2621 N West St · Wilmington, DE 19802

$173,000

3 bd · 1.0 ba · 1,525 sqft · Townhouse public records · 248 Days on market

Built 1920 1,306 sqft lot $113/sqft · 14% above area Est $151k · 14% over

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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 +25.1/30.0
• DSCR +8.2/10.0
• 1% rule +5.5/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• ARV discount +1.1/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Attention Investors or Handy Homeowner make this home yours today! The seller is offering a $8000.00 credit towards the buyer's closing costs with a full price offer. Charming 1920s Brick Townhome in the Heart of Downtown Wilmington – Great Investment Opportunity! Step into the charm and character of a classic 1920s 4-bedroom, 1-bath brick townhome, ideally located just minutes from the vibrant energy of downtown Wilmington. Being sold AS IS, this property offers a fantastic opportunity for investors or buyers with a vision to restore and revitalize a historic home. Key updates include a new roof in 2019, newer windows, and a covered front porch perfect for relaxing and enjoying the neighborhood. With solid bones and timeless curb appeal, this home is ready for your creative touch. With a little imagination and sweat equity, this townhome can be beautifully brought back to life. Whether you're looking for your next investment, rental property, or a personal renovation project, this is a rare chance to own a piece of Wilmington history at an attractive price point. Schedule your showing today and explore the possibilities!

Key facts

• Covered front porch
• Timeless curb appeal
• New roof

Tags

• NEW ROOF
• COVERED FRONT PORCH
• HISTORIC HOME
• TIMELESS CURB APPEAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $173k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $173k).
• Recommended offer: $152k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.7% 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.
• Red Clay Consolidated School District (suburban): math 27% / reading 42% proficiency, ranked #12 of 26 in DE (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 40% of the median local income ($54k/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 $5k 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 + 5.7% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 248 days — a 12% lower offer ($152k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $24k; list at $173k implies a 621% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $152,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 248 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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?
7. 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.
8. 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.
9. 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: 1.05% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.40%
• DSCR: 1.42
• GRM: 7.9

CMA / ARV

• ARV (median comp): $151,497
• List price: $173,000
• Delta: 14.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2321 N Tatnall St	0.18mi	3/1.5	1,525 (0%)	0mo	$216,000	$142	89
24 W 30th St	0.22mi	3/2.0	1,478 (-3%)	0mo	$280,000	$189	81
222 W 22nd St	0.30mi	3/2.5	1,525 (0%)	1mo	$265,000	$174	79
125 W 20th St	0.40mi	3/1.0	1,500 (-2%)	0mo	$235,000	$157	78
2009 N Tatnall St	0.37mi	3/1.0	1,475 (-3%)	1mo	$170,000	$115	76
305 W 21st St	0.34mi	3/1.5	1,450 (-5%)	1mo	$290,000	$200	73
108 E 35th St	0.57mi	4/2.0 (+1)	1,525 (0%)	1mo	$225,000	$148	64
412 W Thirty Second St	0.26mi	3/2.5	1,700 (+12%)	0mo	$299,900	$176	63
709 E 26th St	0.43mi	3/2.5	1,375 (-10%)	0mo	$230,000	$167	57
318 W 39th St	0.71mi	3/1.5	1,700 (+12%)	1mo	$251,000	$148	45
802 E 22nd St	0.58mi	3/2.5	1,750 (+15%)	1mo	$200,000	$114	42
1313 N Walnut St	0.73mi	2/1.0 (-1)	1,350 (-12%)	1mo	$155,000	$115	41

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 · 5.72% rent growth · sell at horizon

5-year hold

• IRR: 0.6%
• Equity multiple: 1.02×
• Total profit: $1,174
• Equity at exit: $25,795

10-year hold

• IRR: 12.6%
• Equity multiple: 2.12×
• Total profit: $54,021
• Equity at exit: $14,958

Cash invested: $48,440 (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 19802

• Rents YoY: 5.7%
• Active inventory: 129
• Price-to-rent: 7.9×

Monthly cashflow live

• Estimated rent: $1,813 high
• Mortgage (P&I): −$907
• Tax from tax record: −$74 /mo · $886/yr
• Insurance: −$72
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $379

Break-even live

Break-even rent $1,333

Max offer price $173,000

Occupancy floor 74%

Sensitivity live

Price	-10% $477	-5% $428	+0% $379	+5% $331	+10% $282
Rent	-10% $236	-5% $308	+0% $379	+5% $451	+10% $523
Rate	-1.0pp $467	-0.5pp $423	base $379	+0.5pp $335	+1.0pp $289

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: $43,250
• Closing costs: $5,190
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2518 N Tatnall St Wilmington, DE	4.0	1.5	1575	$1,995	$1.27	44d	1	0.13mi
2401 N West St Wilmington, DE	4.0	1.0	1650	$1,900	$1.15	16d	1	0.14mi
400 W 29th St Wilmington, DE	3.0	1.5	1125	$1,950	$1.73	44d	1	0.17mi
2923 N Washington St Wilmington, DE	3.0	1.0	1225	$1,600	$1.31	0d	1	0.20mi
125 W 23rd St Wilmington, DE	4.0	2.0	1672	$1,995	$1.19	44d	1	0.20mi
3003 N Washington St Wilmington, DE	3.0	1.0	1250	$1,950	$1.56	44d	1	0.23mi
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	25d	1	0.23mi
302 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1450	$1,295	$0.89	25d	1	0.23mi
306 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	25d	1	0.23mi
306 W 23rd St Unit 2 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	44d	1	0.23mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	44d	1	0.25mi
3005 N West St Wilmington, DE	3.0	1.0	1176	$1,900	$1.62	25d	1	0.25mi
314 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	1300	$1,295	$1.00	25d	1	0.25mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	44d	1	0.26mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	14d	1	0.38mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,700	$1.55	11d	1	0.42mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,500	$1.36	14d	1	0.42mi
912 McCabe Ave Wilmington, DE	2.0	1.0	2100	$1,950	$0.93	0d	1	0.58mi
507 Barrett St Wilmington, DE	3.0	1.0	1275	$1,700	$1.33	44d	1	0.60mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	0d	1	0.73mi
547 Eastlawn Ave Wilmington, DE	3.0	1.0	1400	$1,995	$1.43	44d	1	0.76mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	44d	1	0.79mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	19d	1	0.79mi
1124 Clifford Brown Walk Wilmington, DE	2.0	1.0	1240	$1,625	$1.31	44d	1	0.87mi
903 Shallcross Ave Wilmington, DE	2.0	1.5	1575	$2,195	$1.39	25d	1	0.90mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	0d	61	0.96mi
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	25d	1	0.99mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	0d	1	0.99mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	19d	1	1.00mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	44d	5	1.01mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	18d	1	1.03mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,795	$1.07	44d	1	1.07mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,745	$1.04	6d	1	1.07mi
1301 N Harrison St Wilmington, DE	1.0–2.0	1.0	1050	$1,850	$1.76	6d	1	1.08mi
613 W 10th St Wilmington, DE	2.0	1.0	1100	$1,745	$1.59	44d	1	1.08mi
839 N Tatnall St Unit 101 Wilmington, DE	2.0	2.0	1211	$1,750	$1.45	6d	1	1.10mi
1207 Delaware Ave Wilmington, DE	2.0	1.0	1200	$1,700	$1.42	12d	1	1.11mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	17d	1	1.12mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	0d	115	1.12mi
2 Colony Blvd Wilmington, DE	1.0–2.0	1.0–2.0	1112	$2,500	$2.25	0d	6	1.12mi

Listing history 25 events

1. 2026-06-21
   days on market $173,000 Active 248 DOM
2. 2026-06-18
   days on market $173,000 Active 245 DOM
3. 2026-06-17
   days on market $173,000 Active 244 DOM
4. 2026-06-16
   days on market $173,000 Active 243 DOM
5. 2026-06-15
   days on market $173,000 Active 242 DOM
6. 2026-06-13
   days on market $173,000 Active 240 DOM
7. 2026-06-13
   days on market $173,000 Active 239 DOM
8. 2026-06-09
   days on market $173,000 Active 236 DOM
9. 2026-06-08
   days on market $173,000 Active 235 DOM
10. 2026-06-07
    days on market $173,000 Active 234 DOM
11. 2026-06-04
    days on market $173,000 Active 231 DOM
12. 2026-06-03
    days on market $173,000 Active 230 DOM
13. 2026-06-02
    days on market $173,000 Active 229 DOM
14. 2026-06-01
    days on market $173,000 Active 228 DOM
15. 2026-05-31
    days on market $173,000 Active 227 DOM
16. 2026-04-15
    price $173,000 1148-char remark

    Show marketing remark (1148 chars)

    Attention Investors or Handy Homeowner make this home yours today! The seller is offering a $8000.00 credit towards the buyer's closing costs with a full price offer. Charming 1920s Brick Townhome in the Heart of Downtown Wilmington – Great Investment Opportunity! Step into the charm and character of a classic 1920s 4-bedroom, 1-bath brick townhome, ideally located just minutes from the vibrant energy of downtown Wilmington. Being sold AS IS, this property offers a fantastic opportunity for investors or buyers with a vision to restore and revitalize a historic home. Key updates include a new roof in 2019, newer windows, and a covered front porch perfect for relaxing and enjoying the neighborhood. With solid bones and timeless curb appeal, this home is ready for your creative touch. With a little imagination and sweat equity, this townhome can be beautifully brought back to life. Whether you're looking for your next investment, rental property, or a personal renovation project, this is a rare chance to own a piece of Wilmington history at an attractive price point. Schedule your showing today and explore the possibilities!

17. 2026-01-13
    price $174,999 1148-char remark

    Show marketing remark (1148 chars)

    Attention Investors or Handy Homeowner make this home yours today! The seller is offering a $8000.00 credit towards the buyer's closing costs with a full price offer. Charming 1920s Brick Townhome in the Heart of Downtown Wilmington – Great Investment Opportunity! Step into the charm and character of a classic 1920s 4-bedroom, 1-bath brick townhome, ideally located just minutes from the vibrant energy of downtown Wilmington. Being sold AS IS, this property offers a fantastic opportunity for investors or buyers with a vision to restore and revitalize a historic home. Key updates include a new roof in 2019, newer windows, and a covered front porch perfect for relaxing and enjoying the neighborhood. With solid bones and timeless curb appeal, this home is ready for your creative touch. With a little imagination and sweat equity, this townhome can be beautifully brought back to life. Whether you're looking for your next investment, rental property, or a personal renovation project, this is a rare chance to own a piece of Wilmington history at an attractive price point. Schedule your showing today and explore the possibilities!

18. 2025-10-16
    listed $175,999 Active 1148-char remark

    Show marketing remark (1148 chars)

    Attention Investors or Handy Homeowner make this home yours today! The seller is offering a $8000.00 credit towards the buyer's closing costs with a full price offer. Charming 1920s Brick Townhome in the Heart of Downtown Wilmington – Great Investment Opportunity! Step into the charm and character of a classic 1920s 4-bedroom, 1-bath brick townhome, ideally located just minutes from the vibrant energy of downtown Wilmington. Being sold AS IS, this property offers a fantastic opportunity for investors or buyers with a vision to restore and revitalize a historic home. Key updates include a new roof in 2019, newer windows, and a covered front porch perfect for relaxing and enjoying the neighborhood. With solid bones and timeless curb appeal, this home is ready for your creative touch. With a little imagination and sweat equity, this townhome can be beautifully brought back to life. Whether you're looking for your next investment, rental property, or a personal renovation project, this is a rare chance to own a piece of Wilmington history at an attractive price point. Schedule your showing today and explore the possibilities!

19. 2016-06-12
    soldstatus $24,000 186-char remark

    Show marketing remark (186 chars)

    Good investment potential. 4 bedroom, 1 bathroom townhouse. Hardwood floors. Being sold 'as-is'. Inspections are for informational purposes. Utilities are off. Please bring a flashlight.

20. 2016-06-12
    soldstatus $24,000 Sold

    Show marketing remark (186 chars)

    Good investment potential. 4 bedroom, 1 bathroom townhouse. Hardwood floors. Being sold 'as-is'. Inspections are for informational purposes. Utilities are off. Please bring a flashlight.

21. 2016-05-11
    status Under Contract
22. 2016-05-10
    historical 186-char remark

    Show marketing remark (186 chars)

    Good investment potential. 4 bedroom, 1 bathroom townhouse. Hardwood floors. Being sold 'as-is'. Inspections are for informational purposes. Utilities are off. Please bring a flashlight.

23. 2016-03-26
    price $34,000
24. 2015-12-21
    listed $44,000 Active
25. 2015-12-18
    listed $34,000 186-char remark

    Show marketing remark (186 chars)

    Good investment potential. 4 bedroom, 1 bathroom townhouse. Hardwood floors. Being sold 'as-is'. Inspections are for informational purposes. Utilities are off. Please bring a flashlight.

ⓘ 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: $886 · $74/mo
• Projected year-2 tax: $945 · $79/mo
• Expected delta: +$59/yr (+$5/mo · 6.6%)

ⓘ 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 ≥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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,762
• − Mortgage interest: −$9,691
• − Property taxes: −$886
• − Insurance: −$865
• − Repairs & maintenance: −$1,741
• − Management: −$1,741
• − Depreciation: −$5,033
• Taxable income: $1,805
• Est. tax owed @ 24.0%: −$433
• After-tax cash flow: $4,121/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: Red Clay Consolidated School District
• NCES district ID: 1001300
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $64,298
• Composite: 31.25/100
• National rank: #6027
• State rank: #12 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): 26,051
• Household income: $53,812
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1816.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 20% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 4% Arabic 0%

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: ▼ -296.47%
• Current HPI: 225.6613
• Rent YoY: ▲ 5.72%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+408.8% since first listed

10 events — show timeline

• 2026-04-15 Price Changed $173,000 BRIGHT MLS
• 2026-01-13 Price Changed $174,999 BRIGHT MLS
• 2025-10-16 Listed $175,999 BRIGHT MLS
• 2016-06-12 Sold (MLS) $24,000 TREND
• 2016-06-12 Sold (MLS) $24,000 BRIGHT MLS
• 2016-05-11 Pending — TREND
• 2016-05-10 Listing Removed — BRIGHT MLS
• 2016-03-26 Price Changed $34,000 TREND
• 2015-12-21 Listed $44,000 TREND
• 2015-12-18 Listed $34,000 BRIGHT MLS

Property tax history

+8.2%/yr

Latest (2024): $886 · +15.1% YoY. Source: county tax records.