62 Montrose Dr · Brookside, DE 19713

$299,900

3 bd · 1.0 ba · 1,576 sqft · SingleFamily public records · 14 Days on market

Built 1954 6,970 sqft lot $190/sqft · 11% below area Est $328k · 9% under

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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 +20.1/30.0
• ARV discount +11.3/15.0
• DSCR +6.4/10.0
• 1% rule +4.1/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Charming 3-bedroom home with flexible living space in an established neighborhood in Newark. This cozy property offers a spacious, recently refreshed eat-in kitchen with updated quartz countertops and ample cabinet space. An inviting living room features an original brick fireplace and an operable wood-burning stove that provides supplemental heat throughout the adjoining living and kitchen spaces. There's an additional sitting room that could serve as a home office, den or potential 4th bedroom. Convenient side entry through the covered carport leads directly into the kitchen for easy everyday living. Thoughtful improvements completed by the seller include rerouting the heating and plumbin

Key facts

• 6,970 sq ft lot
• 4 parking spots
• Built 1954

Property features AI

Exterior

• Parking: Attached carport with 2 spaces; Driveway with 2 spaces; On-street parking; Four total garage/parking spaces
• Utilities: Public water; Public sewer; Electric service; Fiber optic internet
• Home design: Detached single-family home; Level entry to main level
• Construction: Vinyl siding; Slab foundation; Above-grade and below-grade structures
• Exterior features: Patio(s); Flood lights; Sidewalks; Street lights; Privacy wood fencing

Interior

• Kitchen: Built-in range; Electric oven/range; Range hood; Dishwasher; Refrigerator; Extra refrigerator/freezer; Eat-in kitchen; Pantry
• Bedrooms: Three bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Hot water baseboard heating (oil-fired); Oil hot water; Ceiling fans; Window air conditioning units
• Interior features: Attic; Tub with shower; Ceiling fans; Combination kitchen/dining area; Crown moldings; Entry-level bedroom; Eat-in kitchen; Pantry; Recessed lighting; Wood stove
• Laundry & utility: Washer; Electric dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $300k.

Deal economics

• At list price, monthly cash flow is $376 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $274k (8.7% below list).
• Recommended offer: $274k (8.7% below list) — sets the bar for 1% rule.
• Cap rate 7.8% vs local median 5.0% in Brookside — 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 69/100 on livability (#28 in DE) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: crime C-, amenities F, commute F.
• 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: 74 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 43% of the median local income ($76k/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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $273,758 (8.7% below list)

Questions for the listing agent

1. Built in 1954 — 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 A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
4. 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.
5. 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.
6. 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: 0.91% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.37%
• DSCR: 1.24
• GRM: 9.1

CMA / ARV

• ARV (median comp): $327,810
• List price: $299,900
• Delta: -8.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
62 Montrose Dr	0.00mi	3/1.0	1,528 (-3%)	0mo	$280,000	$183	95
3 Matthews Rd	0.21mi	4/1.0 (+1)	1,500 (-5%)	5mo	$340,000	$227	73
67 Mercer Dr	0.49mi	3/1.0	1,525 (-3%)	1mo	$325,000	$213	71
11 Mitchell Cir	0.25mi	3/1.0	1,700 (+8%)	6mo	$241,000	$142	70
3 Durham Ct	0.34mi	3/2.0	1,525 (-3%)	6mo	$335,000	$220	69
10 Monterry Dr	0.26mi	3/3.0	1,700 (+8%)	1mo	$235,000	$138	66
884 Broadfield Dr	0.73mi	3/1.0	1,600 (+2%)	1mo	$380,000	$238	63
26 Kensington Ln	0.63mi	4/2.0 (+1)	1,572 (-0%)	3mo	$411,000	$261	59
183 Brookside Blvd	0.44mi	3/2.0	1,700 (+8%)	5mo	$380,000	$224	58
378 Hobart Dr	0.45mi	3/1.5	1,450 (-8%)	7mo	$390,000	$269	58
209 Warfield Rd	0.64mi	3/2.0	1,600 (+2%)	7mo	$405,000	$253	58
511 Shue Dr	0.61mi	3/1.0	1,350 (-14%)	4mo	$196,000	$145	45

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.70×
• Total profit: $-24,806
• Equity at exit: $44,716

10-year hold

• IRR: 1.5%
• Equity multiple: 1.10×
• Total profit: $8,661
• Equity at exit: $25,930

Cash invested: $83,972 (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 19713

• Active inventory: 74
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,738 high
• Mortgage (P&I): −$1,573
• Tax from tax record: −$89 /mo · $1,073/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$575
• Net cashflow: $376

Break-even live

Break-even rent $2,262

Max offer price $299,900

Occupancy floor 81%

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: $74,975
• Closing costs: $8,997
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
18 Montrose Dr Newark, DE	4.0	3.0	1500	$5,000	$3.33	43d	1	0.32mi
28 Keith St Newark, DE	4.0	1.5	1375	$1,750	$1.27	43d	1	0.37mi
5 Farnsworth Rd Newark, DE	4.0	2.0	1700	$2,500	$1.47	24d	1	0.51mi
600 Judy Way Newark, DE	3.0	2.5	2025	$2,900	$1.43	43d	1	0.52mi
1 Waltham St Newark, DE	4.0	1.5	1452	$2,250	$1.55	4d	1	0.53mi
225 Brennen Dr Newark, DE	3.0	1.0	1325	$2,200	$1.66	43d	1	0.57mi
31 N Skyward Dr Newark, DE	3.0	1.5	1700	$2,400	$1.41	5d	1	0.69mi
8 Midland Dr Newark, DE	3.0	2.0	1500	$2,895	$1.93	17d	1	0.86mi
1001 Compass Way Newark, DE	1.0–2.0	1.0–2.0	1014	$3,000	$2.96	1d	35	0.91mi
366 Manuel St Newark, DE	4.0	2.0	1362	$2,300	$1.69	4d	1	1.35mi
271 S Dillwyn Rd Newark, DE	3.0	1.5	1325	$2,700	$2.04	5d	1	1.43mi
32 Bobby Dr Newark, DE	4.0	2.0	1400	$2,400	$1.71	24d	1	1.45mi

Listing history 3 events

1. 2026-05-16
   status Pending 1289-char remark
2. 2026-05-02
   listed $299,900 Active 1289-char remark
3. 1984-05-01
   soldstatus $46,900

ⓘ 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: $1,073 · $89/mo
• Projected year-2 tax: $1,406 · $117/mo
• Expected delta: +$333/yr (+$28/mo · 31.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°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: $32,851
• − Mortgage interest: −$16,799
• − Property taxes: −$1,073
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,628
• − Management: −$2,628
• − Depreciation: −$8,724
• Taxable loss: −$501
• Est. tax savings @ 24.0%: +$120
• After-tax cash flow: $4,628/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 — Brookside

• Score: 69/100
• State rank: #28
• US rank: #8635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Brookside, DE
• County: New Castle County · 483,412 people
• City population: 30,549
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 30,747
• Household income: $76,493
• Rent vs Own: 37.0% rent · 63.0% own
• Severe rent burden: 926.0

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 21% Hispanic / Latino 19% Two or more races 12% Asian 6%
• Hispanic origin (detail): Mexican 8% Puerto Rican 3% Dominican 2%
• Common ancestry: Romanian 4% Slovak 1% Lithuanian 1%
• Foreign-born: 17% · Canada, China, Jamaica
• Languages at home: 76% English-only · Spanish 15% Chinese 2% Arabic 2%

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: ▼ -255.28%
• Current HPI: 269.969
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+497.0% since first listed

4 events — show timeline

• 2026-06-09 Sold (MLS) $280,000 BRIGHT MLS
• 2026-05-16 Pending — BRIGHT MLS
• 2026-05-02 Listed $299,900 BRIGHT MLS
• 1984-05-01 Sold (Public Records) $46,900 Public Records

Property tax history

-1.0%/yr

Latest (2024): $1,073 · +3.8% YoY. Source: county tax records.