Dunmore Duplex Plan · Bridgeville, DE 19933

$264,990

3 bd · 2.0 ba · 1,452 sqft · Townhouse · 164 Days on market

Excellent condition Garage

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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).

• Cash flow +8.0/30.0
• ARV discount +7.5/15.0
• Appreciation +5.6/10.0
• Condition / age +4.8/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• 1% rule +2.4/10.0
• Schools +2.4/10.0
• DSCR +2.0/10.0

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 $264,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $342,987.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $265k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-352 ($-4k/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 $255k (3.6% below list).
• Recommended offer: $233k (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: 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: 169 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 185d 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).
• At $2,555/mo this rent would consume 50% 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 ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Recommended offer $233,191 (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 164 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: 0.74% ✗
• Cap rate: 5.06%
• Cash-on-cash: -4.40%
• DSCR: 0.80
• GRM: 11.2

CMA / ARV

• ARV (median comp): $342,987
• List price: $264,990
• Delta: -22.74%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 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%)	16mo	$349,990	$242	79
399 Heritage Shores Cir	0.08mi	2/2.0 (-1)	1,500 (+3%)	15mo	$380,000	$253	73
391 Heritage Shores Cir	0.06mi	2/2.0 (-1)	1,500 (+3%)	20mo	$339,590	$226	70
66 Whistling Duck Dr	0.58mi	2/2.0 (-1)	1,464 (+1%)	15mo	$345,000	$236	54
30 White Pelican Ct	0.61mi	2/2.0 (-1)	1,605 (+10%)	15mo	$285,000	$178	36
49 Whistling Duck Dr	0.52mi	2/2.0 (-1)	1,593 (+10%)	22mo	$318,000	$200	36
34 White Pelican Ct	0.61mi	2/2.0 (-1)	1,645 (+13%)	11mo	$305,000	$185	35
98 Whistling Duck Dr	0.70mi	2/2.0 (-1)	1,602 (+10%)	12mo	$330,000	$206	35
64 Whistling Duck Dr	0.57mi	2/2.0 (-1)	1,658 (+14%)	21mo	$295,000	$178	27

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: -2.8%
• Equity multiple: 0.86×
• Total profit: $-13,589
• Equity at exit: $119,625

10-year hold

• IRR: 2.2%
• Equity multiple: 1.28×
• Total profit: $26,808
• Equity at exit: $160,949

Cash invested: $96,036 (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: 23 active · 2 under contract
• Months of supply: 69.0 mo (1%/mo absorbed)
• Median asking: $289,990 ($182/sqft)
• Median days on market: 43 d
• This list price: 9% of active listings are priced below it
• ARV vs active asking: +29.4% 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: 169
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $2,555 medium
• Mortgage (P&I): −$1,799
• Tax est. 1.5%: −$429 /mo · $5,145/yr
• Insurance: −$143
• HOA: −$0
• Vacancy / Maint / Mgmt: −$536
• Net cashflow: $-352

Break-even live

Break-even rent $3,000

Max offer price $292,041

Occupancy floor —

Sensitivity live

Price	-10% $-115	-5% $-234	+0% $-352	+5% $-471	+10% $-589
Rent	-10% $-554	-5% $-453	+0% $-352	+5% $-251	+10% $-150
Rate	-1.0pp $-179	-0.5pp $-265	base $-352	+0.5pp $-441	+1.0pp $-531

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: $85,747
• Closing costs: $10,290
• 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	184d	1	0.05mi
106 Heritage Shores Cir Bridgeville, DE	2.0–4.0	2.0–3.0	1839	$3,354	$1.82	0d	12	0.61mi
23613 Linkside Dr Bridgeville, DE	3.0	2.0	1650	$2,000	$1.21	184d	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. 2026-11-08
   days on market $264,990 Active 164 DOM
2. 2026-11-07
   days on market $264,990 Active 163 DOM
3. 2026-11-06
   days on market $264,990 Active 162 DOM
4. 2026-11-05
   days on market $264,990 Active 161 DOM
5. 2026-11-04
   days on market $264,990 Active 160 DOM
6. 2026-11-02
   days on market $264,990 Active 158 DOM
7. 2026-11-01
   days on market $264,990 Active 157 DOM
8. 2026-10-31
   days on market $264,990 Active 156 DOM
9. 2026-10-31
   pricedays on market $264,990 Active 155 DOM
10. 2026-10-29
    days on market $259,990 Active 154 DOM
11. 2026-10-28
    days on market $259,990 Active 153 DOM
12. 2026-10-27
    days on market $259,990 Active 152 DOM
13. 2026-10-26
    days on market $259,990 Active 151 DOM
14. 2026-10-25
    days on market $259,990 Active 150 DOM
15. 2026-10-24
    days on market $259,990 Active 149 DOM
16. 2026-10-23
    days on market $259,990 Active 148 DOM
17. 2026-10-22
    days on market $259,990 Active 147 DOM
18. 2026-10-21
    days on market $259,990 Active 146 DOM
19. 2026-10-20
    days on market $259,990 Active 145 DOM
20. 2026-10-19
    days on market $259,990 Active 144 DOM
21. 2026-10-18
    days on market $259,990 Active 143 DOM
22. 2026-10-17
    days on market $259,990 Active 142 DOM
23. 2026-10-16
    days on market $259,990 Active 141 DOM
24. 2026-10-15
    days on market $259,990 Active 140 DOM
25. 2026-10-14
    days on market $259,990 Active 139 DOM
26. 2026-10-13
    days on market $259,990 Active 138 DOM
27. 2026-10-12
    days on market $259,990 Active 137 DOM
28. 2026-10-11
    days on market $259,990 Active 136 DOM
29. 2026-10-10
    days on market $259,990 Active 135 DOM
30. 2026-10-09
    days on market $259,990 Active 134 DOM
31. 2026-10-08
    days on market $259,990 Active 133 DOM
32. 2026-10-07
    days on market $259,990 Active 132 DOM
33. 2026-10-06
    days on market $259,990 Active 131 DOM
34. 2026-10-05
    days on market $259,990 Active 130 DOM
35. 2026-10-04
    days on market $259,990 Active 129 DOM
36. 2026-10-03
    days on market $259,990 Active 128 DOM
37. 2026-10-02
    days on market $259,990 Active 127 DOM
38. 2026-10-01
    days on market $259,990 Active 126 DOM
39. 2026-09-30
    days on market $259,990 Active 125 DOM
40. 2026-09-29
    days on market $259,990 Active 124 DOM
41. 2026-09-28
    days on market $259,990 Active 123 DOM
42. 2026-09-27
    days on market $259,990 Active 122 DOM
43. 2026-09-26
    days on market $259,990 Active 121 DOM
44. 2026-09-25
    days on market $259,990 Active 120 DOM
45. 2026-09-24
    days on market $259,990 Active 119 DOM
46. 2026-09-23
    days on market $259,990 Active 118 DOM
47. 2026-09-21
    days on market $259,990 Active 116 DOM
48. 2026-09-20
    days on market $259,990 Active 115 DOM
49. 2026-09-19
    days on market $259,990 Active 114 DOM
50. 2026-09-18
    days on market $259,990 Active 113 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: $30,657
• − Mortgage interest: −$19,213
• − Property taxes: −$5,145
• − Insurance: −$1,715
• − Repairs & maintenance: −$2,453
• − Management: −$2,453
• − Depreciation: −$9,978
• Taxable loss: −$10,299
• Est. tax savings @ 24.0%: +$2,472
• After-tax cash flow: $-1,753/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

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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%

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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%
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3% Other Indo-European 1%

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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