K
NOI $42,319 @ 7.0% cap · market cap 8.46%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Current Use
Location Intelligence
Trade Area within ½ mile
61
Businesses Nearby
Explore this area
Business Placement
Demographics for 19966, DE
32,520
Population
19,625
Households
1.7
Avg Household Size
53
Median Age
28%
College-Educated
90%
High-School Grad
89.1 sq mi
ZIP Area
365
Density / Sq Mi
$75,436
Median Household Income
$36,815
Median Earnings
$1,293
Median Rent
$282,100
Median Home Value
Market
Vacancy Rate% for Multifamily in South region
Questions? Ask Rey
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Frequently Asked Questions
What type of property is this?
Duplex - Updated duplex residence with a private boat dock, screened porch, and direct access to the water.
Where is this duplex located?
The property is located at 7 Hunters Point Millsboro, DE.
What is the asking price?
The asking price for this property is $500,000.
What are key features of this property?
This property features: 3‑bedroom, 3‑bath duplex with approximately 2,200 square feet; Private boat dock with 60 feet of water frontage; Fully renovated bathrooms and new flooring throughout
