1006 N Pine St · Wilmington, DE 19801

$158,000

3 bd · 1.0 ba · 950 sqft · Townhouse public records · 84 Days on market

Built 1890 871 sqft lot $166/sqft · 48% above area Est $107k · 48% over

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Why this score? — see what drove the C 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 +28.3/30.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come check out this well maintained 3 bedroom, 1 full bath in Wilmington. The house was completely remodeled about 2 years ago. Updated kitchen, floors, bathroom, and fresh paint throughout. New owner must be an owner occupier; there are no investors allowed. Schedule your appointment today!

Key facts

• Built 1890
• Listed 84 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $158k.

Deal economics

• At list price, monthly cash flow is $505 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $158k).
• Recommended offer: $149k (6.0% below list) — sets the bar for market timing.
• Cap rate 10.1% 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 (+1.6%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 42% of the median local income ($53k/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 $1k of loan paydown is wiped out by about $5k 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 + 1.6% rent growth), your $44k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 84 days — a 6% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 18y 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 1890 — 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 $148,520 (6.0% below list)

Questions for the listing agent

1. It's been on market 84 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1890 — 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: 1.16% ✓
• Cap rate: 10.13%
• Cash-on-cash: 13.69%
• DSCR: 1.61
• GRM: 7.2

CMA / ARV

• ARV (median comp): $107,110
• List price: $158,000
• Delta: 47.51%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
735 E 10th St	0.13mi	3/1.0	950 (0%)	5mo	$101,000	$106	90
1001 N Church St	0.13mi	2/1.0 (-1)	894 (-6%)	1mo	$148,000	$166	78
1007 N Spruce St	0.05mi	3/1.5	1,075 (+13%)	3mo	$145,000	$135	71
910 N Spruce St	0.10mi	2/1.0 (-1)	850 (-10%)	4mo	$107,500	$126	70
827 E 17th St	0.44mi	2/1.0 (-1)	925 (-3%)	1mo	$75,000	$81	69
806 E Eighth St	0.26mi	2/1.0 (-1)	1,000 (+5%)	8mo	$128,000	$128	68
321 E 9th St	0.19mi	2/1.0 (-1)	850 (-10%)	4mo	$58,000	$68	65
1230 Forrest St	0.42mi	3/1.0	1,075 (+13%)	5mo	$185,000	$172	54
610 E 22nd St	0.54mi	2/1.0 (-1)	1,025 (+8%)	4mo	$71,000	$69	53
329 E 13th	0.25mi	2/1.5 (-1)	1,080 (+14%)	8mo	$176,000	$163	52
2111 N Locust St	0.53mi	3/1.5	1,075 (+13%)	3mo	$175,600	$163	49
9 E 24th St	0.73mi	3/1.0	1,025 (+8%)	6mo	$112,500	$110	48

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 2.3%
• Equity multiple: 1.09×
• Total profit: $3,908
• Equity at exit: $23,558

10-year hold

• IRR: 10.6%
• Equity multiple: 1.77×
• Total profit: $34,283
• Equity at exit: $13,661

Cash invested: $44,240 (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 19801

• Rents YoY: 1.6%
• Active inventory: 75
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,840 high
• Mortgage (P&I): −$829
• Tax from tax record: −$54 /mo · $652/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $505

Break-even live

Break-even rent $1,201

Max offer price $158,000

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: $39,500
• Closing costs: $4,740
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	18d	1	0.05mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	1d	1	0.09mi
835 N Spruce St Wilmington, DE	3.0	1.0	775	$1,700	$2.19	1d	1	0.13mi
518 E 12th St Wilmington, DE	2.0	1.0	875	$1,425	$1.63	20d	1	0.13mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	43d	5	0.42mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	1d	1	0.44mi
116 W 9th St Wilmington, DE	1.0–2.0	1.0–2.0	813	$2,250	$2.77	2d	16	0.48mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	1d	62	0.48mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	2d	117	0.52mi
703 Orange St Wilmington, DE	1.0–2.0	1.0	800	$1,475	$1.84	43d	1	0.53mi
228 W 9th St Unit 201 Wilmington, DE	2.0	2.0	1031	$1,695	$1.64	44d	1	0.53mi
15 W Girard St Unit 105 Wilmington, DE	2.0	1.0	740	$1,645	$2.22	5d	1	0.54mi
839 N Tatnall St Unit 303 Wilmington, DE	2.0	2.0	876	$1,475	$1.68	5d	1	0.56mi
6 W 20th St Wilmington, DE	2.0	1.0	650	$1,395	$2.15	43d	1	0.64mi
225 W 4th St Unit 2 Wilmington, DE	2.0	1.0	1000	$1,599	$1.60	43d	1	0.66mi
103 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	43d	1	0.72mi
613 W 10th St Wilmington, DE	2.0	1.0	1100	$1,745	$1.59	43d	1	0.77mi
711 Windsor St Wilmington, DE	2.0	1.0	980	$1,460	$1.49	43d	1	0.77mi
709 Windsor St Unit 3 Wilmington, DE	2.0	1.0	980	$1,500	$1.53	43d	1	0.77mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	12d	1	0.79mi
617 W 6th St Unit 617 B Wilmington, DE	3.0	1.0	1000	$1,600	$1.60	5d	1	0.80mi
401 A St Wilmington, DE	2.0	1.0–2.0	716	$2,605	$3.64	1d	13	0.81mi
2601 N Heald St Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	1d	1	0.82mi
115 Christina Landing Dr Wilmington, DE	1.0–2.0	1.0–2.0	1195	$2,796	$2.34	1d	13	0.85mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	12d	1	0.86mi
105 Christina Landing Dr #1503 Wilmington, DE	2.0	2.0	1025	$2,500	$2.44	16d	1	0.89mi
105 Christina Landing Dr Wilmington, DE	2.0	2.0	1025	$2,400	$2.34	10d	1	0.89mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	43d	1	0.91mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	43d	1	0.92mi
312 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	700	$1,295	$1.85	24d	1	0.93mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,700	$1.55	10d	1	0.93mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,500	$1.36	12d	1	0.93mi
1000 W 8th St Unit 3 Wilmington, DE	2.0	1.0	1050	$1,695	$1.61	24d	1	1.00mi
604 W 20th St Unit 2 Wilmington, DE	2.0	1.0	900	$1,195	$1.33	24d	1	1.02mi
608 W 20th St Wilmington, DE	2.0	1.0	800	$1,400	$1.75	43d	1	1.03mi
606 S Claymont St Wilmington, DE	2.0	1.0	1000	$1,399	$1.40	18d	1	1.10mi
606 S Claymont St Wilmington, DE	2.0	1.0	1000	$1,399	$1.40	16d	1	1.10mi
331 Justison St Wilmington, DE	1.0–2.0	1.0–2.0	859	$2,205	$2.57	1d	9	1.13mi
1301 N Harrison St Wilmington, DE	1.0–2.0	1.0	1050	$1,850	$1.76	5d	1	1.14mi
400 W 29th St Wilmington, DE	3.0	1.5	1125	$1,950	$1.73	43d	1	1.16mi

Listing history 20 events

1. 2026-06-18
   days on market $158,000 Active 84 DOM
2. 2026-06-17
   pricedays on market $158,000 Active 83 DOM
3. 2026-06-16
   days on market $159,900 Active 82 DOM
4. 2026-06-15
   days on market $159,900 Active 81 DOM
5. 2026-06-13
   days on market $159,900 Active 79 DOM
6. 2026-06-13
   days on market $159,900 Active 78 DOM
7. 2026-06-09
   days on market $159,900 Active 75 DOM
8. 2026-06-08
   pricedays on market $159,900 Active 74 DOM
9. 2026-06-07
   days on market $162,000 Active 73 DOM
10. 2026-06-04
    days on market $162,000 Active 70 DOM
11. 2026-06-03
    days on market $162,000 Active 69 DOM
12. 2026-06-02
    days on market $162,000 Active 68 DOM
13. 2026-06-01
    days on market $162,000 Active 67 DOM
14. 2026-05-31
    days on market $162,000 Active 66 DOM
15. 2026-03-26
    listed $162,000 Active 292-char remark

    Show marketing remark (292 chars)

    Come check out this well maintained 3 bedroom, 1 full bath in Wilmington. The house was completely remodeled about 2 years ago. Updated kitchen, floors, bathroom, and fresh paint throughout. New owner must be an owner occupier; there are no investors allowed. Schedule your appointment today!

16. 2025-08-26
    soldstatus $155,000 Closed 1232-char remark

    Show marketing remark (1232 chars)

    This newly renovated home has updates throughout that provide a fresh and modern aesthetic, offering the best in contemporary living. As you approach the front door, you'll immediately notice the freshly painted brick facade. You're greeted with new hardwood floors, fresh paint, and recessed lighting as soon as you walk inside. The open floor plan flows into the dining area kitchen after going past the front living room. The kitchen is complete with granite countertops, stainless steel appliances, new cabinets and a tile backsplash. The main level is filled with natural light pouring through the vinyl windows. All bedrooms are spacious with healthy closet space. The bathroom has been tastefully updated with tile floors, new vanity, elegant fixtures, tile-surround shower, and fresh paint. The privacy fenced backyard offers ample room for family activities. Additional updates include a new AC unit, new roof and new drywall. This home is only a short walk away from Wilmington's Central Business District, the dining at downtown Market St and nightlife on Wilmington’s Riverfront. Also a short drive away from major roadways like I-95, Rt 13, I-495 and within 20 minutes from two airports. Schedule your tour today!

17. 2025-07-28
    status Pending 1232-char remark

    Show marketing remark (1232 chars)

    This newly renovated home has updates throughout that provide a fresh and modern aesthetic, offering the best in contemporary living. As you approach the front door, you'll immediately notice the freshly painted brick facade. You're greeted with new hardwood floors, fresh paint, and recessed lighting as soon as you walk inside. The open floor plan flows into the dining area kitchen after going past the front living room. The kitchen is complete with granite countertops, stainless steel appliances, new cabinets and a tile backsplash. The main level is filled with natural light pouring through the vinyl windows. All bedrooms are spacious with healthy closet space. The bathroom has been tastefully updated with tile floors, new vanity, elegant fixtures, tile-surround shower, and fresh paint. The privacy fenced backyard offers ample room for family activities. Additional updates include a new AC unit, new roof and new drywall. This home is only a short walk away from Wilmington's Central Business District, the dining at downtown Market St and nightlife on Wilmington’s Riverfront. Also a short drive away from major roadways like I-95, Rt 13, I-495 and within 20 minutes from two airports. Schedule your tour today!

18. 2025-06-06
    listed $159,000 Active 1232-char remark

    Show marketing remark (1232 chars)

    This newly renovated home has updates throughout that provide a fresh and modern aesthetic, offering the best in contemporary living. As you approach the front door, you'll immediately notice the freshly painted brick facade. You're greeted with new hardwood floors, fresh paint, and recessed lighting as soon as you walk inside. The open floor plan flows into the dining area kitchen after going past the front living room. The kitchen is complete with granite countertops, stainless steel appliances, new cabinets and a tile backsplash. The main level is filled with natural light pouring through the vinyl windows. All bedrooms are spacious with healthy closet space. The bathroom has been tastefully updated with tile floors, new vanity, elegant fixtures, tile-surround shower, and fresh paint. The privacy fenced backyard offers ample room for family activities. Additional updates include a new AC unit, new roof and new drywall. This home is only a short walk away from Wilmington's Central Business District, the dining at downtown Market St and nightlife on Wilmington’s Riverfront. Also a short drive away from major roadways like I-95, Rt 13, I-495 and within 20 minutes from two airports. Schedule your tour today!

19. 2008-12-31
    historical
20. 2008-09-18
    listed $74,900

ⓘ 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: $652 · $54/mo
• Projected year-2 tax: $784 · $65/mo
• Expected delta: +$132/yr (+$11/mo · 20.2%)

ⓘ 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,078
• − Mortgage interest: −$8,850
• − Property taxes: −$652
• − Insurance: −$790
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$4,596
• Taxable income: $3,656
• Est. tax owed @ 24.0%: −$878
• After-tax cash flow: $5,179/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): 16,327
• Household income: $52,810
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 919.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 15% Hispanic / Latino 9% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -112.65%
• Current HPI: 151.1288
• Rent YoY: ▲ 1.59%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+116.3% since first listed

6 events — show timeline

• 2026-03-26 Listed $162,000 BRIGHT MLS
• 2025-08-26 Sold (MLS) $155,000 BRIGHT MLS
• 2025-07-28 Pending — BRIGHT MLS
• 2025-06-06 Listed $159,000 BRIGHT MLS
• 2008-12-31 Listing Removed — BRIGHT MLS
• 2008-09-18 Listed $74,900 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2024): $652 · +2.6% YoY. Source: county tax records.