5 Dorsey Ln · Bear, DE 19701

$200,000

3 bd · 1.0 ba · 1,050 sqft · SingleFamily public records

Built 1983 6,534 sqft lot Est $318k · 37% under

---

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 +25.8/30.0
• ARV discount +15.0/15.0
• DSCR +8.6/10.0
• 1% rule +6.1/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Incredible opportunity for investors, rehab buyers, or FHA 203(k) purchasers. This property offers solid bones and a layout perfect for modern updates, making it an ideal candidate for renovation. The home needs cosmetic and structural improvements, but its strong foundation, spacious rooms, and desirable location create the perfect canvas for your vision. Whether you’re planning a personalized remodel or seeking your next value‑add project, this property delivers outstanding upside and long‑term potential. Don’t miss the chance to transform this home into something truly special.

Key facts

• 6,534 sq ft lot
• Built 1983

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $487 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $200k).
• Cap rate 9.2% vs local median 4.7% in Bear — 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 73/100 on livability (#8 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living A-; Watch: crime C-, schools D+, amenities F.
• Colonial School District (suburban): math 15% / reading 30% proficiency, ranked #23 of 26 in DE (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+9.0%/yr); 111 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $6k 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 + 8.0% rent growth), your $56k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $87k; list at $200k implies a 130% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $200,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 9.22%
• Cash-on-cash: 10.44%
• DSCR: 1.46
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $318,150
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
39 Courtland Cir	0.16mi	3/1.0	1,050 (0%)	16mo	$318,000	$303	79
127 Channing Dr	0.24mi	3/2.0	1,025 (-2%)	8mo	$319,500	$312	74
108 Channing Dr	0.28mi	3/1.5	1,025 (-2%)	14mo	$245,000	$239	70
734 Pulaski Hwy Unit 44	0.33mi	2/2.0 (-1)	925 (-12%)	6mo	$86,000	$93	51
716 Cardinal Ave	0.58mi	3/2.0	1,150 (+10%)	20mo	$355,000	$309	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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 4.5%
• Equity multiple: 1.19×
• Total profit: $10,381
• Equity at exit: $29,821

10-year hold

• IRR: 18.0%
• Equity multiple: 2.83×
• Total profit: $102,500
• Equity at exit: $17,292

Cash invested: $56,000 (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 19701

• Rents YoY: 9.0%
• Active inventory: 111
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,229 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$142 /mo · $1,701/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$468
• Net cashflow: $487

Break-even live

Break-even rent $1,613

Max offer price $200,000

Occupancy floor 73%

Sensitivity live

Price	-10% $601	-5% $544	+0% $487	+5% $431	+10% $374
Rent	-10% $311	-5% $399	+0% $487	+5% $575	+10% $663
Rate	-1.0pp $588	-0.5pp $538	base $487	+0.5pp $436	+1.0pp $383

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
157 Channing Dr Bear, DE	3.0	1.5	1075	$1,960	$1.82	6d	1	0.20mi
270 Brandywine Dr Bear, DE	1.0–2.0	1.0–2.0	1015	$2,295	$2.26	0d	1	0.44mi
4 Arnold Pl Newark, DE	2.0	2.5	1225	$2,500	$2.04	44d	1	1.06mi
104 Sandburg Pl Newark, DE	2.0	2.0	1080	$1,659	$1.54	13d	1	1.13mi
104 Sandburg Pl Newark, DE	3.0	2.0	1368	$1,889	$1.38	44d	1	1.13mi
13 Honeysuckle Dr Newark, DE	3.0	2.0	1300	$2,300	$1.77	44d	1	1.24mi
13 Farland Way Newark, DE	3.0	1.5	1175	$2,100	$1.79	6d	1	1.25mi
13 Farland Way Newark, DE	3.0	2.0	1175	$2,100	$1.79	25d	1	1.25mi
102 Stone Hurst Ct New Castle, DE	2.0	2.0	1043	$1,800	$1.73	25d	1	1.30mi
35 Honeysuckle Dr Newark, DE	3.0	1.5	1250	$2,400	$1.92	18d	1	1.33mi
22 Candlewick Ct New Castle, DE	3.0	1.5	1200	$1,850	$1.54	25d	1	1.41mi
401 Bedford Ln New Castle, DE	1.0–2.0	1.0–2.0	865	$1,895	$2.19	3d	9	1.43mi
525 Blackbird Dr Bear, DE	3.0	1.5	1150	$2,100	$1.83	44d	1	1.43mi
9 Clinton Ct New Castle, DE	2.0	1.0	950	$1,750	$1.84	19d	1	1.48mi

Listing history 4 events

1. 2026-05-14
   listed $200,000
2. 2026-05-14
   historical
3. 1989-08-01
   soldstatus $86,900
4. 1986-01-01
   soldstatus $58,400

ⓘ 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: $1,701 · $142/mo
• Projected year-2 tax: $1,701 · $142/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,753
• − Mortgage interest: −$11,203
• − Property taxes: −$1,701
• − Insurance: −$1,000
• − Repairs & maintenance: −$2,140
• − Management: −$2,140
• − Depreciation: −$5,818
• Taxable income: $2,751
• Est. tax owed @ 24.0%: −$660
• After-tax cash flow: $5,188/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: Colonial School District
• NCES district ID: 1000230
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $58,622
• Composite: 20.75/100
• National rank: #8517
• State rank: #23 of 26 in DE

Livability — Bear

• Score: 73/100
• State rank: #8
• US rank: #5158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Castle County · 483,412 people
• City population: 42,984
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 42,984
• Household income: $111,198
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 619.0

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 0.67)
• Race & ethnicity: White 50% Black 26% Hispanic / Latino 11% Asian 10% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 78% English-only · Spanish 8% Other Asian/Pacific 3% Other Indo-European 3%

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: ▼ -159.00%
• Current HPI: 261.2988
• Rent YoY: ▲ 9.03%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+242.5% since first listed

4 events — show timeline

• 2026-05-14 Listing Removed — BRIGHT MLS
• 2026-05-14 Listed $200,000 BRIGHT MLS
• 1989-08-01 Sold (Public Records) $86,900 Public Records
• 1986-01-01 Sold (Public Records) $58,400 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,701 · +9.8% YoY. Source: county tax records.