161 Whitburn Pl · Bear, DE 19702

$159,900

3 bd · 1.5 ba · 1,075 sqft · Townhouse public records · 5 Days on market

Built 1989 1,742 sqft lot Est $246k · 35% under $23/mo HOA · 1% of rent

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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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.1/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

3 Bedrooms, 1.5 Baths townhome in Glasscow Pines in Newark, Delaware. Very convenient locations: minutes to highway, shopping and restaurants. Property being sold AS IS. Personal items will be removed prior to closing.

Key facts

• $23 HOA
• 2 parking spots
• Built 1989

Property features AI

Finance

• Other: Assessor indicates year built and finished area; Above-grade finished area reported as 1,075 (per assessor)
• HOA & community: HOA fee $275 annually

Exterior

• Parking: Off-street parking for 2 vehicles; Two total garage and parking spaces
• Utilities: Public water; Public sewer; Electric available; Natural gas available; Cable TV available
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Vinyl and aluminum siding; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 18 x 100; No tidal water

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom; One half bathroom on the main level
• Heating & cooling: Heat pump(s) heating; Central air conditioning; Electric heating fuel; Electric hot water
• Interior features: Full basement; Living area per assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $160k.

Deal economics

• At list price, monthly cash flow is $700 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Cap rate 11.5% vs local median 4.7% in Bear — 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 73/100 on livability (#8 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living A-; Watch: crime C-, amenities F, commute F.
• 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.
• Zoned schools: Keene (William B.) Elementary School (math 22% / reading 32%, grade F, #59 of 105 statewide, top 60%, 474 students, 0% FRL); Gauger-Cobbs Middle School (math 11% / reading 26%, grade F, #30 of 36 statewide, top 86%, 779 students, 0% FRL); Glasgow High School (math 8% / reading 17%, grade F, #36 of 40 statewide, top 90%, 895 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.2%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).

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 + 2.2% rent growth), your $45k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $78k; list at $160k implies a 104% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $159,900

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 1.41% ✓
• Cap rate: 11.55%
• Cash-on-cash: 18.77%
• DSCR: 1.84
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $246,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Whitburn Pl	0.04mi	3/1.5	1,075 (0%)	4mo	$250,000	$233	95
106 Whitburn Pl	0.07mi	3/1.5	1,075 (0%)	15mo	$217,000	$202	84
303 Thayer Ct	0.35mi	3/1.5	1,150 (+7%)	1mo	$270,000	$235	72
327 Thayer Ct	0.33mi	3/1.5	1,150 (+7%)	12mo	$250,000	$217	63
304 Thayer Ct	0.32mi	3/1.5	1,150 (+7%)	15mo	$160,000	$139	61
455 Strathaven Ct	0.39mi	3/1.5	1,150 (+7%)	13mo	$265,000	$230	60
309 Thayer Ct	0.34mi	3/1.5	1,150 (+7%)	16mo	$220,000	$191	59
123 Council Cir	0.69mi	3/2.0	1,200 (+12%)	2mo	$285,000	$238	45
10 Bradley Dr	0.64mi	3/1.5	1,225 (+14%)	3mo	$275,000	$224	44
30 Bradley Dr	0.66mi	3/1.5	1,225 (+14%)	8mo	$280,000	$229	40
11 Bradley Dr	0.62mi	3/1.5	1,225 (+14%)	15mo	$281,000	$229	35
1001 San Remo Ct	0.73mi	2/1.5 (-1)	1,225 (+14%)	16mo	$290,000	$237	24

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 · 2.19% rent growth · sell at horizon

5-year hold

• IRR: 9.7%
• Equity multiple: 1.38×
• Total profit: $16,883
• Equity at exit: $23,842

10-year hold

• IRR: 18.1%
• Equity multiple: 2.45×
• Total profit: $64,848
• Equity at exit: $13,825

Cash invested: $44,772 (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 19702

• Rents YoY: 2.2%
• Active inventory: 154
• Price-to-rent: 5.9×

Monthly cashflow live

• Estimated rent: $2,252 high
• Mortgage (P&I): −$839
• Tax from tax record: −$151 /mo · $1,811/yr
• Insurance: −$67
• HOA: −$23
• Vacancy / Maint / Mgmt: −$473
• Net cashflow: $700

Break-even live

Break-even rent $1,366

Max offer price $159,900

Occupancy floor 64%

Sensitivity live

Price	-10% $791	-5% $745	+0% $700	+5% $655	+10% $610
Rent	-10% $522	-5% $611	+0% $700	+5% $789	+10% $878
Rate	-1.0pp $781	-0.5pp $741	base $700	+0.5pp $659	+1.0pp $617

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: $39,975
• Closing costs: $4,797
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2102 Ashkirk Dr Newark, DE	1.0–2.0	1.0–2.0	880	$1,795	$2.04	0d	6	0.19mi
885 Salem Church Rd Newark, DE	1.0–2.0	1.0–2.0	850	$1,795	$2.11	0d	1	0.47mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	0d	195	0.56mi
10 McFarland Dr Newark, DE	1.0–2.0	1.0–2.0	955	$2,125	$2.22	0d	3	0.71mi
900 Woodchuck Pl Bear, DE	1.0–3.0	1.0–2.0	935	$2,235	$2.39	0d	44	0.88mi
2139 Valence Pl Newark, DE	2.0–3.0	2.0	1183	$2,505	$2.12	17d	6	0.98mi
308 Skeet Ave Bear, DE	3.0	2.0	1100	$2,300	$2.09	26d	1	1.02mi
1 Kennedy Cir Bear, DE	2.0–3.0	2.0–3.0	1702	$3,315	$1.95	0d	34	1.10mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 7 events

1. 2026-06-21
   status $159,900 Active Under Contract 5 DOM
2. 2026-06-17
   days on market $159,900 Active 5 DOM
3. 2026-06-16
   days on market $159,900 Active 4 DOM
4. 2026-06-15
   days on market $159,900 Active 3 DOM
5. 2026-06-13
   status $159,900 Active 1 DOM
6. 2026-06-10
   remarks 218-char remark
7. 2026-06-10
   listed $159,900 Coming Soon 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: $1,811 · $151/mo
• Projected year-2 tax: $1,811 · $151/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 7/10 Severe 7 d/yr ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,026
• − Mortgage interest: −$8,957
• − Property taxes: −$1,811
• − Insurance: −$800
• − Repairs & maintenance: −$2,162
• − Management: −$2,162
• − HOA: −$276
• − Depreciation: −$4,652
• Taxable income: $6,208
• Est. tax owed @ 24.0%: −$1,490
• After-tax cash flow: $6,913/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 — Bear

• Score: 73/100
• State rank: #8
• US rank: #5158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bear, DE
• County: New Castle County · 483,412 people
• City population: 42,984
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,683
• Household income: $92,446
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1421.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 38% Black 31% Hispanic / Latino 14% Asian 12% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 3%

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: ▼ -241.79%
• Current HPI: 248.8414
• Rent YoY: ▲ 2.19%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+110.7% since first listed

3 events — show timeline

• 2026-06-09 Coming Soon $159,900 BRIGHT MLS
• 1995-07-17 Sold (Public Records) $78,500 Public Records
• 1990-03-01 Sold (Public Records) $75,900 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,811 · +2.7% YoY. Source: county tax records.