1211 Donna Marie Way · Bear, DE 19701

$75,000

3 bd · 2.0 ba · 1,100 sqft · Other · 3 Days on market

Built 1990 $68/sqft · 22% above area Est $62k · 22% over ↓ 12% since listing

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 3-bedroom, 2-bath home located in Waterford Mobile Home Park. This property has been fully remodeled inside and out and is truly move-in ready. Features include a spacious open-concept layout, updated kitchen with abundant cabinetry, renovated bathrooms, new flooring throughout, fresh interior finishes, and central A/C for year-round comfort. Enjoy outdoor living with a large front deck, private driveway, and storage shed. Conveniently located just minutes from shopping, dining, and everyday amenities, with quick 2-minute access to Route 95; ideal for commuters. A great opportunity for affordable homeownership in a well-maintained community. :: Hermosa casa de 3 habitac

Key facts

• Renovated bathrooms
• Private driveway
• New flooring

Tags

• UPDATED KITCHEN
• RENOVATED BATHROOMS
• NEW FLOORING
• CENTRAL A/C
• LARGE FRONT DECK
• PRIVATE DRIVEWAY

Property features AI

Finance

• Other: Not in a federal flood zone; Outside city limits; Directions: From US-40 (Pulaski Hwy), turn onto Donna Marie Way. Follow road into Waterford Mobile Home Park to 1211 Donna Marie Way.
• Financial info: Annual ground rent noted
• HOA & community: Ground rent of $1,090 paid monthly; Property manager present

Exterior

• Parking: 2 total garage/parking spaces; Driveway with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Manufactured property; Modular/Manufactured construction; Shingle roof; Ground rent ownership
• Construction: Manufactured structure; Shingle roof; Above-grade finished area (estimated)
• Exterior features: Paved, private parking

Interior

• Bedrooms: 3 bedrooms on the main level
• Flooring: Laminate plank
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Propane hot water
• Interior features: Laminate plank flooring; No basement; Estimated living area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath other listed at $75k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $75k).
• Cap rate 32.0% 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: Oberle (William) Elementary School (math 7% / reading 20%, grade F, #95 of 105 statewide, top 90%, 543 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.
• Zoned-school proficiency averages 15% at this address vs 28% district-wide (-13 pts) — the specific schools serving this property underperform the Christina School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+9.0%/yr); 112 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); high-income renter base; 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 $519 of loan paydown is wiped out by about $2k 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 + 8.0% rent growth), your $21k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts; this cycle's ask has dropped $10k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $75,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 3.49% ✓
• Cap rate: 32.04%
• Cash-on-cash: 91.94%
• DSCR: 5.09
• GRM: 2.4

CMA / ARV

• ARV (median comp): $61,709
• List price: $75,000
• Delta: 35.31%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 98.1%
• Equity multiple: 5.96×
• Total profit: $104,142
• Equity at exit: $11,183

10-year hold

• IRR: —
• Equity multiple: 14.60×
• Total profit: $285,548
• Equity at exit: $6,485

Cash invested: $21,000 (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 19701

• Rents YoY: 9.0%
• Active inventory: 112
• Price-to-rent: 2.4×

Monthly cashflow live

• Estimated rent: $2,615 high
• Mortgage (P&I): −$393
• Tax from tax record: −$33 /mo · $392/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$549
• Net cashflow: $1,609

Break-even live

Break-even rent $579

Max offer price $75,000

Occupancy floor 33%

Sensitivity live

Price	-10% $1,651	-5% $1,630	+0% $1,609	+5% $1,588	+10% $1,566
Rent	-10% $1,402	-5% $1,506	+0% $1,609	+5% $1,712	+10% $1,816
Rate	-1.0pp $1,647	-0.5pp $1,628	base $1,609	+0.5pp $1,589	+1.0pp $1,570

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Kennedy Cir Bear, DE	2.0–3.0	2.0–3.0	1702	$3,315	$1.95	0d	34	0.41mi
885 Salem Church Rd Newark, DE	1.0–2.0	1.0–2.0	850	$1,795	$2.11	0d	1	0.49mi
10 McFarland Dr Newark, DE	1.0–2.0	1.0–2.0	955	$2,125	$2.22	0d	3	0.79mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	0d	195	0.80mi
2102 Ashkirk Dr Newark, DE	1.0–2.0	1.0–2.0	880	$1,795	$2.04	0d	6	1.00mi
138 Creekside Ct Newark, DE	2.0	2.5	1225	$2,200	$1.80	45d	1	1.30mi
182 Darling St Newark, DE	3.0	2.5	1345	$2,450	$1.82	45d	1	1.40mi
2139 Valence Pl Newark, DE	2.0–3.0	2.0	1183	$2,505	$2.12	17d	6	1.41mi

Listing history 8 events

1. 2026-06-21
   pricedays on market $75,000 Active 3 DOM
2. 2026-06-18
   pricedays on marketlisting id $85,000 Active 1 DOM
3. 2026-06-01
   days on market $79,900 Active 132 DOM
4. 2026-05-31
   days on market $79,900 Active 131 DOM
5. 2026-05-08
   price $83,500 1473-char remark
6. 2026-04-02
   status Active 1473-char remark
7. 2026-03-30
   status Pending 1473-char remark
8. 2026-01-17
   listed $85,000 Active 1473-char remark

ⓘ 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: $392 · $33/mo
• Projected year-2 tax: $413 · $34/mo
• Expected delta: +$22/yr (+$2/mo · 5.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $31,384
• − Mortgage interest: −$4,201
• − Property taxes: −$392
• − Insurance: −$375
• − Repairs & maintenance: −$2,511
• − Management: −$2,511
• − Depreciation: −$2,182
• Taxable income: $19,213
• Est. tax owed @ 24.0%: −$4,611
• After-tax cash flow: $14,696/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): 42,984
• Household income: $111,198
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 619.0

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 0.67)
• Race & ethnicity: White 50% Black 26% Hispanic / Latino 11% Asian 10% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 78% English-only · Spanish 8% Other Asian/Pacific 3% Other Indo-European 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: ▼ -159.00%
• Current HPI: 261.2988
• Rent YoY: ▲ 9.03%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

-11.8% since first listed

8 events — show timeline

• 2026-06-19 Price Changed $75,000 BRIGHT MLS
• 2026-06-18 Listed $85,000 BRIGHT MLS
• 2026-06-01 Listing Removed — BRIGHT MLS
• 2026-05-28 Price Changed $79,900 BRIGHT MLS
• 2026-05-08 Price Changed $83,500 BRIGHT MLS
• 2026-04-02 Relisted — BRIGHT MLS
• 2026-03-30 Pending — BRIGHT MLS
• 2026-01-17 Listed $85,000 BRIGHT MLS

Property tax history

-6.6%/yr

Latest (2024): $392 · +2.8% YoY. Source: county tax records.