909 S Broom St · Wilmington, DE 19805

$189,900

5 bd · 1.5 ba · 1,725 sqft · Townhouse public records · 105 Days on market

Built 1914 1,307 sqft lot $110/sqft · at area comps Est $195k · at est.

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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 +28.6/30.0
• DSCR +10.0/10.0
• ARV discount +8.8/15.0
• 1% rule +7.0/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

3 story, 4 bedroom, 2 full bath townhome in Wilmington. Has newer roof (2024), newer furnace (2025), new electrical panel (2026), new bathroom vanity (2026), new kitchen faucet (2026), most windows and most flooring have been updated. Enjoy coffee on your front porch or bbq this summer in the back yard. Walkable to parks. Quick commute to the train station. Property is being sold as is.

Key facts

• Back yard
• Newer furnace
• Newer roof

Tags

• NEWER ROOF
• NEWER FURNACE
• UPDATED WINDOWS
• UPDATED FLOORING
• FRONT PORCH
• BACK YARD

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $173k (9.0% below list) — sets the bar for market timing.
• Cap rate 10.2% 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.
• 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.
• Market conditions: Rents rising fast (+6.3%/yr); 167 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• At $2,276/mo this rent would consume 45% of the median local household income ($60k/yr) (locally 1730% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 6.3% rent growth), your $53k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 105 days — a 9% lower offer ($173k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 23y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $102k; list at $190k implies a 86% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1914 — 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 $172,809 (9.0% below list)

Questions for the listing agent

1. It's been on market 105 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — 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: 1.20% ✓
• Cap rate: 10.24%
• Cash-on-cash: 14.08%
• DSCR: 1.63
• GRM: 7.0

CMA / ARV

• ARV (median comp): $195,413
• List price: $189,900
• Delta: -2.82%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
917 Linden St	0.49mi	5/2.0	1,725 (0%)	10mo	$205,000	$119	66
1003 Sycamore St	0.37mi	4/2.0 (-1)	1,575 (-9%)	8mo	$250,000	$159	54
130 N Connell St	0.56mi	4/1.5 (-1)	1,575 (-9%)	4mo	$135,090	$86	51
209 N Jackson St	0.66mi	4/2.0 (-1)	1,650 (-4%)	8mo	$135,000	$82	49
1409 W 3rd St	0.66mi	4/1.0 (-1)	1,825 (+6%)	7mo	$125,000	$68	47
1115 W 3rd St	0.69mi	4/1.0 (-1)	1,675 (-3%)	15mo	$125,000	$75	43
1528 W 4th St	0.69mi	4/1.5 (-1)	1,525 (-12%)	2mo	$145,000	$95	42
233 N Harrison St	0.65mi	4/1.0 (-1)	1,600 (-7%)	11mo	$197,000	$123	41
1227 W 4th St	0.72mi	4/2.5 (-1)	1,625 (-6%)	10mo	$240,000	$148	40
1944 Lakeview Rd	0.58mi	4/2.0 (-1)	1,900 (+10%)	14mo	$257,000	$135	38
210 N Van Buren St	0.65mi	5/3.5	1,550 (-10%)	9mo	$255,000	$165	37
1604 W 4th St	0.69mi	4/3.5 (-1)	1,575 (-9%)	7mo	$237,000	$150	35

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 7.8%
• Equity multiple: 1.32×
• Total profit: $16,848
• Equity at exit: $28,315

10-year hold

• IRR: 19.6%
• Equity multiple: 2.89×
• Total profit: $100,500
• Equity at exit: $16,419

Cash invested: $53,172 (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 19805

• Rents YoY: 6.3%
• Active inventory: 167
• Price-to-rent: 7.0×

Monthly cashflow live

• Estimated rent: $2,276 high
• Mortgage (P&I): −$996
• Tax from tax record: −$99 /mo · $1,191/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$478
• Net cashflow: $624

Break-even live

Break-even rent $1,486

Max offer price $189,900

Occupancy floor 68%

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1601 E Latimer Pl Wilmington, DE	4.0	1.0	1450	$2,195	$1.51	19d	1	0.21mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	11d	1	0.50mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	24d	1	0.56mi
1913 W 2nd St Unit 1913 Wilmington, DE	5.0	1.5	1675	$2,050	$1.22	44d	1	0.66mi
205 Western Ave Wilmington, DE	4.0	2.5	1225	$2,300	$1.88	44d	1	1.07mi

Listing history 19 events

1. 2026-06-18
   days on market $189,900 Active 105 DOM
2. 2026-06-17
   days on market $189,900 Active 104 DOM
3. 2026-06-16
   days on market $189,900 Active 103 DOM
4. 2026-06-15
   days on market $189,900 Active 102 DOM
5. 2026-06-13
   days on market $189,900 Active 100 DOM
6. 2026-06-13
   days on market $189,900 Active 99 DOM
7. 2026-06-09
   days on market $189,900 Active 96 DOM
8. 2026-06-08
   days on market $189,900 Active 95 DOM
9. 2026-06-07
   days on market $189,900 Active 94 DOM
10. 2026-06-04
    days on market $189,900 Active 91 DOM
11. 2026-06-03
    days on market $189,900 Active 90 DOM
12. 2026-06-02
    days on market $189,900 Active 89 DOM
13. 2026-06-01
    days on market $189,900 Active 88 DOM
14. 2026-05-31
    days on market $189,900 Active 87 DOM
15. 2026-05-11
    price $189,900 389-char remark

    Show marketing remark (389 chars)

    3 story, 4 bedroom, 2 full bath townhome in Wilmington. Has newer roof (2024), newer furnace (2025), new electrical panel (2026), new bathroom vanity (2026), new kitchen faucet (2026), most windows and most flooring have been updated. Enjoy coffee on your front porch or bbq this summer in the back yard. Walkable to parks. Quick commute to the train station. Property is being sold as is.

16. 2026-03-05
    listed $199,900 Active 389-char remark

    Show marketing remark (389 chars)

    3 story, 4 bedroom, 2 full bath townhome in Wilmington. Has newer roof (2024), newer furnace (2025), new electrical panel (2026), new bathroom vanity (2026), new kitchen faucet (2026), most windows and most flooring have been updated. Enjoy coffee on your front porch or bbq this summer in the back yard. Walkable to parks. Quick commute to the train station. Property is being sold as is.

17. 2003-03-28
    soldstatus $102,100
18. 2003-03-26
    soldstatus $102,000 283-char remark

    Show marketing remark (283 chars)

    Three story 4-5 BR brick and vinyl home in great city location! Enclosed front porch, fenced yard, 1st floor laundry, well kept home. Second floor has 3BR's, 3rd floor has 2BR's or BR and den. Terrific view of city from 3rd floor! Quick possession available, good price for the area.

19. 2003-01-02
    listed $102,000 283-char remark

    Show marketing remark (283 chars)

    Three story 4-5 BR brick and vinyl home in great city location! Enclosed front porch, fenced yard, 1st floor laundry, well kept home. Second floor has 3BR's, 3rd floor has 2BR's or BR and den. Terrific view of city from 3rd floor! Quick possession available, good price for the area.

ⓘ 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: $1,191 · $99/mo
• Projected year-2 tax: $1,191 · $99/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 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,314
• − Mortgage interest: −$10,637
• − Property taxes: −$1,191
• − Insurance: −$950
• − Repairs & maintenance: −$2,185
• − Management: −$2,185
• − Depreciation: −$5,524
• Taxable income: $4,642
• Est. tax owed @ 24.0%: −$1,114
• After-tax cash flow: $6,374/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 — 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): 41,402
• Household income: $60,221
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1730.0

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 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 1% Arabic 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: ▼ -291.16%
• Current HPI: 259.1455
• Rent YoY: ▲ 6.35%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+86.2% since first listed

5 events — show timeline

• 2026-05-11 Price Changed $189,900 BRIGHT MLS
• 2026-03-05 Listed $199,900 BRIGHT MLS
• 2003-03-28 Sold (Public Records) $102,100 Public Records
• 2003-03-26 Sold (MLS) $102,000 BRIGHT MLS
• 2003-01-02 Listed $102,000 BRIGHT MLS

Property tax history

-2.2%/yr

Latest (2024): $1,191 · +2.6% YoY. Source: county tax records.