1341 W 6th St · Wilmington, DE 19805

$149,990

3 bd · 1.0 ba · 1,650 sqft · Townhouse public records · 92 Days on market

Built 1910 2,178 sqft lot $91/sqft · 24% below area Est $252k · 40% under

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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 +8.2/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investment opportunity! 1341 W 6th St is a large, end of the row townhome in the Hilltop section of the city. Half a block from Tilton Park, two blocks from Padua, two blocks from Saint Francis Hospital. This property offers a large footprint and an ideal location in a great Wilmington neighborhood. Furnace, roof and water heater were all replaced recently. Property is in need of renovation. CASH OR HARD MONEY ONLY.

Key facts

• Ideal location
• Large footprint
• Built 1910

Tags

• LARGE FOOTPRINT
• IDEAL LOCATION
• RECENTLY REPLACED FURNACE
• RECENTLY REPLACED ROOF
• RECENTLY REPLACED WATER HEATER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $648 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $136k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.5% 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.
• 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 (+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 39% 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 $4k 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 $42k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 92 days — a 9% lower offer ($136k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 21y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $55k; list at $150k implies a 173% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $136,490 (9.0% below list)

Questions for the listing agent

1. It's been on market 92 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1910 — 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: 1.32% ✓
• Cap rate: 11.48%
• Cash-on-cash: 18.51%
• DSCR: 1.82
• GRM: 6.3

CMA / ARV

• ARV (median comp): $251,666
• List price: $149,990
• Delta: -40.40%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 W 8th St	0.16mi	3/1.5	1,525 (-8%)	0mo	$355,000	$233	78
1302 W 6th St	0.07mi	4/2.5 (+1)	1,525 (-8%)	1mo	$265,000	$174	72
1011 W 5th St	0.24mi	4/2.0 (+1)	1,725 (+4%)	0mo	$240,000	$139	72
606 N Franklin St	0.08mi	4/2.0 (+1)	1,500 (-9%)	2mo	$140,000	$93	70
1528 W 4th St	0.21mi	4/1.5 (+1)	1,525 (-8%)	2mo	$145,000	$95	69
1009 Chestnut St	0.45mi	3/1.0	1,475 (-11%)	3mo	$135,000	$92	59
837 N Madison St	0.49mi	4/1.5 (+1)	1,775 (+8%)	0mo	$315,000	$177	57
1022 Trenton Pl	0.50mi	3/1.5	1,475 (-11%)	2mo	$295,000	$200	56
315 S Jackson St	0.54mi	3/1.5	1,475 (-11%)	1mo	$180,000	$122	54
20 Servan Ct	0.57mi	3/3.5	1,750 (+6%)	3mo	$335,000	$191	51
1911 Lancaster Ave	0.52mi	3/1.5	1,425 (-14%)	3mo	$254,900	$179	49
402 W 6th St	0.63mi	3/2.5	1,800 (+9%)	1mo	$249,000	$138	49

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: 13.7%
• Equity multiple: 1.57×
• Total profit: $23,784
• Equity at exit: $22,364

10-year hold

• IRR: 24.8%
• Equity multiple: 3.47×
• Total profit: $103,885
• Equity at exit: $12,968

Cash invested: $41,997 (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: 6.3×

Monthly cashflow live

• Estimated rent: $1,974 high
• Mortgage (P&I): −$787
• Tax from tax record: −$63 /mo · $755/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$415
• Net cashflow: $648

Break-even live

Break-even rent $1,154

Max offer price $149,990

Occupancy floor 62%

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: $37,498
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,850	$1.23	3d	1	0.08mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	43d	1	0.21mi
232 N Franklin St Wilmington, DE	3.0	2.0	1150	$1,795	$1.56	43d	1	0.24mi
1607 Howland St Wilmington, DE	3.0	1.0	1075	$1,900	$1.77	3d	1	0.25mi
1319 W 10th St Wilmington, DE	2.0	3.0	2200	$2,500	$1.14	18d	1	0.27mi
1000 W 8th St Unit 3 Wilmington, DE	2.0	1.0	1050	$1,695	$1.61	24d	1	0.27mi
1624 W 9th St Wilmington, DE	3.0	2.5	1780	$2,500	$1.40	18d	1	0.30mi
827 N Jackson St Unit 2 Wilmington, DE	2.0	1.0	2250	$1,545	$0.69	12d	1	0.31mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	43d	1	0.31mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	11d	1	0.33mi
115 N Clayton St Unit 115 Wilmington, DE	3.0	1.5	1200	$1,725	$1.44	11d	1	0.36mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	24d	1	0.39mi
1110 Read St Wilmington, DE	2.0	1.0	1100	$1,250	$1.14	20d	1	0.41mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	16d	1	0.47mi
205 Porter St Wilmington, DE	2.0	1.5	1200	$1,700	$1.42	15d	1	0.49mi
1210 Delaware Ave Unit 3 Wilmington, DE	2.0	1.0	1200	$2,395	$2.00	43d	1	0.50mi
1207 Delaware Ave Wilmington, DE	2.0	1.0	1200	$1,700	$1.42	11d	1	0.53mi
613 W 10th St Wilmington, DE	2.0	1.0	1100	$1,745	$1.59	43d	1	0.54mi
414 S Franklin St Wilmington, DE	3.0	2.0	1195	$1,895	$1.59	43d	1	0.56mi
1301 N Harrison St Wilmington, DE	1.0–2.0	1.0	1050	$1,850	$1.76	5d	1	0.56mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	12d	1	0.58mi
1504 Delaware Ave Wilmington, DE	2.0	1.0	1100	$1,590	$1.45	16d	1	0.59mi
1504 Delaware Ave Wilmington, DE	2.0	1.0	1100	$1,749	$1.59	21d	1	0.59mi
1110 Maple St Wilmington, DE	3.0	1.0	1525	$1,600	$1.05	43d	1	0.60mi
1501 N Broom St Unit 2/3 Wilmington, DE	2.0	2.5	1250	$2,500	$2.00	5d	1	0.60mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	18d	1	0.66mi
1525 Beech St Wilmington, DE	3.0	2.5	1850	$2,400	$1.30	5d	1	0.66mi
1802 Maple St Wilmington, DE	3.0	1.5	1250	$2,500	$2.00	24d	1	0.67mi
903 Shallcross Ave Wilmington, DE	2.0	1.5	1575	$2,195	$1.39	24d	1	0.67mi
839 N Tatnall St Unit 101 Wilmington, DE	2.0	2.0	1211	$1,750	$1.45	5d	1	0.71mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	2d	117	0.76mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,745	$1.04	5d	1	0.76mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,795	$1.07	43d	1	0.76mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	1d	62	0.81mi
331 Justison St Wilmington, DE	1.0–2.0	1.0–2.0	859	$2,205	$2.57	1d	9	0.82mi
21 Stroud St Unit 1 Wilmington, DE	3.0	1.5	1875	$1,900	$1.01	43d	1	0.82mi
25 Stroud St Wilmington, DE	3.0	1.0	1200	$1,795	$1.50	3d	1	0.82mi
801 N Market St Unit 207 Wilmington, DE	2.0	2.0	1239	$1,895	$1.53	5d	1	0.83mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	43d	5	0.85mi
530 Harlan Blvd #519 Wilmington, DE	2.0	2.0	1192	$2,250	$1.89	24d	1	0.87mi

Listing history 19 events

1. 2026-06-18
   days on market $149,990 Active 92 DOM
2. 2026-06-17
   days on market $149,990 Active 91 DOM
3. 2026-06-16
   days on market $149,990 Active 90 DOM
4. 2026-06-15
   days on market $149,990 Active 89 DOM
5. 2026-06-13
   days on market $149,990 Active 87 DOM
6. 2026-06-13
   days on market $149,990 Active 86 DOM
7. 2026-06-09
   days on market $149,990 Active 83 DOM
8. 2026-06-08
   days on market $149,990 Active 82 DOM
9. 2026-06-07
   days on market $149,990 Active 81 DOM
10. 2026-06-04
    days on market $149,990 Active 78 DOM
11. 2026-06-03
    days on market $149,990 Active 77 DOM
12. 2026-06-02
    days on market $149,990 Active 76 DOM
13. 2026-06-01
    days on market $149,990 Active 75 DOM
14. 2026-05-31
    days on market $149,990 Active 74 DOM
15. 2026-04-30
    price $149,990 419-char remark

    Show marketing remark (419 chars)

    Investment opportunity! 1341 W 6th St is a large, end of the row townhome in the Hilltop section of the city. Half a block from Tilton Park, two blocks from Padua, two blocks from Saint Francis Hospital. This property offers a large footprint and an ideal location in a great Wilmington neighborhood. Furnace, roof and water heater were all replaced recently. Property is in need of renovation. CASH OR HARD MONEY ONLY.

16. 2026-03-18
    listed $160,000 Active 419-char remark

    Show marketing remark (419 chars)

    Investment opportunity! 1341 W 6th St is a large, end of the row townhome in the Hilltop section of the city. Half a block from Tilton Park, two blocks from Padua, two blocks from Saint Francis Hospital. This property offers a large footprint and an ideal location in a great Wilmington neighborhood. Furnace, roof and water heater were all replaced recently. Property is in need of renovation. CASH OR HARD MONEY ONLY.

17. 2005-08-18
    soldstatus $55,000
18. 2005-08-17
    soldstatus $55,000 281-char remark

    Show marketing remark (281 chars)

    Investor Alert! Unheard of 4 BR 1 bath row home located in the City of Wilmington. A great fixer-upper for possible Section 8 tenant. New construction in the area. Minutes from Riverfront attractions, easy access to I-95. This proprty being sold for cash, "as is" only.

19. 2005-06-17
    listed $55,000 281-char remark

    Show marketing remark (281 chars)

    Investor Alert! Unheard of 4 BR 1 bath row home located in the City of Wilmington. A great fixer-upper for possible Section 8 tenant. New construction in the area. Minutes from Riverfront attractions, easy access to I-95. This proprty being sold for cash, "as is" only.

ⓘ 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: $755 · $63/mo
• Projected year-2 tax: $813 · $68/mo
• Expected delta: +$57/yr (+$5/mo · 7.6%)

ⓘ 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 7/10 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: $23,693
• − Mortgage interest: −$8,402
• − Property taxes: −$755
• − Insurance: −$750
• − Repairs & maintenance: −$1,895
• − Management: −$1,895
• − Depreciation: −$4,363
• Taxable income: $5,632
• Est. tax owed @ 24.0%: −$1,352
• After-tax cash flow: $6,422/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): 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

+172.7% since first listed

5 events — show timeline

• 2026-04-30 Price Changed $149,990 BRIGHT MLS
• 2026-03-18 Listed $160,000 BRIGHT MLS
• 2005-08-18 Sold (Public Records) $55,000 Public Records
• 2005-08-17 Sold (MLS) $55,000 BRIGHT MLS
• 2005-06-17 Listed $55,000 BRIGHT MLS

Property tax history

+3.7%/yr

Latest (2024): $755 · +15.1% YoY. Source: county tax records.