6339 Pebblebrook Dr · Milford, DE 19963

$270,000

3 bd · 3.0 ba · 388 sqft · SingleFamily public records · 17 Days on market

Built 2020 Good condition 4,356 sqft lot $15/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +6.4/30.0
• Condition / age +4.0/5.0
• Livability +3.1/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• DSCR +0.7/10.0
• 1% rule +0.3/10.0
• Appreciation +0.0/10.0

Listing remarks

I am excited to introduce a wonderful new listing in the beautiful Brookstone Trace community. This well-maintained townhouse, built in 2020, features three bedrooms and 2.5 bathrooms. The main level offers a large eat-in kitchen equipped with 30-inch cappuccino cabinets and a four-piece GE stainless steel appliance package. The spacious living room is filled with natural light and features laminate flooring, plush carpeting, and a convenient half bath. On the second floor, you will find three bedrooms, including an owner’s suite complete with a walk-in closet and a private three-piece bathroom. The additional two bedrooms share a second full bathroom, and the floor is finished with a

Key facts

• $15 HOA
• Garage
• Built 2020

Property features AI

Finance

• Other: Total below-grade area approximately 500; Above-grade finished area approximately 1,150; Below-grade finished area approximately 500; Year built source: assessor
• HOA & community: HOA fee $180 annually

Exterior

• Parking: Attached front-entry garage (1 space); Asphalt driveway
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Concrete perimeter foundation (permanent)
• Exterior features: Corner lot/unit; Lot dimensions approximately 44 x 94; Not in a federal flood zone

Interior

• Kitchen: Cooktop; Dishwasher; Microwave; Refrigerator
• Bedrooms: Three bedrooms on the upper level (Master Bedroom, Bedroom 2, Bedroom 3)
• Flooring: Fully carpeted; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom (all on upper level)
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas); Tankless hot water
• Interior features: Eat-in kitchen; Two-story ceilings; Basement with drainage system and garage access
• Laundry & utility: Upper-floor laundry; Electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $270k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-463 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $188k (30.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $144k (46.7% below list).
• Recommended offer: $144k (46.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 62/100 on livability (#61 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A-; Watch: schools D+, crime F, amenities F.
• Milford School District (town): math 18% / reading 32% proficiency, ranked #22 of 26 in DE (top 85%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 207 active listings in the ZIP; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($266k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 76% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $143,798 (46.7% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.53% ✗
• Cap rate: 4.24%
• Cash-on-cash: -7.34%
• DSCR: 0.67
• GRM: 15.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -29.2%
• Equity multiple: 0.03×
• Total profit: $-73,357
• Equity at exit: $40,258

10-year hold

• IRR: -29.8%
• Equity multiple: -0.35×
• Total profit: $-102,394
• Equity at exit: $23,345

Cash invested: $75,600 (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 19963

• Active inventory: 207
• Price-to-rent: 15.6×

Monthly cashflow live

• Estimated rent: $1,438 medium
• Mortgage (P&I): −$1,416
• Tax from tax record: −$55 /mo · $662/yr
• Insurance: −$112
• HOA: −$15
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $-463

Break-even live

Break-even rent $2,024

Max offer price $188,282

Occupancy floor —

Sensitivity live

Price	-10% $-310	-5% $-386	+0% $-463	+5% $-539	+10% $-615
Rent	-10% $-576	-5% $-519	+0% $-463	+5% $-406	+10% $-349
Rate	-1.0pp $-327	-0.5pp $-394	base $-463	+0.5pp $-533	+1.0pp $-604

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: $67,500
• Closing costs: $8,100
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $15 · $180/yr

Listing history 3 events

1. 2026-04-23
   status Pending
2. 2026-04-06
   listed $270,000 Active
3. 2026-04-02
   historical $270,000

ⓘ 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: $662 · $55/mo
• Projected year-2 tax: $1,114 · $93/mo
• Expected delta: +$452/yr (+$38/mo · 68.2%)

ⓘ 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 ≥102°F today · 17 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 76% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,256
• − Mortgage interest: −$15,124
• − Property taxes: −$662
• − Insurance: −$1,350
• − Repairs & maintenance: −$1,380
• − Management: −$1,380
• − HOA: −$180
• − Depreciation: −$7,855
• Taxable loss: −$10,676
• Est. tax savings @ 24.0%: +$2,562
• After-tax cash flow: $-2,989/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 · 6 photos

Good 80/100 Cosmetic rehab

This well-maintained townhouse in Brookstone Trace offers a good investment opportunity with minor cosmetic updates to enhance its curb appeal and value.

Value-add opportunities

• Resale Paint exterior trim — Enhances curb appeal and value
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain
• Both Install smart home devices — Enhances convenience and marketability

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint exterior trim — Enhances curb appeal and value ↑
• Both Replace carpet with hardwood or tile — Improves aesthetics and is easier to maintain ↑
• Both Install smart home devices — Enhances convenience and marketability ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Milford School District
• NCES district ID: 1001080
• Math proficiency: 18% ▼ -26.00%
• Reading proficiency: 32% ▼ -19.00%
• Median HH income: $51,794
• Composite: 22.18/100
• National rank: #8162
• State rank: #22 of 26 in DE

Livability — Milford

• Score: 62/100
• State rank: #61
• US rank: #16211

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D- Housing A- Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Milford, DE
• Population (ZIP): 22,544

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 0.56)
• Race & ethnicity: White 62% Black 20% Hispanic / Latino 10% Two or more races 7% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Hispanic 3% Romanian 2% Slovak 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 84% English-only · Spanish 7% French/Haitian/Cajun 5% Other Indo-European 2%

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: ▼ -135.01%
• Current HPI: 227.2369
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

3 events — show timeline

• 2026-04-23 Pending — BRIGHT MLS
• 2026-04-06 Listed $270,000 BRIGHT MLS
• 2026-04-02 Coming Soon $270,000 BRIGHT MLS

Property tax history

-6.0%/yr

Latest (2025): $662 · -19.2% YoY. Source: county tax records.