1210 Elm St · Wilmington, DE 19805

$199,000

3 bd · 1.0 ba · 1,300 sqft · Townhouse public records · 60 Days on market

Built 1900 1,307 sqft lot Est $268k · 26% under

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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 +20.3/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.5/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This beautifully renovated home has updates throughout that provide a fresh and modern aesthetic, offering the best in contemporary living. As you approach the front door, you'll immediately notice the cozy front porch. You're greeted with laminate hardwood floors, fresh paint, and recessed lighting as soon as you walk inside. The open floor plan flows into the kitchen which is complete with a peninsula island, granite countertops, stainless steel appliances, and new cabinets. The main level is filled with natural light pouring through the vinyl windows. All bedrooms are spacious with healthy closet space. Both bathrooms have been tastefully updated with tile floors, new vanities, elegant f

Key facts

• Recessed lighting
• Granite countertops
• Cozy front porch

Tags

• COZY FRONT PORCH
• LAMINATE HARDWOOD FLOORS
• RECESSED LIGHTING
• PENINSULA ISLAND
• GRANITE COUNTERTOPS
• STAINLESS STEEL APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $199k.

Deal economics

• At list price, monthly cash flow is $255 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $189k (5.3% below list).
• Recommended offer: $189k (5.3% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.6% in Wilmington — 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 64/100 on livability (#52 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, schools D, commute D.
• Christina School District (suburban): math 22% / reading 33% proficiency, ranked #18 of 26 in DE (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+6.3%/yr); 167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 19d on market — plan ~3-4 weeks tenant-placement turnaround); 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/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 $1k of loan paydown is wiped out by about $6k of value loss. Plan a longer hold.
• New Castle County population projected at +9% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $56k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($193k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 29y ago; this cycle's ask has dropped $16k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $120k; list at $199k implies a 66% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $188,536 (5.3% below list)

Questions for the listing agent

1. It's been on market 60 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.95% ✗
• Cap rate: 7.83%
• Cash-on-cash: 5.50%
• DSCR: 1.24
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $267,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1210 Elm St	0.00mi	3/2.0	1,300 (0%)	1mo	$200,000	$154	95
302 S Franklin St	0.03mi	3/1.0	1,150 (-12%)	1mo	$117,000	$102	78
519 S Jackson St	0.19mi	3/1.0	1,200 (-8%)	1mo	$186,000	$155	77
25 6th Ave	0.46mi	3/1.0	1,325 (+2%)	1mo	$115,000	$87	74
1715 Sycamore St	0.43mi	3/1.0	1,260 (-3%)	1mo	$241,000	$191	74
1301 Lancaster Ave	0.15mi	4/2.0 (+1)	1,200 (-8%)	1mo	$250,000	$208	70
1204 Brown St	0.54mi	2/2.0 (-1)	1,300 (0%)	0mo	$268,000	$206	66
519 Lafayette Blvd	0.51mi	2/1.5 (-1)	1,250 (-4%)	0mo	$235,000	$188	62
400 Geddes St	0.62mi	3/1.5	1,225 (-6%)	0mo	$337,500	$276	59
2042 Clark St	0.74mi	3/1.0	1,200 (-8%)	0mo	$335,000	$279	52
105-UNIT Christina Landing Dr #1108	0.75mi	2/2.0 (-1)	1,356 (+4%)	1mo	$305,000	$225	48
105-UNIT Christina Landing Dr #406	0.75mi	2/2.0 (-1)	1,125 (-14%)	1mo	$325,000	$289	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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -4.4%
• Equity multiple: 0.83×
• Total profit: $-9,469
• Equity at exit: $29,672

10-year hold

• IRR: 8.5%
• Equity multiple: 1.74×
• Total profit: $41,341
• Equity at exit: $17,206

Cash invested: $55,720 (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 19805

• Rents YoY: 6.3%
• Active inventory: 167
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,885 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$108 /mo · $1,290/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$396
• Net cashflow: $255

Break-even live

Break-even rent $1,562

Max offer price $199,000

Occupancy floor 81%

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227 Linden St Wilmington, DE	3.0	2.0	950	$1,850	$1.95	3d	1	0.04mi
414 S Franklin St Wilmington, DE	3.0	2.0	1195	$1,895	$1.59	43d	1	0.09mi
1110 Maple St Wilmington, DE	3.0	1.0	1525	$1,600	$1.05	43d	1	0.10mi
205 Porter St Wilmington, DE	2.0	1.5	1200	$1,700	$1.42	15d	1	0.11mi
1110 Read St Wilmington, DE	2.0	1.0	1100	$1,250	$1.14	20d	1	0.11mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	11d	1	0.17mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	24d	1	0.18mi
232 N Franklin St Wilmington, DE	3.0	2.0	1150	$1,795	$1.56	43d	1	0.26mi
21 Stroud St Unit 1 Wilmington, DE	3.0	1.5	1875	$1,900	$1.01	43d	1	0.32mi
25 Stroud St Wilmington, DE	3.0	1.0	1200	$1,795	$1.50	3d	1	0.33mi
1525 Beech St Wilmington, DE	3.0	2.5	1850	$2,400	$1.30	5d	1	0.33mi
115 N Clayton St Unit 115 Wilmington, DE	3.0	1.5	1200	$1,725	$1.44	11d	1	0.36mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	43d	1	0.38mi
331 Justison St Wilmington, DE	1.0–2.0	1.0–2.0	859	$2,205	$2.57	1d	9	0.43mi
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,850	$1.23	3d	1	0.43mi
7 6th Ave Wilmington, DE	3.0	2.0	1325	$1,800	$1.36	43d	1	0.44mi
530 Harlan Blvd #519 Wilmington, DE	2.0	2.0	1192	$2,250	$1.89	24d	1	0.48mi
1802 Maple St Wilmington, DE	3.0	1.5	1250	$2,500	$2.00	24d	1	0.48mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	18d	1	0.50mi
231 5th Ave Wilmington, DE	2.0	1.0	1050	$1,350	$1.29	43d	1	0.51mi
1016 Clayton Rd Wilmington, DE	3.0	1.0	1150	$1,850	$1.61	5d	1	0.52mi
1508 Maryland Ave Wilmington, DE	3.0	1.5	1450	$1,975	$1.36	15d	1	0.54mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	43d	1	0.55mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	12d	1	0.55mi
1522 W 7th St Unit 1 Wilmington, DE	2.0	1.0	900	$1,800	$2.00	4d	1	0.56mi
1000 W 8th St Unit 3 Wilmington, DE	2.0	1.0	1050	$1,695	$1.61	24d	1	0.57mi
617 W 6th St Unit 617 B Wilmington, DE	3.0	1.0	1000	$1,600	$1.60	5d	1	0.58mi
1601 E Latimer Pl Wilmington, DE	4.0	1.0	1450	$2,195	$1.51	18d	1	0.59mi
1122 Coyne Pl Wilmington, DE	3.0	1.0	1350	$1,950	$1.44	43d	1	0.63mi
709 Windsor St Unit 3 Wilmington, DE	2.0	1.0	980	$1,500	$1.53	43d	1	0.64mi
711 Windsor St Wilmington, DE	2.0	1.0	980	$1,460	$1.49	43d	1	0.65mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	43d	1	0.66mi
225 W 4th St Unit 2 Wilmington, DE	2.0	1.0	1000	$1,599	$1.60	43d	1	0.68mi
1607 Howland St Wilmington, DE	3.0	1.0	1075	$1,900	$1.77	3d	1	0.71mi
105 Christina Landing Dr #1503 Wilmington, DE	2.0	2.0	1025	$2,500	$2.44	16d	1	0.73mi
105 Christina Landing Dr Wilmington, DE	2.0	2.0	1025	$2,400	$2.34	10d	1	0.73mi
105 Christina Landing Dr #1105 Wilmington, DE	2.0	2.0	1150	$2,500	$2.17	43d	1	0.73mi
1624 W 9th St Wilmington, DE	3.0	2.5	1780	$2,500	$1.40	18d	1	0.75mi
115 Christina Landing Dr Wilmington, DE	1.0–2.0	1.0–2.0	1195	$2,796	$2.34	1d	13	0.76mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	16d	1	0.80mi

Listing history 32 events

1. 2026-04-28
   status Pending
2. 2026-03-17
   price $199,000
3. 2026-02-27
   listed $215,000 Active
4. 2026-02-01
   historical $2,000
5. 2026-01-21
   historical
6. 2025-12-01
   listed $2,000
7. 2025-11-23
   historical $2,000
8. 2025-11-21
   price $199,900
9. 2025-09-21
   listed $2,000
10. 2025-08-05
    historical $2,000
11. 2025-07-05
    listed $2,000
12. 2025-06-15
    price $209,900
13. 2025-06-05
    price $219,900
14. 2025-05-16
    price $224,777
15. 2025-05-10
    price $228,777
16. 2025-05-10
    price $228,000
17. 2025-05-02
    price $229,800
18. 2025-04-04
    price $229,999
19. 2025-03-28
    listed $229,900 Active
20. 2025-03-27
    historical
21. 2025-01-28
    soldstatus $120,000
22. 2018-08-27
    historical
23. 2018-07-20
    price $24,900
24. 2018-07-20
    listed $24,900 Active
25. 2004-12-03
    soldstatus $68,000
26. 2004-12-01
    soldstatus $68,000
27. 2004-11-08
    historical
28. 2004-10-15
    listed $68,000
29. 2001-06-16
    historical
30. 2000-04-24
    listed $67,000
31. 1998-07-21
    historical
32. 1997-08-08
    listed $69,000

ⓘ 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: $1,290 · $108/mo
• Projected year-2 tax: $1,290 · $108/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,624
• − Mortgage interest: −$11,147
• − Property taxes: −$1,290
• − Insurance: −$995
• − Repairs & maintenance: −$1,810
• − Management: −$1,810
• − Depreciation: −$5,789
• Taxable loss: −$217
• Est. tax savings @ 24.0%: +$52
• After-tax cash flow: $3,117/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: Christina School District
• NCES district ID: 1000200
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $58,838
• Composite: 24.93/100
• National rank: #7567
• State rank: #18 of 26 in DE

Livability — Wilmington

• Score: 64/100
• State rank: #52
• US rank: #14251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, DE
• County: New Castle County · 483,412 people
• City population: 173,480
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,402
• Household income: $60,221
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1730.0

Population outlook (New Castle County) Hauer SSP2

• Today (2025): 594,686 people
• By 2030: 609,164 · +2.4%
• By 2040: 632,154 · +6.3%
• By 2050: 649,068 · +9.1%
• By 2075: 687,771 · +15.7%
• By 2100: 694,961 · +16.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 1% Arabic 1%

Political lean MEDSL · New Castle

• 2024 margin: Solid D (+32.6) · D 65.5% · R 32.9% · Other 1.6%
• 2008→2024 swing: -8.1pp toward R · 2008: 40.6pp · 2024: 32.6pp
• All cycles: 2024: D+32.6 2020: D+37.1 2016: D+29.6 2012: D+34.1 2008: D+40.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -291.16%
• Current HPI: 259.1455
• Rent YoY: ▲ 6.35%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+188.4% since first listed

32 events — show timeline

• 2026-04-28 Pending — BRIGHT MLS
• 2026-03-17 Price Changed $199,000 BRIGHT MLS
• 2026-02-27 Listed $215,000 BRIGHT MLS
• 2026-02-01 Rental Removed $2,000 TURBOTENANT
• 2026-01-21 Listing Removed — BRIGHT MLS
• 2025-12-01 Listed for Rent $2,000 TURBOTENANT
• 2025-11-23 Rental Removed $2,000 TURBOTENANT
• 2025-11-21 Price Changed $199,900 BRIGHT MLS
• 2025-09-21 Listed for Rent $2,000 TURBOTENANT
• 2025-08-05 Rental Removed $2,000 TURBOTENANT
• 2025-07-05 Listed for Rent $2,000 TURBOTENANT
• 2025-06-15 Price Changed $209,900 BRIGHT MLS
• 2025-06-05 Price Changed $219,900 BRIGHT MLS
• 2025-05-16 Price Changed $224,777 BRIGHT MLS
• 2025-05-10 Price Changed $228,777 BRIGHT MLS
• 2025-05-10 Price Changed $228,000 BRIGHT MLS
• 2025-05-02 Price Changed $229,800 BRIGHT MLS
• 2025-04-04 Price Changed $229,999 BRIGHT MLS
• 2025-03-28 Listed $229,900 BRIGHT MLS
• 2025-03-27 Coming Soon — BRIGHT MLS
• 2025-01-28 Sold (Public Records) $120,000 Public Records
• 2018-08-27 Listing Removed — BRIGHT MLS
• 2018-07-20 Price Changed $24,900 BRIGHT MLS
• 2018-07-20 Listed $24,900 BRIGHT MLS
• 2004-12-03 Sold (Public Records) $68,000 Public Records
• 2004-12-01 Sold (MLS) $68,000 BRIGHT MLS
• 2004-11-08 Listing Removed — BRIGHT MLS
• 2004-10-15 Listed $68,000 BRIGHT MLS
• 2001-06-16 Listing Removed — BRIGHT MLS
• 2000-04-24 Listed $67,000 BRIGHT MLS
• 1998-07-21 Listing Removed — BRIGHT MLS
• 1997-08-08 Listed $69,000 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2024): $1,290 · +2.6% YoY. Source: county tax records.