Nassau Cove Plan · Bridgeville, DE 19933

$269,990

3 bd · 2.5 ba · 1,629 sqft · Townhouse · 239 Days on market

Good condition

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Why this score? — see what drove the F 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 +7.5/15.0
• Cash flow +6.6/30.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.7/10.0
• DSCR +0.8/10.0

Listing remarks MLS

Experience the ease of main-level living with a first-floor owner's suite in the Nassau Cove Interior Home at Heritage Shores Villas 55+ - designed for comfort, simplicity, and an active lifestyle. This interior townhome features a smart, efficient layout where the kitchen, dining area, and great room connect seamlessly, crafting a cozy-yet-open space for everyday living. The first-floor owner's suite is thoughtfully positioned for privacy and convenience, offering a walk-in closet and end suite bath so you can enjoy peaceful morning and restful evenings without needing to climb stairs. Upstairs, additional bedrooms and a full bath provide the perfect setup for hosting overnight guests, pursuing hobbies, or creating a quiet office or bonus space. With thoughtful storage options throughout and a one-car garage, the Nassau Cove Interior Home balances functionality with low-maintenance design. Heritage Shores Villas 55+ allows you to enjoy a lock-and-leave lifestyle with lawn care and exterior maintenance included, plus access to an amenity-rich community designed exclusively for active adults. From social opportunities to everyday conveniences, everything here supports a lifestyle centered on relaxation and connection. The Nassau Cove Interior Home is ideal for those seeking low-maintenance, purposeful design, and the comfort of an owner's suite on the main floor - without sacrificing space or style.

Key facts

• Inviting great room
• Large center island
• Formal dining space

Tags

• GORGEOUS GOURMET KITCHEN
• LARGE CENTER ISLAND
• INVITING GREAT ROOM
• FORMAL DINING SPACE
• OPTIONAL OUTDOOR PATIO
• LUXURY OWNER'S SUITE

🏗️ New construction. The $269,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $369,998.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-612 ($-7k/yr) — negative.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (8.8% below list).
• Recommended offer: $238k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 64/100 on livability (#48 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A, crime B; Watch: schools F, amenities F, commute F.
• Woodbridge School District (rural): math 17% / reading 34% proficiency, ranked #21 of 26 in DE (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $4k appreciation (1.1% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 239 days — a 12% lower offer ($238k) is reasonable based on typical stale-listing flexibility.

Recommended offer $237,591 (12.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 239 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
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 F-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. 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?
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: 0.67% ✗
• Cap rate: 4.31%
• Cash-on-cash: -7.09%
• DSCR: 0.68
• GRM: 12.5

CMA / ARV

• ARV (median comp): $369,998
• List price: $269,990
• Delta: -27.03%
• 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
399 Heritage Shores Cir	0.08mi	2/2.0 (-1)	1,500 (-8%)	11mo	$380,000	$253	67
391 Heritage Shores Cir	0.06mi	2/2.0 (-1)	1,500 (-8%)	16mo	$339,590	$226	64
42 Whistling Duck Dr	0.49mi	2/2.0 (-1)	1,683 (+3%)	1mo	$320,000	$190	64
387 Heritage Shores Cir	0.05mi	2/2.0 (-1)	1,449 (-11%)	11mo	$349,990	$242	63
301 Waterside Sq	0.03mi	2/2.0 (-1)	1,500 (-8%)	22mo	$330,690	$220	60
34 White Pelican Ct	0.61mi	2/2.0 (-1)	1,645 (+1%)	6mo	$305,000	$185	57
303 Waterside Sq	0.04mi	2/2.0 (-1)	1,449 (-11%)	20mo	$364,200	$251	57
30 White Pelican Ct	0.61mi	2/2.0 (-1)	1,605 (-2%)	11mo	$285,000	$178	53
98 Whistling Duck Dr	0.70mi	2/2.0 (-1)	1,602 (-2%)	8mo	$330,000	$206	51
64 Whistling Duck Dr	0.57mi	2/2.0 (-1)	1,658 (+2%)	17mo	$295,000	$178	50
66 Whistling Duck Dr	0.58mi	2/2.0 (-1)	1,464 (-10%)	10mo	$345,000	$236	40
36 Whistling Duck Dr	0.48mi	2/2.0 (-1)	1,870 (+15%)	20mo	$335,000	$179	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.6%
• Equity multiple: 0.72×
• Total profit: $-29,450
• Equity at exit: $129,045

10-year hold

• IRR: -0.2%
• Equity multiple: 0.97×
• Total profit: $-3,019
• Equity at exit: $173,623

Cash invested: $103,599 (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 19933

• Home prices YoY: 0.4%
• Active inventory: 108
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,462 medium
• Mortgage (P&I): −$1,940
• Tax est. 1.5%: −$462 /mo · $5,550/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-612

Break-even live

Break-even rent $3,237

Max offer price $281,445

Occupancy floor —

Sensitivity live

Price	-10% $-356	-5% $-484	+0% $-612	+5% $-740	+10% $-868
Rent	-10% $-806	-5% $-709	+0% $-612	+5% $-515	+10% $-417
Rate	-1.0pp $-426	-0.5pp $-518	base $-612	+0.5pp $-708	+1.0pp $-805

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: $92,499
• Closing costs: $11,100
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
377 Waterside Sq Bridgeville, DE	3.0	2.5	1253	$2,500	$2.00	44d	1	0.05mi
501 Branch Run Rd Bridgeville, DE	2.0–3.0	2.5–3.5	1635	$2,595	$1.59	14d	12	0.58mi
23613 Linkside Dr Bridgeville, DE	3.0	2.0	1650	$2,000	$1.21	44d	1	0.88mi

Listing history 21 events

1. 2026-06-21
   days on market $269,990 Active 239 DOM
2. 2026-06-18
   days on market $269,990 Active 237 DOM
3. 2026-06-17
   days on market $269,990 Active 236 DOM
4. 2026-06-16
   days on market $269,990 Active 235 DOM
5. 2026-06-15
   days on market $269,990 Active 234 DOM
6. 2026-06-13
   days on market $269,990 Active 232 DOM
7. 2026-06-12
   days on market $269,990 Active 231 DOM
8. 2026-06-09
   days on market $269,990 Active 228 DOM
9. 2026-06-08
   days on market $269,990 Active 227 DOM
10. 2026-06-07
    pricedays on market $269,990 Active 226 DOM
11. 2026-06-07
    days on market $294,990 Active 225 DOM
12. 2026-06-04
    days on market $294,990 Active 222 DOM
13. 2026-06-02
    days on market $294,990 Active 221 DOM
14. 2026-06-01
    days on market $294,990 Active 220 DOM
15. 2026-05-31
    days on market $294,990 Active 219 DOM
16. 2026-05-31
    days on market $294,990 Active 218 DOM
17. 2026-05-19
    price $264,990 1421-char remark

    Show marketing remark (1421 chars)

    Experience the ease of main-level living with a first-floor owner's suite in the Nassau Cove Interior Home at Heritage Shores Villas 55+ - designed for comfort, simplicity, and an active lifestyle. This interior townhome features a smart, efficient layout where the kitchen, dining area, and great room connect seamlessly, crafting a cozy-yet-open space for everyday living. The first-floor owner's suite is thoughtfully positioned for privacy and convenience, offering a walk-in closet and end suite bath so you can enjoy peaceful morning and restful evenings without needing to climb stairs. Upstairs, additional bedrooms and a full bath provide the perfect setup for hosting overnight guests, pursuing hobbies, or creating a quiet office or bonus space. With thoughtful storage options throughout and a one-car garage, the Nassau Cove Interior Home balances functionality with low-maintenance design. Heritage Shores Villas 55+ allows you to enjoy a lock-and-leave lifestyle with lawn care and exterior maintenance included, plus access to an amenity-rich community designed exclusively for active adults. From social opportunities to everyday conveniences, everything here supports a lifestyle centered on relaxation and connection. The Nassau Cove Interior Home is ideal for those seeking low-maintenance, purposeful design, and the comfort of an owner's suite on the main floor - without sacrificing space or style.

18. 2026-05-14
    price $259,990 1421-char remark

    Show marketing remark (1421 chars)

    Experience the ease of main-level living with a first-floor owner's suite in the Nassau Cove Interior Home at Heritage Shores Villas 55+ - designed for comfort, simplicity, and an active lifestyle. This interior townhome features a smart, efficient layout where the kitchen, dining area, and great room connect seamlessly, crafting a cozy-yet-open space for everyday living. The first-floor owner's suite is thoughtfully positioned for privacy and convenience, offering a walk-in closet and end suite bath so you can enjoy peaceful morning and restful evenings without needing to climb stairs. Upstairs, additional bedrooms and a full bath provide the perfect setup for hosting overnight guests, pursuing hobbies, or creating a quiet office or bonus space. With thoughtful storage options throughout and a one-car garage, the Nassau Cove Interior Home balances functionality with low-maintenance design. Heritage Shores Villas 55+ allows you to enjoy a lock-and-leave lifestyle with lawn care and exterior maintenance included, plus access to an amenity-rich community designed exclusively for active adults. From social opportunities to everyday conveniences, everything here supports a lifestyle centered on relaxation and connection. The Nassau Cove Interior Home is ideal for those seeking low-maintenance, purposeful design, and the comfort of an owner's suite on the main floor - without sacrificing space or style.

19. 2026-04-21
    price $249,990 1421-char remark

    Show marketing remark (1421 chars)

    Experience the ease of main-level living with a first-floor owner's suite in the Nassau Cove Interior Home at Heritage Shores Villas 55+ - designed for comfort, simplicity, and an active lifestyle. This interior townhome features a smart, efficient layout where the kitchen, dining area, and great room connect seamlessly, crafting a cozy-yet-open space for everyday living. The first-floor owner's suite is thoughtfully positioned for privacy and convenience, offering a walk-in closet and end suite bath so you can enjoy peaceful morning and restful evenings without needing to climb stairs. Upstairs, additional bedrooms and a full bath provide the perfect setup for hosting overnight guests, pursuing hobbies, or creating a quiet office or bonus space. With thoughtful storage options throughout and a one-car garage, the Nassau Cove Interior Home balances functionality with low-maintenance design. Heritage Shores Villas 55+ allows you to enjoy a lock-and-leave lifestyle with lawn care and exterior maintenance included, plus access to an amenity-rich community designed exclusively for active adults. From social opportunities to everyday conveniences, everything here supports a lifestyle centered on relaxation and connection. The Nassau Cove Interior Home is ideal for those seeking low-maintenance, purposeful design, and the comfort of an owner's suite on the main floor - without sacrificing space or style.

20. 2025-12-07
    price $259,990 1421-char remark

    Show marketing remark (1421 chars)

    Experience the ease of main-level living with a first-floor owner's suite in the Nassau Cove Interior Home at Heritage Shores Villas 55+ - designed for comfort, simplicity, and an active lifestyle. This interior townhome features a smart, efficient layout where the kitchen, dining area, and great room connect seamlessly, crafting a cozy-yet-open space for everyday living. The first-floor owner's suite is thoughtfully positioned for privacy and convenience, offering a walk-in closet and end suite bath so you can enjoy peaceful morning and restful evenings without needing to climb stairs. Upstairs, additional bedrooms and a full bath provide the perfect setup for hosting overnight guests, pursuing hobbies, or creating a quiet office or bonus space. With thoughtful storage options throughout and a one-car garage, the Nassau Cove Interior Home balances functionality with low-maintenance design. Heritage Shores Villas 55+ allows you to enjoy a lock-and-leave lifestyle with lawn care and exterior maintenance included, plus access to an amenity-rich community designed exclusively for active adults. From social opportunities to everyday conveniences, everything here supports a lifestyle centered on relaxation and connection. The Nassau Cove Interior Home is ideal for those seeking low-maintenance, purposeful design, and the comfort of an owner's suite on the main floor - without sacrificing space or style.

21. 2025-10-24
    listed $249,990 Active 1421-char remark

    Show marketing remark (1421 chars)

    Experience the ease of main-level living with a first-floor owner's suite in the Nassau Cove Interior Home at Heritage Shores Villas 55+ - designed for comfort, simplicity, and an active lifestyle. This interior townhome features a smart, efficient layout where the kitchen, dining area, and great room connect seamlessly, crafting a cozy-yet-open space for everyday living. The first-floor owner's suite is thoughtfully positioned for privacy and convenience, offering a walk-in closet and end suite bath so you can enjoy peaceful morning and restful evenings without needing to climb stairs. Upstairs, additional bedrooms and a full bath provide the perfect setup for hosting overnight guests, pursuing hobbies, or creating a quiet office or bonus space. With thoughtful storage options throughout and a one-car garage, the Nassau Cove Interior Home balances functionality with low-maintenance design. Heritage Shores Villas 55+ allows you to enjoy a lock-and-leave lifestyle with lawn care and exterior maintenance included, plus access to an amenity-rich community designed exclusively for active adults. From social opportunities to everyday conveniences, everything here supports a lifestyle centered on relaxation and connection. The Nassau Cove Interior Home is ideal for those seeking low-maintenance, purposeful design, and the comfort of an owner's suite on the main floor - without sacrificing space or style.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,544
• − Mortgage interest: −$20,726
• − Property taxes: −$5,550
• − Insurance: −$1,850
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$10,764
• Taxable loss: −$14,072
• Est. tax savings @ 24.0%: +$3,377
• After-tax cash flow: $-3,966/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This townhouse is in excellent condition with a modern kitchen, well-maintained interior, and a good curb appeal. It is move-in ready and would benefit from some exterior painting and landscaping improvements to further enhance its value.

Value-add opportunities

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and property value.
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters.
• Both Adding smart home features — Smart home features can increase the property's appeal and value, especially for tech-savvy buyers/renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior siding — Fresh paint can enhance the curb appeal and property value. ↑
• Both Landscaping improvements — Enhanced landscaping can improve curb appeal and attract more potential buyers/renters. ↑
• Both Adding smart home features — Smart home features can increase the property's appeal and value, especially for tech-savvy buyers/renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Woodbridge School District
• NCES district ID: 1001850
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $48,711
• Composite: 22.28/100
• National rank: #8137
• State rank: #21 of 26 in DE

Livability — Bridgeville

• Score: 64/100
• State rank: #48
• US rank: #13807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeville, DE
• City population: 11,409
• Population (ZIP): 11,409

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 22% Black 21% Two or more races 10%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 283.0199
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+6.0% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $264,990 Zillow
• 2026-05-14 Price Changed $259,990 Zillow
• 2026-04-21 Price Changed $249,990 Zillow
• 2025-12-07 Price Changed $259,990 Zillow
• 2025-10-24 Listed $249,990 Zillow