519 Concord Bridge Pl · Bear, DE 19702

$260,000

3 bd · 1.5 ba · 1,575 sqft · Townhouse public records

Built 1978 2,614 sqft lot Est $324k · 20% under $12/mo HOA · 1% of rent

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.5/30.0
• DSCR +4.4/10.0
• Livability +3.7/5.0
• 1% rule +3.3/10.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The property is being sold in "as is" condition. No warranties expressed or implied. Corporate Addendums Required. Some renovation will begin on or about June 22, 2003.

Key facts

• $12 HOA
• 2 parking spots
• Built 1978

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $260k.

Deal economics

• At list price, monthly cash flow is $59 ($702/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 $216k (16.8% below list).
• Recommended offer: $216k (16.8% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Leasure (May B.) Elementary School (math 17% / reading 32%, grade F, #67 of 105 statewide, top 65%, 335 students, 0% FRL); Kirk (George V.) Middle School (math 10% / reading 27%, grade F, #30 of 36 statewide, top 86%, 742 students, 0% FRL); Christiana High School (math 49% / reading 66%, grade C, #3 of 40 statewide, top 5%, 1,256 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; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 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 $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 32y 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 $94k; list at $260k implies a 177% 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 $216,275 (16.8% below list)

Questions for the listing agent

1. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.83% ✗
• Cap rate: 6.56%
• Cash-on-cash: 0.96%
• DSCR: 1.04
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $324,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
521 Concord Bridge Pl	0.00mi	3/1.5	1,575 (0%)	2mo	$269,900	$171	99
213 Bellwether Ct	0.23mi	3/2.0	1,550 (-2%)	2mo	$320,000	$206	83
1 Cymbal Ct	0.25mi	3/2.0	1,550 (-2%)	3mo	$328,000	$212	81
11 S Merriment Dr	0.23mi	2/2.5 (-1)	1,600 (+2%)	2mo	$295,000	$184	76
210 Bellwether Ct	0.23mi	3/2.5	1,400 (-11%)	2mo	$294,000	$210	65
2 S Saint George Ter	0.67mi	4/2.5 (+1)	1,550 (-2%)	3mo	$300,000	$194	55
628 Kendall Dr	0.49mi	2/2.5 (-1)	1,700 (+8%)	0mo	$350,000	$206	54
44 Denny Cir	0.42mi	3/1.5	1,800 (+14%)	2mo	$325,000	$181	54
458 Sweetman Dr	0.54mi	2/2.5 (-1)	1,675 (+6%)	1mo	$320,000	$191	54
33 Pepperwood Ln	0.64mi	3/1.5	1,730 (+10%)	1mo	$310,000	$179	53
221 Gladstone Way	0.49mi	2/2.0 (-1)	1,425 (-10%)	2mo	$319,000	$224	53
244 Gladstone Way	0.47mi	2/2.0 (-1)	1,400 (-11%)	2mo	$352,500	$252	51

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: -15.6%
• Equity multiple: 0.45×
• Total profit: $-40,211
• Equity at exit: $38,767

10-year hold

• IRR: -8.6%
• Equity multiple: 0.48×
• Total profit: $-37,509
• Equity at exit: $22,480

Cash invested: $72,800 (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: 10.0×

Monthly cashflow live

• Estimated rent: $2,163 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$166 /mo · $1,995/yr
• Insurance: −$108
• HOA: −$12
• Vacancy / Maint / Mgmt: −$454
• Net cashflow: $59

Break-even live

Break-even rent $2,089

Max offer price $260,000

Occupancy floor 92%

Sensitivity live

Price	-10% $206	-5% $132	+0% $59	+5% $-15	+10% $-89
Rent	-10% $-112	-5% $-27	+0% $59	+5% $144	+10% $229
Rate	-1.0pp $189	-0.5pp $125	base $59	+0.5pp $-9	+1.0pp $-77

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Sandburg Pl Newark, DE	3.0	2.0	1368	$1,889	$1.38	45d	1	0.14mi
104 Sandburg Pl Newark, DE	2.0	2.0	1080	$1,659	$1.54	14d	1	0.14mi
13 Farland Way Newark, DE	3.0	2.0	1175	$2,100	$1.79	26d	1	0.16mi
13 Farland Way Newark, DE	3.0	1.5	1175	$2,100	$1.79	7d	1	0.16mi
4 Arnold Pl Newark, DE	2.0	2.5	1225	$2,500	$2.04	45d	1	0.22mi
1 Iris Pl Newark, DE	3.0	2.0	1525	$2,400	$1.57	18d	1	0.27mi
35 Honeysuckle Dr Newark, DE	3.0	1.5	1250	$2,400	$1.92	19d	1	0.33mi
13 Honeysuckle Dr Newark, DE	3.0	2.0	1300	$2,300	$1.77	45d	1	0.35mi
9000 Rembrandt Cir Newark, DE	1.0–2.0	1.0–2.0	855	$1,772	$2.07	24d	1	0.44mi
525 Blackbird Dr Bear, DE	3.0	1.5	1150	$2,100	$1.83	45d	1	0.58mi
270 Brandywine Dr Bear, DE	1.0–2.0	1.0–2.0	1015	$2,295	$2.26	0d	1	0.74mi
157 Channing Dr Bear, DE	3.0	1.5	1075	$1,960	$1.82	7d	1	0.92mi
100 N Barrett Ln Newark, DE	2.0–3.0	2.5	1430	$2,550	$1.78	0d	2	1.19mi
182 Darling St Newark, DE	3.0	2.5	1345	$2,450	$1.82	45d	1	1.20mi

HOA detail

• Monthly dues: $12 · $144/yr

Listing history 10 events

1. 2026-04-01
   status Pending
2. 2026-03-11
   listed Active Under Contract
3. 2026-03-11
   listed $260,000
4. 2003-09-24
   soldstatus $94,000 178-char remark

   Show marketing remark (178 chars)

   The property is being sold in "as is" condition. No warranties expressed or implied. Corporate Addendums Required. Some renovation will begin on or about June 22, 2003.

5. 2003-07-12
   historical 178-char remark

   Show marketing remark (178 chars)

   The property is being sold in "as is" condition. No warranties expressed or implied. Corporate Addendums Required. Some renovation will begin on or about June 22, 2003.

6. 2003-06-16
   listed $94,000 178-char remark

   Show marketing remark (178 chars)

   The property is being sold in "as is" condition. No warranties expressed or implied. Corporate Addendums Required. Some renovation will begin on or about June 22, 2003.

7. 1995-04-07
   soldstatus $81,000
8. 1995-04-06
   soldstatus $81,000 140-char remark

   Show marketing remark (140 chars)

   Spacious Towhouse At A Great Price! New Neutral Plush Carpet And Freshly Painted, In Move-In Condition. Full Basement And A Screened Porch.

9. 1994-12-06
   listed $81,000 140-char remark

   Show marketing remark (140 chars)

   Spacious Towhouse At A Great Price! New Neutral Plush Carpet And Freshly Painted, In Move-In Condition. Full Basement And A Screened Porch.

10. 1985-09-01
    soldstatus $54,500

ⓘ 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: $1,995 · $166/mo
• Projected year-2 tax: $1,995 · $166/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 ≥102°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: $25,953
• − Mortgage interest: −$14,564
• − Property taxes: −$1,995
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,076
• − Management: −$2,076
• − HOA: −$144
• − Depreciation: −$7,564
• Taxable loss: −$3,766
• Est. tax savings @ 24.0%: +$904
• After-tax cash flow: $1,606/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

• 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

+377.1% since first listed

10 events — show timeline

• 2026-04-01 Pending — BRIGHT MLS
• 2026-03-11 Listed — BRIGHT MLS
• 2026-03-11 Listed $260,000 BRIGHT MLS
• 2003-09-24 Sold (MLS) $94,000 BRIGHT MLS
• 2003-07-12 Listing Removed — BRIGHT MLS
• 2003-06-16 Listed $94,000 BRIGHT MLS
• 1995-04-07 Sold (Public Records) $81,000 Public Records
• 1995-04-06 Sold (MLS) $81,000 BRIGHT MLS
• 1994-12-06 Listed $81,000 BRIGHT MLS
• 1985-09-01 Sold (Public Records) $54,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,995 · +2.7% YoY. Source: county tax records.