35 E 30th St · Wilmington, DE 19802

$184,900

3 bd · 1.0 ba · 1,200 sqft · Townhouse public records · 2 Days on market

Built 1929 1,742 sqft lot Est $218k · 15% 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 +21.7/30.0
• ARV discount +14.4/15.0
• DSCR +6.9/10.0
• 1% rule +4.7/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

FIRST TIME HOMEBUYER / INVESTOR Alert: Why rent when you can buy? Gorgeous 3 bedroom, 1 bath home with stunning park views available to celebrate your New Year! Home offers led crystal lighting throughout, glass stainless steel backsplash, polished ceramic tile and newly refinished hardwood floors throughout the home on upper and main level. On the upper level, you will also find 3 great bedrooms, complete with an updated full bathroom, paired with granite countertop, white vessel sink and waterfall brush nickel faucet. On the lower level, offers an open concept feel for entertaining, or storage, with washer and dryer hookup, a one car garage and long driveway for off-street parking in the city. New water heater and a 1 year home warranty provided. A pre-owned Viking stainless steel refrigerator and champagne colored Kenmore Elite washer and dryer, with matching pedestals may be negotiated as part of sale. FHA Buyers welcome. Seller is a licensed Delaware Realtor.

Key facts

• Garage
• Built 1929

Property features AI

Exterior

• Parking: Built-in basement garage (1 garage space); Driveway with two parking spaces; Total of 3 garage and parking spaces
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Above-grade finished living space
• Construction: Brick construction; Block foundation
• Exterior features: Lot dimensions approximately 17.90 x 106.00; Not on tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Window air conditioning units; Natural gas hot water
• Interior features: Partially finished basement with garage access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $229 ($3k/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 $180k (2.6% below list).
• Recommended offer: $180k (2.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% 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.
• Brandywine School District (suburban): math 28% / reading 40% proficiency, ranked #11 of 26 in DE (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 40% of the median local income ($54k/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 $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.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 20y ago; this cycle's ask is 25% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $124k; 49% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1929 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major 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 $180,154 (2.6% below list)

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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. 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.
7. 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.
8. 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: 0.97% ✗
• Cap rate: 8.14%
• Cash-on-cash: 6.61%
• DSCR: 1.29
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $218,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3208 N Madison St	0.43mi	3/1.0	1,200 (0%)	2mo	$274,999	$229	79
2708 Thompson Pl	0.38mi	3/1.0	1,175 (-2%)	1mo	$215,000	$183	78
2717 N West St	0.30mi	3/1.0	1,150 (-4%)	2mo	$155,000	$135	78
212 W 25th St	0.42mi	3/1.0	1,225 (+2%)	1mo	$80,000	$65	76
417 E 35th St	0.37mi	3/1.0	1,150 (-4%)	2mo	$227,000	$197	74
2412 Lamotte St	0.34mi	3/1.0	1,275 (+6%)	0mo	$125,000	$98	73
206 W 26th St	0.38mi	3/2.0	1,250 (+4%)	2mo	$228,000	$182	70
3003 N Tatnall St	0.16mi	2/1.0 (-1)	1,050 (-12%)	1mo	$165,000	$157	66
623 W Twenty Eighth St	0.59mi	3/1.5	1,250 (+4%)	0mo	$235,000	$188	63
709 E 26th St	0.26mi	3/2.5	1,375 (+15%)	0mo	$230,000	$167	57
11 E 42nd St	0.63mi	3/1.5	1,075 (-10%)	1mo	$252,500	$235	51
2011 N West St	0.65mi	4/1.0 (+1)	1,375 (+15%)	1mo	$135,000	$98	40

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 · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -5.2%
• Equity multiple: 0.80×
• Total profit: $-10,308
• Equity at exit: $27,569

10-year hold

• IRR: 7.3%
• Equity multiple: 1.61×
• Total profit: $31,718
• Equity at exit: $15,987

Cash invested: $51,772 (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 19802

• Rents YoY: 5.7%
• Active inventory: 119
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $1,802 high
• Mortgage (P&I): −$970
• Tax from tax record: −$92 /mo · $1,098/yr
• Insurance: −$77
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $229

Break-even live

Break-even rent $1,511

Max offer price $184,900

Occupancy floor 82%

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: $46,225
• Closing costs: $5,547
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3005 N West St Wilmington, DE	3.0	1.0	1176	$1,900	$1.62	24d	1	0.20mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	13d	1	0.20mi
3003 N Washington St Wilmington, DE	3.0	1.0	1250	$1,950	$1.56	44d	1	0.28mi
2923 N Washington St Wilmington, DE	3.0	1.0	1225	$1,600	$1.31	2d	1	0.28mi
103 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	44d	1	0.35mi
400 W 29th St Wilmington, DE	3.0	1.5	1125	$1,950	$1.73	44d	1	0.36mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	44d	1	0.37mi
2601 N Heald St Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	1d	1	0.43mi
547 Eastlawn Ave Wilmington, DE	3.0	1.0	1400	$1,995	$1.43	44d	1	0.43mi
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	24d	1	0.52mi
302 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1450	$1,295	$0.89	24d	1	0.55mi
306 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	24d	1	0.55mi
306 W 23rd St Unit 2 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	44d	1	0.55mi
507 Barrett St Wilmington, DE	3.0	1.0	1275	$1,700	$1.33	44d	1	0.55mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	44d	1	0.57mi
312 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	700	$1,295	$1.85	24d	1	0.57mi
314 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	1300	$1,295	$1.00	24d	1	0.57mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	1d	1	0.67mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,700	$1.55	10d	1	0.74mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,500	$1.36	13d	1	0.74mi
3408 Miller Rd Wilmington, DE	1.0–2.0	1.0–2.0	889	$1,775	$2.00	5d	6	0.76mi
608 W Lea Blvd Wilmington, DE	1.0–2.0	1.0	825	$1,500	$1.82	44d	1	0.80mi
2 Colony Blvd Wilmington, DE	1.0–2.0	1.0–2.0	1112	$2,500	$2.25	1d	6	0.80mi
604 W 20th St Unit 2 Wilmington, DE	2.0	1.0	900	$1,195	$1.33	24d	1	0.81mi
608 W 20th St Wilmington, DE	2.0	1.0	800	$1,400	$1.75	44d	1	0.82mi
518 E 12th St Wilmington, DE	2.0	1.0	875	$1,425	$1.63	20d	1	0.93mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	18d	1	0.97mi
1124 Clifford Brown Walk Wilmington, DE	2.0	1.0	1240	$1,625	$1.31	44d	1	0.97mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	44d	1	1.00mi
310 Shipley Rd Wilmington, DE	2.0	2.0	1010	$1,722	$1.71	1d	2	1.01mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	1d	1	1.01mi
201 Philadelphia Pike Unit 216 Wilmington, DE	2.0	1.0	850	$1,400	$1.65	44d	1	1.01mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	18d	1	1.03mi
201 1/2 Philadelphia Pike #326 Wilmington, DE	2.0	1.0	779	$1,595	$2.05	44d	1	1.04mi
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	24d	1	1.05mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	17d	1	1.08mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	1d	62	1.15mi
835 N Spruce St Wilmington, DE	3.0	1.0	775	$1,700	$2.19	1d	1	1.16mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	44d	5	1.19mi
116 W 9th St Wilmington, DE	1.0–2.0	1.0–2.0	813	$2,250	$2.77	2d	16	1.26mi

Listing history 15 events

1. 2026-06-18
   days on market $184,900 Active 2 DOM
2. 2026-06-17
   remarks 557-char remark
3. 2026-06-17
   statusdays on market $184,900 Active 1 DOM
4. 2026-06-16
   days on market $184,900 Coming Soon 16 DOM
5. 2026-06-15
   days on market $184,900 Coming Soon 15 DOM
6. 2026-06-13
   days on market $184,900 Coming Soon 13 DOM
7. 2026-06-09
   days on market $184,900 Coming Soon 9 DOM
8. 2026-06-08
   days on market $184,900 Coming Soon 8 DOM
9. 2026-06-07
   days on market $184,900 Coming Soon 7 DOM
10. 2026-06-04
    days on market $184,900 Coming Soon 4 DOM
11. 2026-06-03
    days on market $184,900 Coming Soon 3 DOM
12. 2026-06-02
    days on market $184,900 Coming Soon 2 DOM
13. 2026-06-02
    remarks 533-char remark
14. 2026-06-01
    remarks 512-char remark
15. 2026-06-01
    listed $184,900 Coming Soon 1 DOM

ⓘ 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: $1,098 · $92/mo
• Projected year-2 tax: $1,098 · $92/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 7/10 Severe FEMA zone X (unshaded) · 77% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,618
• − Mortgage interest: −$10,357
• − Property taxes: −$1,098
• − Insurance: −$1,591
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$5,379
• Taxable loss: −$266
• Est. tax savings @ 24.0%: +$64
• After-tax cash flow: $2,817/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: Brandywine School District
• NCES district ID: 1001240
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $68,743
• Composite: 31.27/100
• National rank: #6019
• State rank: #11 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): 26,051
• Household income: $53,812
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1816.0

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 (68%)
• Race & ethnicity: Black 68% White 20% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 4% Arabic 0%

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: ▼ -296.47%
• Current HPI: 225.6613
• Rent YoY: ▲ 5.72%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+428.3% since first listed

18 events — show timeline

• 2026-05-31 Coming Soon $184,900 BRIGHT MLS
• 2020-02-19 Sold (Public Records) $124,000 Public Records
• 2020-02-12 Sold (MLS) $124,000 BRIGHT MLS
• 2020-01-31 Pending — BRIGHT MLS
• 2020-01-03 Contingent — BRIGHT MLS
• 2019-12-16 Price Changed $129,999 BRIGHT MLS
• 2019-12-05 Listed $147,777 BRIGHT MLS
• 2019-08-09 Sold (MLS) $35,030 BRIGHT MLS
• 2019-07-26 Pending — BRIGHT MLS
• 2019-06-12 Listed $59,900 BRIGHT MLS
• 2008-08-29 Listing Removed — BRIGHT MLS
• 2008-07-12 Listed $129,900 BRIGHT MLS
• 2008-04-10 Sold (Public Records) $62,000 Public Records
• 2007-07-31 Listing Removed — BRIGHT MLS
• 2007-05-03 Listed $82,900 BRIGHT MLS
• 2007-04-16 Listing Removed — BRIGHT MLS
• 2006-04-16 Listed $86,900 BRIGHT MLS
• 1983-12-01 Sold (Public Records) $35,000 Public Records

Property tax history

+2.2%/yr

Latest (2024): $1,098 · +10.2% YoY. Source: county tax records.