612 W 8th St · Laurel, DE 19956

$275,000

3 bd · 2.0 ba · 1,150 sqft · SingleFamily · 31 Days on market

Built 2006 7,405 sqft lot Est $251k · 10% over

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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).

• Appreciation +10.0/10.0
• Cash flow +8.1/30.0
• Livability +3.2/5.0
• ARV discount +3.1/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.1/10.0
• Schools +1.8/10.0
• 1% rule +1.2/10.0

Listing remarks MLS

Welcome home to where the convenience of single level living in this beautiful rancher is paired with a quiet and friendly neighborhood in Laurel, Delaware. The open concept floorplan features a tasteful farmhouse style with recent upgrades. A lovely living room welcomes you in to gather with family and friends and flows seamlessly into the open kitchen. Luxury vinyl plank flooring, ample counter space, dining area, new pendant fixture, and recently upgraded stainless steel appliances complete this beautiful kitchen. Spacious primary bedroom is accompanied by an en-suite full bath. Two additional bedrooms and a large hallway full bath are also present and make it easy to host guests or convert into your personal home office. An expansive rear yard is enveloped by a wood privacy fence and contains space for many yard activities like creating a personal garden or evening campfires in the firepit. Other upgrades include a new rear step down deck, updated front handrail, shutters, new storm door, and landscaping. Enjoy this opportunity to live in a peaceful neighborhood located only a short drive from the amenities, shopping, and restaurants of Laurel!

Key facts

• 7,405 sq ft lot
• Built 2006
• Listed 31 days

Property features AI

Exterior

• Parking: Concrete driveway; Driveway parking
• Security: Storm doors and screens on windows
• Utilities: Public water; Public sewer
• Home design: Detached single-family home; Built with vinyl siding; Shingle roof; No below-grade finished area reported; Fee simple ownership
• Construction: Built (year source: assessor); Foundation: block, crawl space, and slab
• Exterior features: Deck(s) and porch(es); Shed (outbuilding); Secure storage; Sidewalks; Fully privacy wood fencing; Cleared lot with landscaping; Rear yard; Located on a cul-de-sac

Interior

• Kitchen: Built-in microwave; Microwave; Oven — single, self-cleaning; Electric range; Dishwasher; Refrigerator; Freezer; Icemaker; Stainless steel appliances; Eat-in / table space
• Bedrooms: Three bedrooms on the main level; Entry-level bedroom
• Flooring: Carpet; Luxury vinyl plank
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: Central heat; Heat pump(s); Central air conditioning; Ceiling fans; Electric heating and cooling systems; 200+ amp service with circuit breakers
• Interior features: Open floor plan; Breakfast area / eat-in kitchen with table space; Dining area; Family room off kitchen; Ceiling fans; Master bath; Drywall walls and ceilings; Insulated, six-panel, sliding glass and storm doors
• Laundry & utility: Washer and dryer (dryer is electric); Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $-268 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $228k (17.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (38.4% below list).
• Recommended offer: $170k (38.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.9% in Laurel — 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 63/100 on livability (#57 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D+, crime F, amenities F.
• Laurel School District (suburban): math 15% / reading 27% proficiency, ranked #25 of 26 in DE (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Laurel Senior High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 747 students, 0% FRL) — zoned schools average 0% FRL vs 58% district-wide (58 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k of equity ($2k loan paydown + $28k appreciation (10.0% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 31 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 7y 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 $220k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $169,500 (38.4% 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 31 days. Have you received any prior offers? Is the seller open to a 38% concession, seller financing, or rate buy-down credit?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.62% ✗
• Cap rate: 5.12%
• Cash-on-cash: -4.18%
• DSCR: 0.81
• GRM: 13.5

CMA / ARV

• ARV (on-the-fly): $250,700
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1154 W 6th St	0.23mi	3/2.0	1,117 (-3%)	2mo	$256,540	$230	83
402-W 7th St	0.24mi	3/2.0	1,140 (-1%)	14mo	$235,000	$206	76
541 W 7th St	0.12mi	3/2.0	1,120 (-3%)	21mo	$255,000	$228	72
114 Howard St	0.38mi	3/2.0	1,190 (+4%)	22mo	$260,000	$218	59
31280 Little Creek Ln	0.64mi	3/2.0	1,248 (+8%)	15mo	$273,500	$219	44
202 West 7 Th St W	0.50mi	3/2.0	1,300 (+13%)	23mo	$175,000	$135	36
31272 Little Creek Ln	0.64mi	3/2.0	1,296 (+13%)	19mo	$265,000	$204	33

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

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.3%
• Equity multiple: 2.72×
• Total profit: $132,525
• Equity at exit: $247,742

10-year hold

• IRR: 19.2%
• Equity multiple: 6.24×
• Total profit: $403,400
• Equity at exit: $534,265

Cash invested: $77,000 (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 19956

• Home prices YoY: 10.5%
• Active inventory: 92
• Price-to-rent: 13.5×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$51 /mo · $608/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $-268

Break-even live

Break-even rent $2,035

Max offer price $227,592

Occupancy floor —

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 W 6th St Laurel, DE	3.0	2.0	1440	$1,695	$1.18	43d	1	0.30mi

Listing history 30 events

1. 2026-06-18
   days on market $275,000 Active 31 DOM
2. 2026-06-17
   days on market $275,000 Active 30 DOM
3. 2026-06-16
   days on market $275,000 Active 29 DOM
4. 2026-06-15
   days on market $275,000 Active 28 DOM
5. 2026-06-14
   days on market $275,000 Active 26 DOM
6. 2026-06-13
   days on market $275,000 Active 25 DOM
7. 2026-06-10
   days on market $275,000 Active 23 DOM
8. 2026-06-09
   days on market $275,000 Active 22 DOM
9. 2026-06-08
   days on market $275,000 Active 21 DOM
10. 2026-06-07
    days on market $275,000 Active 20 DOM
11. 2026-06-03
    days on market $275,000 Active 16 DOM
12. 2026-06-02
    days on market $275,000 Active 15 DOM
13. 2026-06-01
    days on market $275,000 Active 14 DOM
14. 2026-05-31
    days on market $275,000 Active 13 DOM
15. 2026-05-30
    days on market $275,000 Active 12 DOM
16. 2026-05-19
    listed $275,000 Active
17. 2026-05-18
    historical $275,000
18. 2022-10-10
    soldstatus $220,000
19. 2022-10-07
    soldstatus $220,000 Closed 1166-char remark

    Show marketing remark (1166 chars)

    Welcome home to where the convenience of single level living in this beautiful rancher is paired with a quiet and friendly neighborhood in Laurel, Delaware. The open concept floorplan features a tasteful farmhouse style with recent upgrades. A lovely living room welcomes you in to gather with family and friends and flows seamlessly into the open kitchen. Luxury vinyl plank flooring, ample counter space, dining area, new pendant fixture, and recently upgraded stainless steel appliances complete this beautiful kitchen. Spacious primary bedroom is accompanied by an en-suite full bath. Two additional bedrooms and a large hallway full bath are also present and make it easy to host guests or convert into your personal home office. An expansive rear yard is enveloped by a wood privacy fence and contains space for many yard activities like creating a personal garden or evening campfires in the firepit. Other upgrades include a new rear step down deck, updated front handrail, shutters, new storm door, and landscaping. Enjoy this opportunity to live in a peaceful neighborhood located only a short drive from the amenities, shopping, and restaurants of Laurel!

20. 2022-09-16
    historical Active Under Contract 1166-char remark

    Show marketing remark (1166 chars)

    Welcome home to where the convenience of single level living in this beautiful rancher is paired with a quiet and friendly neighborhood in Laurel, Delaware. The open concept floorplan features a tasteful farmhouse style with recent upgrades. A lovely living room welcomes you in to gather with family and friends and flows seamlessly into the open kitchen. Luxury vinyl plank flooring, ample counter space, dining area, new pendant fixture, and recently upgraded stainless steel appliances complete this beautiful kitchen. Spacious primary bedroom is accompanied by an en-suite full bath. Two additional bedrooms and a large hallway full bath are also present and make it easy to host guests or convert into your personal home office. An expansive rear yard is enveloped by a wood privacy fence and contains space for many yard activities like creating a personal garden or evening campfires in the firepit. Other upgrades include a new rear step down deck, updated front handrail, shutters, new storm door, and landscaping. Enjoy this opportunity to live in a peaceful neighborhood located only a short drive from the amenities, shopping, and restaurants of Laurel!

21. 2022-09-15
    listed $220,000 Active 1166-char remark

    Show marketing remark (1166 chars)

    Welcome home to where the convenience of single level living in this beautiful rancher is paired with a quiet and friendly neighborhood in Laurel, Delaware. The open concept floorplan features a tasteful farmhouse style with recent upgrades. A lovely living room welcomes you in to gather with family and friends and flows seamlessly into the open kitchen. Luxury vinyl plank flooring, ample counter space, dining area, new pendant fixture, and recently upgraded stainless steel appliances complete this beautiful kitchen. Spacious primary bedroom is accompanied by an en-suite full bath. Two additional bedrooms and a large hallway full bath are also present and make it easy to host guests or convert into your personal home office. An expansive rear yard is enveloped by a wood privacy fence and contains space for many yard activities like creating a personal garden or evening campfires in the firepit. Other upgrades include a new rear step down deck, updated front handrail, shutters, new storm door, and landscaping. Enjoy this opportunity to live in a peaceful neighborhood located only a short drive from the amenities, shopping, and restaurants of Laurel!

22. 2022-09-12
    historical $220,000 1166-char remark

    Show marketing remark (1166 chars)

    Welcome home to where the convenience of single level living in this beautiful rancher is paired with a quiet and friendly neighborhood in Laurel, Delaware. The open concept floorplan features a tasteful farmhouse style with recent upgrades. A lovely living room welcomes you in to gather with family and friends and flows seamlessly into the open kitchen. Luxury vinyl plank flooring, ample counter space, dining area, new pendant fixture, and recently upgraded stainless steel appliances complete this beautiful kitchen. Spacious primary bedroom is accompanied by an en-suite full bath. Two additional bedrooms and a large hallway full bath are also present and make it easy to host guests or convert into your personal home office. An expansive rear yard is enveloped by a wood privacy fence and contains space for many yard activities like creating a personal garden or evening campfires in the firepit. Other upgrades include a new rear step down deck, updated front handrail, shutters, new storm door, and landscaping. Enjoy this opportunity to live in a peaceful neighborhood located only a short drive from the amenities, shopping, and restaurants of Laurel!

23. 2020-06-05
    soldstatus $159,900 Closed 416-char remark

    Show marketing remark (416 chars)

    Move-in ready, 3-bedroom, 2-bathroom newly-renovated, freshly-painted rancher on quiet, dead-end street. Open-kitchen concept, new cabinets, new Samsung appliances and water-proof laminate flooring. New carpet and ceiling fans in bedrooms. Renovated baths with new fixtures and lights. New Reem heat pump/AC metal duct without duct board. New hot water heater. All new interior and exterior doors. Nicely landscaped!

24. 2020-04-29
    status Pending 416-char remark

    Show marketing remark (416 chars)

    Move-in ready, 3-bedroom, 2-bathroom newly-renovated, freshly-painted rancher on quiet, dead-end street. Open-kitchen concept, new cabinets, new Samsung appliances and water-proof laminate flooring. New carpet and ceiling fans in bedrooms. Renovated baths with new fixtures and lights. New Reem heat pump/AC metal duct without duct board. New hot water heater. All new interior and exterior doors. Nicely landscaped!

25. 2020-04-23
    historical Active Under Contract 416-char remark

    Show marketing remark (416 chars)

    Move-in ready, 3-bedroom, 2-bathroom newly-renovated, freshly-painted rancher on quiet, dead-end street. Open-kitchen concept, new cabinets, new Samsung appliances and water-proof laminate flooring. New carpet and ceiling fans in bedrooms. Renovated baths with new fixtures and lights. New Reem heat pump/AC metal duct without duct board. New hot water heater. All new interior and exterior doors. Nicely landscaped!

26. 2020-04-20
    listed $159,900 Active 416-char remark

    Show marketing remark (416 chars)

    Move-in ready, 3-bedroom, 2-bathroom newly-renovated, freshly-painted rancher on quiet, dead-end street. Open-kitchen concept, new cabinets, new Samsung appliances and water-proof laminate flooring. New carpet and ceiling fans in bedrooms. Renovated baths with new fixtures and lights. New Reem heat pump/AC metal duct without duct board. New hot water heater. All new interior and exterior doors. Nicely landscaped!

27. 2019-10-25
    soldstatus $65,700 Closed
28. 2019-08-23
    status Pending
29. 2019-08-20
    historical
30. 2019-08-08
    listed $52,500 Active

ⓘ 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: $608 · $51/mo
• Projected year-2 tax: $1,102 · $92/mo
• Expected delta: +$493/yr (+$41/mo · 81.1%)

ⓘ 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 ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,340
• − Mortgage interest: −$15,404
• − Property taxes: −$608
• − Insurance: −$1,375
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$8,000
• Taxable loss: −$8,302
• Est. tax savings @ 24.0%: +$1,993
• After-tax cash flow: $-1,228/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: Laurel School District
• NCES district ID: 1000810
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 27% ▼ -19.00%
• Median HH income: $47,135
• Composite: 18.42/100
• National rank: #8933
• State rank: #25 of 26 in DE

Livability — Laurel

• Score: 63/100
• State rank: #57
• US rank: #15428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel, DE
• Population (ZIP): 16,274

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: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Russian 2% Italian 1% Hispanic 1%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 12% French/Haitian/Cajun 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: ▲ 28.72%
• Current HPI: 301.6055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+423.8% since first listed

15 events — show timeline

• 2026-05-19 Listed $275,000 BRIGHT MLS
• 2026-05-18 Coming Soon $275,000 BRIGHT MLS
• 2022-10-10 Sold (Public Records) $220,000 Public Records
• 2022-10-07 Sold (MLS) $220,000 BRIGHT MLS
• 2022-09-16 Contingent — BRIGHT MLS
• 2022-09-15 Listed $220,000 BRIGHT MLS
• 2022-09-12 Coming Soon $220,000 BRIGHT MLS
• 2020-06-05 Sold (MLS) $159,900 BRIGHT MLS
• 2020-04-29 Pending — BRIGHT MLS
• 2020-04-23 Contingent — BRIGHT MLS
• 2020-04-20 Listed $159,900 BRIGHT MLS
• 2019-10-25 Sold (MLS) $65,700 BRIGHT MLS
• 2019-08-23 Pending — BRIGHT MLS
• 2019-08-20 Listing Removed — BRIGHT MLS
• 2019-08-08 Listed $52,500 BRIGHT MLS

Property tax history

-0.8%/yr

Latest (2025): $608 · -17.7% YoY. Source: county tax records.