127 Rosie Dr · Middletown, DE 19709

$308,000

3 bd · 2.5 ba · 1,150 sqft · Townhouse public records · 2 Days on market

Built 2002 4,356 sqft lot $268/sqft · 18% above area Est $289k · 7% over

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Why this score? — see what drove the D 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 +15.6/30.0
• DSCR +4.8/10.0
• ARV discount +4.6/15.0
• Schools +4.2/10.0
• Livability +3.6/5.0
• 1% rule +3.2/10.0
• Rent growth +2.8/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Delightful end unit just over 1 year old. 3 bedroom, 2 1/2 bath, large kitchen and neutral decor. Full "daylight" basement ready for finishing. Nice lot backs to open rear yard. Special bonus: Dishwasher, refrigerator, washer and dryer included. September possession available.

Key facts

• Upgraded cabinetry
• Updated bathrooms
• Back deck

Tags

• CERAMIC TILE FLOORING
• ENGINEERED BAMBOO FLOORING
• UPGRADED CABINETRY
• UPDATED BATHROOMS
• BACK DECK
• PRIVATE GREEN SPACE

Property features AI

Finance

• HOA & community: Ground rent paid annually

Exterior

• Parking: Assigned parking in a parking lot (2 assigned spaces)
• Utilities: Public water; Public sewer; Electric hot water; Cable TV available
• Home design: End of row townhouse; Pitched shingle roof; Entry and living on multiple levels; Estimated year built
• Construction: Vinyl siding; Concrete perimeter foundation; Windows are double pane, vinyl-clad with screens; Above grade and below grade structures
• Exterior features: Deck(s) and patio(s); Satellite dish; Sidewalks; Street lights; Split rail fencing; Open rear yard

Interior

• Kitchen: Built-in microwave; Built-in range; Oven/Range - Gas; Dishwasher; Disposal; Refrigerator; Stainless steel appliances; Water heater
• Bedrooms: Three bedrooms on the upper level
• Flooring: Fully carpeted; Vinyl
• Bathrooms: Two full bathrooms (all upper levels); One half bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; 200+ amp electric service
• Interior features: Eat-in kitchen; Master bathroom; Insulated, six-panel, sliding glass, and storm doors; Fully carpeted and vinyl flooring; Estimated living area
• Laundry & utility: Washer and dryer; Laundry located on lower floor

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $308k.

Deal economics

• At list price, monthly cash flow is $130 ($2k/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 $254k (17.5% below list).
• Recommended offer: $254k (17.5% below list) — sets the bar for 1% rule.
• Cap rate 6.8% vs local median 3.0% in Middletown — 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 71/100 on livability (#17 in DE) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, crime A-; Watch: cost of living C-, commute F.
• Appoquinimink School District (rural): math 37% / reading 52% proficiency, ranked #6 of 26 in DE (top 23%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; only 18% free/reduced lunch — higher-income household profile.
• Zoned schools: Bunker Hill Elementary School (math 33% / reading 44%, grade F, #30 of 105 statewide, top 28%, 655 students, 0% FRL); Meredith (Everett) Middle School (math 25% / reading 45%, grade F, #11 of 36 statewide, top 29%, 810 students, 0% FRL); Appoquinimink High School (math 40% / reading 67%, grade C-, #4 of 40 statewide, top 8%, 1,484 students, 0% FRL) — zoned schools average 0% FRL vs 18% district-wide (18 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+1.1%/yr); 454 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 $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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 24y 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

• 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 $253,951 (17.5% below list)

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 B-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?
3. 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?
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: 0.82% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.81%
• DSCR: 1.08
• GRM: 10.1

CMA / ARV

• ARV (median comp): $289,166
• List price: $308,000
• Delta: 6.51%
• 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
286 Vincent Cir	0.12mi	3/2.5	1,125 (-2%)	5mo	$295,000	$262	87
404 Naughty Ln	0.19mi	3/2.5	1,125 (-2%)	1mo	$305,000	$271	87
131 Rosie Dr	0.01mi	3/1.5	1,175 (+2%)	7mo	$272,000	$231	86
127 Rosie Dr	0.00mi	3/2.5	1,275 (+11%)	1mo	$312,000	$245	81
238 Vincent Cir	0.06mi	3/2.5	1,125 (-2%)	18mo	$280,000	$249	79
118 Rosie Dr	0.03mi	2/1.5 (-1)	1,175 (+2%)	12mo	$265,000	$226	76
756 Marian Dr	0.10mi	3/2.5	1,250 (+9%)	7mo	$273,000	$218	75
137 Rosie Dr	0.02mi	2/1.5 (-1)	1,150 (0%)	19mo	$261,000	$227	74
403 Naughty Ln	0.20mi	3/1.5	1,125 (-2%)	14mo	$265,000	$236	71
285 Vincent Cir	0.11mi	3/2.0	1,125 (-2%)	22mo	$240,000	$213	71
122 Vincent Cir	0.22mi	2/2.5 (-1)	1,125 (-2%)	13mo	$272,501	$242	70
16 W Lake St	0.71mi	2/1.0 (-1)	1,050 (-9%)	20mo	$160,000	$152	25

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 · 1.07% rent growth · sell at horizon

5-year hold

• IRR: -15.4%
• Equity multiple: 0.46×
• Total profit: $-46,579
• Equity at exit: $45,924

10-year hold

• IRR: -10.2%
• Equity multiple: 0.43×
• Total profit: $-49,466
• Equity at exit: $26,630

Cash invested: $86,240 (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 19709

• Home prices YoY: -21.4%
• Rents YoY: 1.1%
• Active inventory: 454
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $2,540 high
• Mortgage (P&I): −$1,615
• Tax from tax record: −$133 /mo · $1,591/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$533
• Net cashflow: $130

Break-even live

Break-even rent $2,375

Max offer price $308,000

Occupancy floor 90%

Sensitivity live

Price	-10% $304	-5% $217	+0% $130	+5% $43	+10% $-44
Rent	-10% $-71	-5% $30	+0% $130	+5% $230	+10% $331
Rate	-1.0pp $285	-0.5pp $208	base $130	+0.5pp $50	+1.0pp $-31

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: $77,000
• Closing costs: $9,240
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Champs Ln Middletown, DE	2.0	2.5	1250	$2,000	$1.60	45d	1	0.04mi
132 Rosie Dr Middletown, DE	2.0	2.5	1450	$1,990	$1.37	22d	1	0.07mi
404 Naughty Ln Unit 404 Middletown, DE	3.0	3.0	1200	$2,600	$2.17	26d	1	0.21mi
1600 Lake Seymour Dr Middletown, DE	1.0–3.0	1.0–2.0	1267	$2,495	$1.97	0d	1	0.45mi
500 Westown Way Middletown, DE	1.0–3.0	1.0–2.0	1267	$2,595	$2.05	0d	1	1.12mi
250 Celebration Ct Middletown, DE	1.0–2.0	1.0–2.0	1075	$2,305	$2.14	0d	2	1.30mi

Listing history 11 events

1. 2026-05-08
   status Pending 1579-char remark
2. 2026-05-06
   listed $308,000 Active 1579-char remark
3. 2004-11-01
   soldstatus $147,000
4. 2004-10-28
   soldstatus $147,000 288-char remark

   Show marketing remark (288 chars)

   Delightful end unit just over 1 year old. 3 bedroom, 2 1/2 bath, large kitchen and neutral decor. Full "daylight" basement ready for finishing. Nice lot backs to open rear yard. Special bonus: Dishwasher, refrigerator, washer and dryer included. September possession available.

5. 2004-09-04
   historical 288-char remark

   Show marketing remark (288 chars)

   Delightful end unit just over 1 year old. 3 bedroom, 2 1/2 bath, large kitchen and neutral decor. Full "daylight" basement ready for finishing. Nice lot backs to open rear yard. Special bonus: Dishwasher, refrigerator, washer and dryer included. September possession available.

6. 2004-08-13
   listed $147,000 288-char remark

   Show marketing remark (288 chars)

   Delightful end unit just over 1 year old. 3 bedroom, 2 1/2 bath, large kitchen and neutral decor. Full "daylight" basement ready for finishing. Nice lot backs to open rear yard. Special bonus: Dishwasher, refrigerator, washer and dryer included. September possession available.

7. 2003-01-30
   soldstatus $118,740

   Show marketing remark (417 chars)

   All homes come with 2 or 3 BR at no cost difference. Great opportunity for 1st time buyer. Special financing available. Daylight basement standard. Optional 17x10 Country Kitchen. Many benefits to living in this village community in town limits. 100+ acres of open space, stocked 9 acre pond, walking trails & ballfields! AGENT MUST ACCOMPANY BUYER ON FIRST VISIT. End Unit. Model open Thursday - Monday 12 - 5.

8. 2003-01-11
   listed $118,740

   Show marketing remark (417 chars)

   All homes come with 2 or 3 BR at no cost difference. Great opportunity for 1st time buyer. Special financing available. Daylight basement standard. Optional 17x10 Country Kitchen. Many benefits to living in this village community in town limits. 100+ acres of open space, stocked 9 acre pond, walking trails & ballfields! AGENT MUST ACCOMPANY BUYER ON FIRST VISIT. End Unit. Model open Thursday - Monday 12 - 5.

9. 2002-09-05
   historical
10. 2002-09-03
    listed $117,470
11. 2002-01-30
    soldstatus $1

ⓘ 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: $1,591 · $133/mo
• Projected year-2 tax: $1,689 · $141/mo
• Expected delta: +$98/yr (+$8/mo · 6.1%)

ⓘ 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 · 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: $30,474
• − Mortgage interest: −$17,253
• − Property taxes: −$1,591
• − Insurance: −$1,540
• − Repairs & maintenance: −$2,438
• − Management: −$2,438
• − Depreciation: −$8,960
• Taxable loss: −$3,746
• Est. tax savings @ 24.0%: +$899
• After-tax cash flow: $2,460/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: Appoquinimink School District
• NCES district ID: 1000080
• Math proficiency: 37% ▼ -13.00%
• Reading proficiency: 52% ▼ -13.00%
• Median HH income: $93,397
• Composite: 42.32/100
• National rank: #3256
• State rank: #6 of 26 in DE

Livability — Middletown

• Score: 71/100
• State rank: #17
• US rank: #6446

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Middletown, DE
• County: New Castle County · 483,412 people
• City population: 53,234
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 53,234
• Household income: $132,956
• Rent vs Own: 13.8% rent · 86.2% own
• Severe rent burden: 268.0

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 0.59)
• Race & ethnicity: White 59% Black 23% Asian 7% Two or more races 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 3%
• Common ancestry: Romanian 5% Slovak 1% Iranian 1%
• Foreign-born: 11% · Canada, China
• Languages at home: 87% English-only · Other Indo-European 4% Spanish 3% French/Haitian/Cajun 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: ▼ -86.40%
• Current HPI: 317.1386
• Rent YoY: ▲ 1.07%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+165.6% since first listed

12 events — show timeline

• 2026-05-29 Sold (MLS) $312,000 BRIGHT MLS
• 2026-05-08 Pending — BRIGHT MLS
• 2026-05-06 Listed $308,000 BRIGHT MLS
• 2004-11-01 Sold (Public Records) $147,000 Public Records
• 2004-10-28 Sold (MLS) $147,000 BRIGHT MLS
• 2004-09-04 Listing Removed — BRIGHT MLS
• 2004-08-13 Listed $147,000 BRIGHT MLS
• 2003-01-30 Sold (MLS) $118,740 BRIGHT MLS
• 2003-01-11 Listed $118,740 BRIGHT MLS
• 2002-09-05 Listing Removed — BRIGHT MLS
• 2002-09-03 Listed $117,470 BRIGHT MLS
• 2002-01-30 Sold (Public Records) $1 Public Records

Property tax history

+5.1%/yr

Latest (2024): $1,591 · +19.6% YoY. Source: county tax records.