17 Cahalan Rd · Wilmington, DE 19720

$139,900

3 bd · 1.0 ba · 1,025 sqft · Townhouse public records · 6 Days on market

Built 1950 3,049 sqft lot Est $205k · 32% 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 +28.0/30.0
• ARV discount +15.0/15.0
• DSCR +9.9/10.0
• 1% rule +7.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Investor Alert! Great opportunity to add this 3BR, 1BA ranch to your portfolio. Newer Roof & Replacement Windows. Renovated homes in this neighborhood average sale price is $233,600 over the last 12months. Bring your imagination and vision.

Key facts

• Newer roof
• Replacement windows
• Built 1950

Tags

• NEWER ROOF
• REPLACEMENT WINDOWS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built: estimated
• Construction: Brick construction; Slab foundation
• Exterior features: Not in a federal flood zone; Tidal water: No; Other structures above and below grade

Interior

• Bedrooms: 3 bedrooms on main level
• Bathrooms: 1 full bathroom on main level
• Heating & cooling: Baseboard hot water heating; Oil-fired heat; Electric hot water
• Interior features: No basement; Living area source: Assessor

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $140k.

Deal economics

• At list price, monthly cash flow is $436 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Cap rate 10.0% vs local median 5.7% 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+, commute D, crime F.
• Colonial School District (suburban): math 15% / reading 30% proficiency, ranked #23 of 26 in DE (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Castle Hills Elementary School (math 22% / reading 22%, grade F, #70 of 105 statewide, top 70%, 492 students, 0% FRL); Mccullough (Calvin R. ) Middle School (math 8% / reading 15%, grade F, #35 of 36 statewide, top 97%, 705 students, 0% FRL); Penn (William) High School (math 16% / reading 30%, grade F, #29 of 40 statewide, top 72%, 2,239 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 143 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $967 of loan paydown is wiped out by about $4k 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 + 3.0% rent growth), your $39k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $139,900

Questions for the listing agent

1. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.04%
• Cash-on-cash: 13.37%
• DSCR: 1.59
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $205,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Rose Ln	0.14mi	3/1.0	1,025 (0%)	0mo	$210,000	$205	93
322 Sheridan Dr	0.12mi	3/1.0	1,025 (0%)	4mo	$225,000	$220	91
23 Simonds Dr	0.13mi	3/1.0	1,020 (-0%)	4mo	$238,060	$233	90
104 Thorn Ln	0.10mi	3/1.0	1,025 (0%)	8mo	$194,000	$189	89
8 Thorn Ct	0.24mi	3/1.0	1,025 (0%)	1mo	$185,000	$180	88
43 Thorn Ln	0.15mi	3/1.5	1,025 (0%)	5mo	$205,000	$200	87
62 Rose Ln	0.18mi	3/1.0	1,025 (0%)	6mo	$115,000	$112	87
323 Sheridan Dr	0.11mi	3/1.0	1,025 (0%)	10mo	$225,000	$220	86
341 Sheridan Dr	0.17mi	3/1.0	1,025 (0%)	9mo	$224,000	$219	84
31 Rose Ln	0.23mi	3/1.0	1,025 (0%)	7mo	$115,500	$113	84
209 Parma Ave	0.65mi	3/1.5	1,125 (+10%)	4mo	$180,000	$160	48
29 South St	0.64mi	2/1.0 (-1)	875 (-15%)	4mo	$110,000	$126	37

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 3.4%
• Equity multiple: 1.13×
• Total profit: $5,155
• Equity at exit: $20,860

10-year hold

• IRR: 13.0%
• Equity multiple: 2.03×
• Total profit: $40,393
• Equity at exit: $12,096

Cash invested: $39,172 (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 19720

• Active inventory: 143
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,776 medium
• Mortgage (P&I): −$734
• Tax est. 1.5%: −$175 /mo · $2,098/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $436

Break-even live

Break-even rent $1,224

Max offer price $139,900

Occupancy floor 70%

Sensitivity live

Price	-10% $533	-5% $485	+0% $436	+5% $388	+10% $340
Rent	-10% $296	-5% $366	+0% $436	+5% $507	+10% $577
Rate	-1.0pp $507	-0.5pp $472	base $436	+0.5pp $400	+1.0pp $363

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: $34,975
• Closing costs: $4,197
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 S Claymont St Wilmington, DE	2.0	1.0	1000	$1,399	$1.40	20d	1	1.46mi
606 S Claymont St Wilmington, DE	2.0	1.0	1000	$1,399	$1.40	18d	1	1.46mi

Listing history 6 events

1. 2026-06-07
   status $139,900 Pending 6 DOM
2. 2026-06-04
   days on market $139,900 Active 6 DOM
3. 2026-06-03
   days on market $139,900 Active 5 DOM
4. 2026-06-02
   days on market $139,900 Active 4 DOM
5. 2026-06-01
   days on market $139,900 Active 3 DOM
6. 2026-05-31
   days on market $139,900 Active 2 DOM

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

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 ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,316
• − Mortgage interest: −$7,837
• − Property taxes: −$2,098
• − Insurance: −$700
• − Repairs & maintenance: −$1,705
• − Management: −$1,705
• − Depreciation: −$4,070
• Taxable income: $3,201
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $4,469/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: Colonial School District
• NCES district ID: 1000230
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $58,622
• Composite: 20.75/100
• National rank: #8517
• State rank: #23 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

• County: New Castle County · 483,412 people
• City population: 173,480
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 62,392
• Household income: $75,403
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1852.0

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: Black 42% White 35% Hispanic / Latino 17% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 1% Swedish 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 1% Other Indo-European 1%

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: ▼ -261.00%
• Current HPI: 255.0404
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-29 Listed $139,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2024): $17 · -0.1% YoY. Source: county tax records.