Dunmore Duplex Plan · Bridgeville, DE 19933

$259,990

3 bd · 2.0 ba · 1,452 sqft · Townhouse · 72 Days on market

Excellent condition Garage

---

Why this score? — see what drove the D- 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 +7.4/30.0
• Appreciation +5.6/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0
• 1% rule +2.1/10.0
• DSCR +1.6/10.0

Listing remarks

The Dunmore blends modern comfort with effortless main-level living, making it an ideal choice for those ready to enjoy a low-maintenance lifestyle. Enter through the attached one-car garage and be welcomed into an open-concept gourmet kitchen, where stylish cabinetry and a generous center island overlook the bright great room. Luxury vinyl plank flooring unifies the main living spaces, creating the perfect setting for everyday living or entertaining guests, whether indoors or out on the rear patio. Designed with convenience in mind, the first floor features a serene owner's suite complete with an en suite bath and spacious walk-in closet.

Key facts

• Main level living
• Walk-in closet
• Second bedroom

Tags

• MAIN LEVEL LIVING
• OPEN CONCEPT GOURMET KITCHEN
• REAR PATIO
• OWNER'S SUITE
• WALK-IN CLOSET
• SECOND BEDROOM

🏗️ New construction. The $259,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $346,452.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-444 ($-5k/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 $247k (5.1% below list).
• Recommended offer: $244k (6.0% below list) — sets the bar for market timing.
• Cap rate 4.8% vs local median 3.5% in Bridgeville — 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 (#48 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A, crime B; Watch: 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.
• Zoned schools: Woodbridge Early Childhood Education Center (592 students, 0% FRL); Woodbridge Middle School (math 13% / reading 37%, grade F, #22 of 36 statewide, top 63%, 598 students, 0% FRL); Woodbridge High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 723 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,468/mo this rent would consume 48% of the median local household income ($61k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $6k of equity ($2k 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 6, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 72 days — a 6% lower offer ($244k) is reasonable based on typical stale-listing flexibility.

Recommended offer $244,390 (6.0% 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 72 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.71% ✗
• Cap rate: 4.75%
• Cash-on-cash: -5.50%
• DSCR: 0.76
• GRM: 11.7

CMA / ARV

• ARV (median comp): $346,452
• List price: $259,990
• Delta: -24.96%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
387 Heritage Shores Cir	0.05mi	2/2.0 (-1)	1,449 (-0%)	13mo	$349,990	$242	82
399 Heritage Shores Cir	0.08mi	2/2.0 (-1)	1,500 (+3%)	12mo	$380,000	$253	75
303 Waterside Sq	0.04mi	2/2.0 (-1)	1,449 (-0%)	21mo	$364,200	$251	75
391 Heritage Shores Cir	0.06mi	2/2.0 (-1)	1,500 (+3%)	17mo	$339,590	$226	73
301 Waterside Sq	0.03mi	2/2.0 (-1)	1,500 (+3%)	23mo	$330,690	$220	69
66 Whistling Duck Dr	0.58mi	2/2.0 (-1)	1,464 (+1%)	12mo	$345,000	$236	57
30 White Pelican Ct	0.61mi	2/2.0 (-1)	1,605 (+10%)	12mo	$285,000	$178	39
49 Whistling Duck Dr	0.52mi	2/2.0 (-1)	1,593 (+10%)	19mo	$318,000	$200	38
34 White Pelican Ct	0.61mi	2/2.0 (-1)	1,645 (+13%)	8mo	$305,000	$185	37
98 Whistling Duck Dr	0.70mi	2/2.0 (-1)	1,602 (+10%)	9mo	$330,000	$206	37
64 Whistling Duck Dr	0.57mi	2/2.0 (-1)	1,658 (+14%)	18mo	$295,000	$178	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: -3.9%
• Equity multiple: 0.80×
• Total profit: $-19,387
• Equity at exit: $120,833

10-year hold

• IRR: 1.2%
• Equity multiple: 1.15×
• Total profit: $14,856
• Equity at exit: $162,574

Cash invested: $97,006 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active
• Months of supply: 102.0 mo (1%/mo absorbed)
• Median asking: $299,900 ($184/sqft)
• Median days on market: 40 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19933

• Home prices YoY: 0.4%
• Active inventory: 133
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $2,468 medium
• Mortgage (P&I): −$1,817
• Tax est. 1.5%: −$433 /mo · $5,197/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$518
• Net cashflow: $-444

Break-even live

Break-even rent $3,031

Max offer price $282,134

Occupancy floor —

Sensitivity live

Price	-10% $-205	-5% $-325	+0% $-444	+5% $-564	+10% $-684
Rent	-10% $-639	-5% $-542	+0% $-444	+5% $-347	+10% $-250
Rate	-1.0pp $-270	-0.5pp $-356	base $-444	+0.5pp $-534	+1.0pp $-626

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: $86,613
• Closing costs: $10,394
• Club membership (one-time): —
• 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	93d	1	0.05mi
501 Branch Run Rd Bridgeville, DE	2.0–3.0	2.5–3.5	1635	$2,595	$1.59	62d	12	0.58mi
23613 Linkside Dr Bridgeville, DE	3.0	2.0	1650	$2,000	$1.21	93d	1	0.88mi

Property features AI

Finance

• Other: Listing status: ActivePlan inventory type
• Financial info: List price $259,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Utilities: Has cooling (central air)
• Home design: Dunmore plan (new construction plan)Address in Bridgeville, DE
• Exterior features: Living area approximately 1,452

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning

Listing history 50 events

1. 2026-08-08
   days on market $259,990 Active 72 DOM
2. 2026-08-07
   days on market $259,990 Active 71 DOM
3. 2026-08-06
   days on market $259,990 Active 70 DOM
4. 2026-08-05
   days on market $259,990 Active 69 DOM
5. 2026-08-04
   days on market $259,990 Active 68 DOM
6. 2026-08-03
   days on market $259,990 Active 67 DOM
7. 2026-07-31
   days on market $259,990 Active 64 DOM
8. 2026-07-29
   days on market $259,990 Active 62 DOM
9. 2026-07-27
   days on market $259,990 Active 60 DOM
10. 2026-07-25
    days on market $259,990 Active 58 DOM
11. 2026-07-24
    days on market $259,990 Active 57 DOM
12. 2026-07-23
    days on market $259,990 Active 56 DOM
13. 2026-07-22
    days on market $259,990 Active 55 DOM
14. 2026-07-21
    days on market $259,990 Active 54 DOM
15. 2026-07-18
    days on market $259,990 Active 51 DOM
16. 2026-07-17
    days on market $259,990 Active 49 DOM
17. 2026-07-15
    days on market $259,990 Active 48 DOM
18. 2026-07-14
    days on market $259,990 Active 47 DOM
19. 2026-07-13
    days on market $259,990 Active 46 DOM
20. 2026-07-12
    days on market $259,990 Active 45 DOM
21. 2026-07-12
    days on market $259,990 Active 44 DOM
22. 2026-07-10
    days on market $259,990 Active 43 DOM
23. 2026-07-09
    days on market $259,990 Active 42 DOM
24. 2026-07-09
    days on market $259,990 Active 41 DOM
25. 2026-07-08
    days on market $259,990 Active 40 DOM
26. 2026-07-06
    days on market $259,990 Active 39 DOM
27. 2026-07-05
    days on market $259,990 Active 38 DOM
28. 2026-07-04
    days on market $259,990 Active 37 DOM
29. 2026-07-03
    days on market $259,990 Active 36 DOM
30. 2026-07-02
    days on market $259,990 Active 35 DOM
31. 2026-07-01
    days on market $259,990 Active 34 DOM
32. 2026-06-30
    days on market $259,990 Active 33 DOM
33. 2026-06-29
    days on market $259,990 Active 32 DOM
34. 2026-06-28
    days on market $259,990 Active 31 DOM
35. 2026-06-27
    days on market $259,990 Active 30 DOM
36. 2026-06-26
    days on market $259,990 Active 28 DOM
37. 2026-06-22
    days on market $259,990 Active 25 DOM
38. 2026-06-21
    days on market $259,990 Active 24 DOM
39. 2026-06-21
    days on market $259,990 Active 23 DOM
40. 2026-06-18
    days on market $259,990 Active 21 DOM
41. 2026-06-17
    days on market $259,990 Active 20 DOM
42. 2026-06-16
    days on market $259,990 Active 19 DOM
43. 2026-06-15
    days on market $259,990 Active 18 DOM
44. 2026-06-13
    days on market $259,990 Active 16 DOM
45. 2026-06-12
    days on market $259,990 Active 15 DOM
46. 2026-06-09
    days on market $259,990 Active 12 DOM
47. 2026-06-08
    days on market $259,990 Active 11 DOM
48. 2026-06-07
    days on market $259,990 Active 10 DOM
49. 2026-06-07
    days on market $259,990 Active 9 DOM
50. 2026-06-04
    days on market $259,990 Active 6 DOM

ⓘ 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: $29,617
• − Mortgage interest: −$19,407
• − Property taxes: −$5,197
• − Insurance: −$1,732
• − Repairs & maintenance: −$2,369
• − Management: −$2,369
• − Depreciation: −$10,079
• Taxable loss: −$11,536
• Est. tax savings @ 24.0%: +$2,769
• After-tax cash flow: $-2,565/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 · 10 photos

Excellent 95/100 None rehab

This townhouse is in excellent condition with modern finishes and a low-maintenance lifestyle. It's move-in ready and would benefit from minor exterior painting and landscaping improvements to maximize its value.

Value-add opportunities

• Both Painting the exterior — Enhances curb appeal and value ↑
• Both Landscaping improvements — Enhances curb appeal and value ↑
• Both Add a smart home system — Improves convenience and marketability ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Phillis Wheatley Elementary School F DE #57/105 Nat'l #28,012/41,679 Middle Woodbridge Middle School F DE #22/36 Nat'l #10,338/14,009 High Woodbridge High School F DE #32/40 Nat'l #14,491/17,239

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

C Composite livability gradescore 64/100

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
• County: Sussex · 248,853 people
• City population: 11,409
• Population (ZIP): 11,409
• Household income: $61,261
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 4% of renters

---

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

Property features AI

Finance

• Other: Listing status: ActivePlan inventory type
• Financial info: List price $259,990

Exterior

• Parking: 1 garage space (1 total parking space)
• Utilities: Has cooling (central air)
• Home design: Dunmore plan (new construction plan)Address in Bridgeville, DE
• Exterior features: Living area approximately 1,452

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air
• Interior features: Central air conditioning