756 Fox Chase Cir · Glasgow, DE 19701

$350,000

4 bd · 2.5 ba · 2,325 sqft · SingleFamily public records · 6 Days on market

Built 1989 10,019 sqft lot Est $509k · 31% 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 +18.4/30.0
• ARV discount +15.0/15.0
• DSCR +5.8/10.0
• Rent growth +4.8/5.0
• 1% rule +4.3/10.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Multiple Offers -Please submit all offers by Monday 3pm. Thank you. Opportunity meets potential in this spacious 4-bedroom, 3.5-bath home that offers a wonderful blend of recent updates and room to add your own personal touches. Freshly painted throughout the main and upper levels, with brand-new carpeting, this home is move-in ready while still offering plenty of opportunities to build equity through future improvements. The main level features beautiful hardwood flooring and a functional layout designed for everyday living and entertaining. Upstairs, you'll find 3 generously sized bedrooms and a large master suite. A full-size basement awaits your vision and finishing touches, providing t

Key facts

• 0.23 acre lot
• 2 garage spots
• Built 1989

Property features AI

Exterior

• Parking: Attached front-entry garage with inside access for 2 cars
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached single-family home; Fee simple ownership
• Construction: Brick, vinyl siding, and aluminum siding exterior; Concrete perimeter foundation; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 80 x 125; No tidal water on the lot

Interior

• Bedrooms: Four bedrooms on the upper level
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning; Electric heating and cooling; Electric hot water
• Interior features: Partially finished basement; Basement has full footprint (100%); Multiple access exits (2+)

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $326 ($4k/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 $325k (7.2% below list).
• Recommended offer: $325k (7.2% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.5% in Glasgow — 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 77/100 on livability (#4 in DE, #3,151 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Keene (William B.) Elementary School (math 22% / reading 32%, grade F, #59 of 105 statewide, top 60%, 474 students, 0% FRL); Gauger-Cobbs Middle School (math 11% / reading 26%, grade F, #30 of 36 statewide, top 86%, 779 students, 0% FRL); Glasgow High School (math 8% / reading 17%, grade F, #36 of 40 statewide, top 90%, 895 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 111 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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).
• This rent runs 35% of the median local income ($111k/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 $10k 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 $98k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $127k; list at $350k implies a 175% 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 $324,644 (7.2% 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. 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.
3. 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.
4. 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: 0.93% ✗
• Cap rate: 7.41%
• Cash-on-cash: 3.99%
• DSCR: 1.18
• GRM: 9.0

CMA / ARV

• ARV (on-the-fly): $509,175
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
741 Fox Chase Cir	0.10mi	4/2.5	2,350 (+1%)	16mo	$375,000	$160	81
220 Forrestal Dr	0.28mi	4/2.5	2,175 (-6%)	8mo	$550,000	$253	70
106 Veronica Ln	0.31mi	4/2.5	2,400 (+3%)	13mo	$545,000	$227	69
710 Fox Chase Cir	0.33mi	4/2.5	2,100 (-10%)	1mo	$475,000	$226	68
346 Owls Nest Dr	0.07mi	4/2.5	2,125 (-9%)	20mo	$425,000	$200	66
404 Pheasant Cir	0.25mi	4/2.5	2,425 (+4%)	19mo	$490,000	$202	65
342 Owls Nest Dr	0.09mi	3/2.5 (-1)	2,125 (-9%)	20mo	$400,000	$188	60
52 Broadleaf Dr	0.60mi	4/2.5	2,300 (-1%)	15mo	$370,000	$161	58
4 Phoenix Dr	0.63mi	4/2.5	2,375 (+2%)	13mo	$525,000	$221	56
3 E Savannah Dr	0.56mi	4/2.5	2,350 (+1%)	22mo	$514,000	$219	54
4 Dorothy Dr	0.53mi	4/2.5	2,225 (-4%)	20mo	$520,000	$234	51
56 Owls Nest Cir	0.21mi	4/2.5	2,650 (+14%)	21mo	$535,000	$202	50

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-18,864
• Equity at exit: $52,186

10-year hold

• IRR: 9.6%
• Equity multiple: 1.90×
• Total profit: $88,137
• Equity at exit: $30,262

Cash invested: $98,000 (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: 9.0×

Monthly cashflow live

• Estimated rent: $3,246 high
• Mortgage (P&I): −$1,835
• Tax from tax record: −$258 /mo · $3,090/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$682
• Net cashflow: $326

Break-even live

Break-even rent $2,834

Max offer price $350,000

Occupancy floor 85%

Sensitivity live

Price	-10% $524	-5% $425	+0% $326	+5% $227	+10% $128
Rent	-10% $69	-5% $198	+0% $326	+5% $454	+10% $582
Rate	-1.0pp $502	-0.5pp $415	base $326	+0.5pp $235	+1.0pp $143

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: $87,500
• Closing costs: $10,500
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2306 Porter Rd Bear, DE	3.0	3.0	3000	$2,650	$0.88	44d	1	0.85mi
1906 Porter Rd Bear, DE	3.0	2.5	2150	$3,200	$1.49	20d	1	1.04mi
45 Longleaf Ln Bear, DE	4.0	2.5	2000	$3,200	$1.60	16d	1	1.20mi
49 Willow Pl Newark, DE	3.0–4.0	2.0–3.5	1844	$3,395	$1.84	0d	1	1.23mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	0d	196	1.28mi

Listing history 6 events

1. 2026-06-10
   status $350,000 Pending 6 DOM
2. 2026-06-09
   days on market $350,000 Active 6 DOM
3. 2026-06-08
   days on market $350,000 Active 5 DOM
4. 2026-06-07
   days on market $350,000 Active 4 DOM
5. 2026-06-04
   remarks 699-char remark
6. 2026-06-04
   listed $350,000 Active 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: $3,090 · $258/mo
• Projected year-2 tax: $3,090 · $258/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 ≥103°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $38,957
• − Mortgage interest: −$19,605
• − Property taxes: −$3,090
• − Insurance: −$1,750
• − Repairs & maintenance: −$3,117
• − Management: −$3,117
• − Depreciation: −$10,182
• Taxable loss: −$1,904
• Est. tax savings @ 24.0%: +$457
• After-tax cash flow: $4,367/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 — Glasgow

• Score: 77/100
• State rank: #4
• US rank: #3151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow, DE
• County: New Castle County · 483,412 people
• City population: 56,049
• 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

+156.1% since first listed

5 events — show timeline

• 2026-06-04 Listed $350,000 BRIGHT MLS
• 2026-06-04 Coming Soon $350,000 BRIGHT MLS
• 1989-07-01 Sold (Public Records) $127,390 Public Records
• 1988-06-01 Sold (Public Records) $830,000 Public Records
• 1987-06-01 Sold (Public Records) $136,665 Public Records

Property tax history

+6.5%/yr

Latest (2024): $3,090 · +2.4% YoY. Source: county tax records.