24 W 20th St · Wilmington, DE 19802

$165,900

3 bd · 1.0 ba · 850 sqft · Townhouse public records · 188 Days on market

Built 1886 1,307 sqft lot $195/sqft · 5% above area Est $210k · 21% 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 +25.0/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.3/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Brandywine Village Townhouse. Updated kitchen, enlarged bath with ceramic tile floor and huge closet. Open rear porch on elevated concrete pad overlooks fenced yard. Kitchen includes, dishwasher, gas stove and recessed lighting. Two large bedrooms, vinyl replacement windows, updated electrical service all adds to the value of this home ! This property features updated major ticket items such as HVAC system, 200 AMP panel, wiring throughout, plumbing throughout, insulation and drywall throughout, and an updated newer flat roof. Pergo flooring, carpets, and paint throughout! The location makes this the perfect buy being just 2 blocks from Brandywine creek and walking distance to Brandywine zoo. Inside, the home features a practical layout, with ample space for comfortable living. Location is everything and this home is conveniently located close to downtown Wilmington, Market Street, popular breweries and restaurants, Rt 202, I-95, nightlife, shopping and more. If you are looking for a ton of space and the ability to entertain for any occasion, then this is the home for you! First Time Buyer ? Time to own, rather than rent ! Let's Talk !

Key facts

• Enlarged bath
• Open rear porch
• Fenced yard

Tags

• UPDATED KITCHEN
• ENLARGED BATH
• CERAMIC TILE FLOOR
• HUGE CLOSET
• OPEN REAR PORCH
• FENCED YARD

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $166k.

Deal economics

• At list price, monthly cash flow is $362 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $166k).
• Recommended offer: $146k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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 (+5.7%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 23d 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 38% 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 $46k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 188 days — a 12% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y 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 $19k; list at $166k implies a 773% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1886 — 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 $145,992 (12.0% below list)

Questions for the listing agent

1. It's been on market 188 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 1886 — 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: 1.03% ✓
• Cap rate: 8.91%
• Cash-on-cash: 9.35%
• DSCR: 1.42
• GRM: 8.1

CMA / ARV

• ARV (median comp): $210,232
• List price: $165,900
• Delta: -21.09%
• 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
321 E 9th St	0.65mi	2/1.0 (-1)	850 (0%)	4mo	$58,000	$68	61
910 N Spruce St	0.74mi	2/1.0 (-1)	850 (0%)	4mo	$107,500	$126	58
827 E 17th St	0.55mi	2/1.0 (-1)	925 (+9%)	1mo	$75,000	$81	54
2701 Jessup St	0.49mi	2/1.0 (-1)	900 (+6%)	12mo	$78,000	$87	52
1001 N Church St	0.73mi	2/1.0 (-1)	894 (+5%)	1mo	$148,000	$166	52
202 E Thirteenth St	0.38mi	2/1.0 (-1)	975 (+15%)	9mo	$165,000	$169	46
908 N Spruce St	0.74mi	2/1.0 (-1)	850 (0%)	19mo	$82,000	$96	44
735 E 10th St	0.73mi	3/1.0	950 (+12%)	5mo	$101,000	$106	42
1010 N Pine St	0.64mi	3/1.0	950 (+12%)	12mo	$155,000	$163	40
1026 N Pine St	0.62mi	3/1.5	975 (+15%)	12mo	$219,000	$225	34
1025-UNIT N Madison St #103	0.64mi	2/2.0 (-1)	950 (+12%)	11mo	$80,000	$84	33
1602 Thatcher St	0.68mi	2/1.0 (-1)	975 (+15%)	18mo	$60,000	$62	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 · 5.72% rent growth · sell at horizon

5-year hold

• IRR: 0.5%
• Equity multiple: 1.02×
• Total profit: $912
• Equity at exit: $24,736

10-year hold

• IRR: 12.5%
• Equity multiple: 2.10×
• Total profit: $51,059
• Equity at exit: $14,344

Cash invested: $46,452 (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: 119
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,710 high
• Mortgage (P&I): −$870
• Tax from tax record: −$50 /mo · $599/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$359
• Net cashflow: $362

Break-even live

Break-even rent $1,252

Max offer price $165,900

Occupancy floor 74%

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: $41,475
• Closing costs: $4,977
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6 W 20th St Wilmington, DE	2.0	1.0	650	$1,395	$2.15	44d	1	0.07mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	44d	1	0.24mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,500	$1.36	13d	1	0.24mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,700	$1.55	10d	1	0.24mi
312 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	700	$1,295	$1.85	24d	1	0.25mi
604 W 20th St Unit 2 Wilmington, DE	2.0	1.0	900	$1,195	$1.33	24d	1	0.34mi
608 W 20th St Wilmington, DE	2.0	1.0	800	$1,400	$1.75	44d	1	0.35mi
103 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	44d	1	0.37mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	1d	62	0.54mi
518 E 12th St Wilmington, DE	2.0	1.0	875	$1,425	$1.63	20d	1	0.56mi
400 W 29th St Wilmington, DE	3.0	1.5	1125	$1,950	$1.73	44d	1	0.57mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	13d	1	0.59mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	44d	5	0.61mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	1d	1	0.64mi
228 W 9th St Unit 201 Wilmington, DE	2.0	2.0	1031	$1,695	$1.64	44d	1	0.66mi
613 W 10th St Wilmington, DE	2.0	1.0	1100	$1,745	$1.59	44d	1	0.67mi
116 W 9th St Wilmington, DE	1.0–2.0	1.0–2.0	813	$2,250	$2.77	2d	16	0.67mi
15 W Girard St Unit 105 Wilmington, DE	2.0	1.0	740	$1,645	$2.22	5d	1	0.67mi
839 N Tatnall St Unit 303 Wilmington, DE	2.0	2.0	876	$1,475	$1.68	5d	1	0.68mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	3d	117	0.70mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	19d	1	0.72mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	1d	1	0.73mi
1301 N Harrison St Wilmington, DE	1.0–2.0	1.0	1050	$1,850	$1.76	5d	1	0.74mi
703 Orange St Wilmington, DE	1.0–2.0	1.0	800	$1,475	$1.84	44d	1	0.79mi
2601 N Heald St Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	1d	1	0.79mi
1212 Delaware Ave Wilmington, DE	2.0	1.0–2.0	700	$2,495	$3.56	44d	4	0.81mi
1212 Delaware Ave Wilmington, DE	2.0	1.0–2.0	925	$2,695	$2.91	13d	4	0.81mi
835 N Spruce St Wilmington, DE	3.0	1.0	775	$1,700	$2.19	1d	1	0.82mi
1610 N Broom St Unit 2 Wilmington, DE	2.0	1.0	1000	$2,150	$2.15	44d	1	0.82mi
711 Windsor St Wilmington, DE	2.0	1.0	980	$1,460	$1.49	44d	1	0.83mi
709 Windsor St Unit 3 Wilmington, DE	2.0	1.0	980	$1,500	$1.53	44d	1	0.84mi
617 W 6th St Unit 617 B Wilmington, DE	3.0	1.0	1000	$1,600	$1.60	5d	1	0.91mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	44d	1	0.93mi
1000 W 8th St Unit 3 Wilmington, DE	2.0	1.0	1050	$1,695	$1.61	24d	1	0.94mi
225 W 4th St Unit 2 Wilmington, DE	2.0	1.0	1000	$1,599	$1.60	44d	1	0.95mi
1504 Delaware Ave Wilmington, DE	2.0	1.0	1100	$1,590	$1.45	17d	1	0.98mi
1504 Delaware Ave Wilmington, DE	2.0	1.0	1100	$1,749	$1.59	22d	1	0.98mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	13d	1	0.99mi
3408 Miller Rd Wilmington, DE	1.0–2.0	1.0–2.0	889	$1,775	$2.00	5d	6	1.01mi
802 N Broom St Apt 2 Wilmington, DE	2.0	21.0	800	$1,695	$2.12	22d	1	1.11mi

Listing history 30 events

1. 2026-06-18
   days on market $165,900 Active 188 DOM
2. 2026-06-17
   days on market $165,900 Active 187 DOM
3. 2026-06-16
   days on market $165,900 Active 186 DOM
4. 2026-06-15
   days on market $165,900 Active 185 DOM
5. 2026-06-13
   days on market $165,900 Active 183 DOM
6. 2026-06-13
   days on market $165,900 Active 182 DOM
7. 2026-06-09
   days on market $165,900 Active 179 DOM
8. 2026-06-08
   days on market $165,900 Active 178 DOM
9. 2026-06-07
   days on market $165,900 Active 177 DOM
10. 2026-06-04
    days on market $165,900 Active 174 DOM
11. 2026-06-03
    days on market $165,900 Active 173 DOM
12. 2026-06-02
    days on market $165,900 Active 172 DOM
13. 2026-06-01
    days on market $165,900 Active 171 DOM
14. 2026-05-31
    days on market $165,900 Active 170 DOM
15. 2026-04-24
    price $165,900 1156-char remark

    Show marketing remark (1156 chars)

    Brandywine Village Townhouse. Updated kitchen, enlarged bath with ceramic tile floor and huge closet. Open rear porch on elevated concrete pad overlooks fenced yard. Kitchen includes, dishwasher, gas stove and recessed lighting. Two large bedrooms, vinyl replacement windows, updated electrical service all adds to the value of this home ! This property features updated major ticket items such as HVAC system, 200 AMP panel, wiring throughout, plumbing throughout, insulation and drywall throughout, and an updated newer flat roof. Pergo flooring, carpets, and paint throughout! The location makes this the perfect buy being just 2 blocks from Brandywine creek and walking distance to Brandywine zoo. Inside, the home features a practical layout, with ample space for comfortable living. Location is everything and this home is conveniently located close to downtown Wilmington, Market Street, popular breweries and restaurants, Rt 202, I-95, nightlife, shopping and more. If you are looking for a ton of space and the ability to entertain for any occasion, then this is the home for you! First Time Buyer ? Time to own, rather than rent ! Let's Talk !

16. 2026-02-20
    price $166,900 1156-char remark

    Show marketing remark (1156 chars)

    Brandywine Village Townhouse. Updated kitchen, enlarged bath with ceramic tile floor and huge closet. Open rear porch on elevated concrete pad overlooks fenced yard. Kitchen includes, dishwasher, gas stove and recessed lighting. Two large bedrooms, vinyl replacement windows, updated electrical service all adds to the value of this home ! This property features updated major ticket items such as HVAC system, 200 AMP panel, wiring throughout, plumbing throughout, insulation and drywall throughout, and an updated newer flat roof. Pergo flooring, carpets, and paint throughout! The location makes this the perfect buy being just 2 blocks from Brandywine creek and walking distance to Brandywine zoo. Inside, the home features a practical layout, with ample space for comfortable living. Location is everything and this home is conveniently located close to downtown Wilmington, Market Street, popular breweries and restaurants, Rt 202, I-95, nightlife, shopping and more. If you are looking for a ton of space and the ability to entertain for any occasion, then this is the home for you! First Time Buyer ? Time to own, rather than rent ! Let's Talk !

17. 2025-12-12
    listed $167,000 Active 1156-char remark

    Show marketing remark (1156 chars)

    Brandywine Village Townhouse. Updated kitchen, enlarged bath with ceramic tile floor and huge closet. Open rear porch on elevated concrete pad overlooks fenced yard. Kitchen includes, dishwasher, gas stove and recessed lighting. Two large bedrooms, vinyl replacement windows, updated electrical service all adds to the value of this home ! This property features updated major ticket items such as HVAC system, 200 AMP panel, wiring throughout, plumbing throughout, insulation and drywall throughout, and an updated newer flat roof. Pergo flooring, carpets, and paint throughout! The location makes this the perfect buy being just 2 blocks from Brandywine creek and walking distance to Brandywine zoo. Inside, the home features a practical layout, with ample space for comfortable living. Location is everything and this home is conveniently located close to downtown Wilmington, Market Street, popular breweries and restaurants, Rt 202, I-95, nightlife, shopping and more. If you are looking for a ton of space and the ability to entertain for any occasion, then this is the home for you! First Time Buyer ? Time to own, rather than rent ! Let's Talk !

18. 2021-01-25
    historical
19. 2021-01-24
    listed $135,900 Active
20. 2015-09-03
    historical
21. 2015-09-01
    soldstatus $19,000 Sold
22. 2015-09-01
    soldstatus $19,000
23. 2015-07-31
    status Under Contract
24. 2015-07-30
    historical
25. 2015-07-18
    listed $14,500 Active
26. 2015-07-17
    listed $14,500
27. 2005-06-07
    soldstatus $101,000
28. 2005-06-06
    soldstatus $101,000
29. 2005-04-01
    listed $101,000
30. 1984-06-01
    soldstatus $27,000

ⓘ 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: $599 · $50/mo
• Projected year-2 tax: $781 · $65/mo
• Expected delta: +$182/yr (+$15/mo · 30.3%)

ⓘ 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: $20,523
• − Mortgage interest: −$9,293
• − Property taxes: −$599
• − Insurance: −$830
• − Repairs & maintenance: −$1,642
• − Management: −$1,642
• − Depreciation: −$4,826
• Taxable income: $1,691
• Est. tax owed @ 24.0%: −$406
• After-tax cash flow: $3,939/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

+514.4% since first listed

16 events — show timeline

• 2026-04-24 Price Changed $165,900 BRIGHT MLS
• 2026-02-20 Price Changed $166,900 BRIGHT MLS
• 2025-12-12 Listed $167,000 BRIGHT MLS
• 2021-01-25 Listing Removed — BRIGHT MLS
• 2021-01-24 Listed $135,900 BRIGHT MLS
• 2015-09-03 Delisted — TREND
• 2015-09-01 Sold (MLS) $19,000 BRIGHT MLS
• 2015-09-01 Sold (MLS) $19,000 TREND
• 2015-07-31 Pending — TREND
• 2015-07-30 Listing Removed — BRIGHT MLS
• 2015-07-18 Listed $14,500 TREND
• 2015-07-17 Listed $14,500 BRIGHT MLS
• 2005-06-07 Sold (Public Records) $101,000 Public Records
• 2005-06-06 Sold (MLS) $101,000 BRIGHT MLS
• 2005-04-01 Listed $101,000 BRIGHT MLS
• 1984-06-01 Sold (Public Records) $27,000 Public Records

Property tax history

+3.7%/yr

Latest (2024): $599 · +15.1% YoY. Source: county tax records.