751 Maryland Ave · Wilmington, DE 19805

$90,000

5 bd · 2.0 ba · 1,631 sqft · Townhouse · 18 Days on market

Built 1900 Est $155k · 42% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Wonderfully remodeled home in prime location to the Riverfront and Frawley Stadium. This home has all the features one could hope to have in the city including off-street parking, large garage and a small rear yard perfect for gardening. The home is set up with kitchens and bathrooms for the upstairs and downstairs. A unique home that is a must see!

Key facts

• Two kitchens
• Multiple entrances
• Corner lot

Tags

• CORNER LOT
• MULTIPLE ENTRANCES
• TWO KITCHENS
• TWO FULL BATHROOMS
• SEPARATE METERS
• POTENTIAL FOR MIXED-USE

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath townhouse listed at $90k.

Deal economics

• At list price, monthly cash flow is $1k ($14k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $89k (1.5% below list) — sets the bar for market timing.
• Cap rate 21.8% 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).
• This rent runs 45% of the median local income ($60k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $622 of loan paydown is wiped out by about $3k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($89k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 21y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $88,650 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 2.49% ✓
• Cap rate: 21.82%
• Cash-on-cash: 55.46%
• DSCR: 3.47
• GRM: 3.3

CMA / ARV

• ARV (on-the-fly): $154,945
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1003 Sycamore St	0.15mi	4/2.0 (-1)	1,575 (-3%)	8mo	$250,000	$159	75
209 N Jackson St	0.49mi	4/2.0 (-1)	1,650 (+1%)	8mo	$135,000	$82	64
130 N Connell St	0.48mi	4/1.5 (-1)	1,575 (-3%)	4mo	$135,090	$86	62
1011 W 5th St	0.66mi	4/2.0 (-1)	1,725 (+6%)	0mo	$240,000	$139	54
1528 W 4th St	0.66mi	4/1.5 (-1)	1,525 (-6%)	2mo	$145,000	$95	50
104 Fulton St	0.48mi	4/2.0 (-1)	1,450 (-11%)	6mo	$230,000	$159	49
1302 W 6th St	0.70mi	4/2.5 (-1)	1,525 (-6%)	1mo	$265,000	$174	48
832 W 5th St	0.66mi	4/1.0 (-1)	1,575 (-3%)	9mo	$140,000	$89	47
606 N Franklin St	0.73mi	4/2.0 (-1)	1,500 (-8%)	2mo	$140,000	$93	46
1604 W 4th St	0.68mi	4/3.5 (-1)	1,575 (-3%)	7mo	$237,000	$150	46
602 N Harrison St	0.71mi	4/2.0 (-1)	1,750 (+7%)	5mo	$140,000	$80	45
1409 W 3rd St	0.60mi	4/1.0 (-1)	1,825 (+12%)	7mo	$125,000	$68	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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 57.5%
• Equity multiple: 3.68×
• Total profit: $67,437
• Equity at exit: $13,419

10-year hold

• IRR: 63.6%
• Equity multiple: 8.49×
• Total profit: $188,706
• Equity at exit: $7,782

Cash invested: $25,200 (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: 3.3×

Monthly cashflow live

• Estimated rent: $2,244 high
• Mortgage (P&I): −$472
• Tax from tax record: −$98 /mo · $1,180/yr
• Insurance: −$38
• HOA: −$0
• Vacancy / Maint / Mgmt: −$471
• Net cashflow: $1,165

Break-even live

Break-even rent $769

Max offer price $90,000

Occupancy floor 43%

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: $22,500
• Closing costs: $2,700
• 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	0.39mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	24d	1	0.45mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	11d	1	0.46mi
1913 W 2nd St Unit 1913 Wilmington, DE	5.0	1.5	1675	$2,050	$1.22	44d	1	0.78mi
205 Western Ave Wilmington, DE	4.0	2.5	1225	$2,300	$1.88	44d	1	1.28mi

Listing history 18 events

1. 2026-03-16
   status Pending
2. 2026-02-26
   listed $90,000 Active
3. 2006-08-23
   soldstatus $170,000 351-char remark

   Show marketing remark (351 chars)

   Wonderfully remodeled home in prime location to the Riverfront and Frawley Stadium. This home has all the features one could hope to have in the city including off-street parking, large garage and a small rear yard perfect for gardening. The home is set up with kitchens and bathrooms for the upstairs and downstairs. A unique home that is a must see!

4. 2006-06-23
   historical 351-char remark

   Show marketing remark (351 chars)

   Wonderfully remodeled home in prime location to the Riverfront and Frawley Stadium. This home has all the features one could hope to have in the city including off-street parking, large garage and a small rear yard perfect for gardening. The home is set up with kitchens and bathrooms for the upstairs and downstairs. A unique home that is a must see!

5. 2006-06-02
   historical
6. 2006-05-30
   listed $170,000 351-char remark

   Show marketing remark (351 chars)

   Wonderfully remodeled home in prime location to the Riverfront and Frawley Stadium. This home has all the features one could hope to have in the city including off-street parking, large garage and a small rear yard perfect for gardening. The home is set up with kitchens and bathrooms for the upstairs and downstairs. A unique home that is a must see!

7. 2006-02-09
   historical
8. 2006-02-08
   listed $175,000
9. 2005-11-26
   historical
10. 2005-11-24
    listed $184,900
11. 2005-10-14
    historical
12. 2005-10-13
    listed $180,000
13. 2005-09-19
    historical
14. 2005-04-06
    historical
15. 2005-04-05
    listed $200,000
16. 2005-04-04
    listed $200,000
17. 2005-04-04
    listed $220,000
18. 1978-08-01
    soldstatus $25,000

ⓘ 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: $1,180 · $98/mo
• Projected year-2 tax: $1,180 · $98/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 5/10 Major FEMA zone X (unshaded) · 24% 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: $26,923
• − Mortgage interest: −$5,041
• − Property taxes: −$1,180
• − Insurance: −$450
• − Repairs & maintenance: −$2,154
• − Management: −$2,154
• − Depreciation: −$2,618
• Taxable income: $13,326
• Est. tax owed @ 24.0%: −$3,198
• After-tax cash flow: $10,778/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

+260.0% since first listed

18 events — show timeline

• 2026-03-16 Pending — BRIGHT MLS
• 2026-02-26 Listed $90,000 BRIGHT MLS
• 2006-08-23 Sold (MLS) $170,000 BRIGHT MLS
• 2006-06-23 Listing Removed — BRIGHT MLS
• 2006-06-02 Listing Removed — BRIGHT MLS
• 2006-05-30 Listed $170,000 BRIGHT MLS
• 2006-02-09 Listing Removed — BRIGHT MLS
• 2006-02-08 Listed $175,000 BRIGHT MLS
• 2005-11-26 Listing Removed — BRIGHT MLS
• 2005-11-24 Listed $184,900 BRIGHT MLS
• 2005-10-14 Listing Removed — BRIGHT MLS
• 2005-10-13 Listed $180,000 BRIGHT MLS
• 2005-09-19 Listing Removed — BRIGHT MLS
• 2005-04-06 Listing Removed — BRIGHT MLS
• 2005-04-05 Listed $200,000 BRIGHT MLS
• 2005-04-04 Listed $220,000 BRIGHT MLS
• 2005-04-04 Listed $200,000 BRIGHT MLS
• 1978-08-01 Sold (Public Records) $25,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,180 · +2.6% YoY. Source: county tax records.