12 Harlequin Loop · Bridgeville, DE 19933

$334,900

3 bd · 3.0 ba · 1,397 sqft · SingleFamily public records · 251 Days on market

Built 2017 10,454 sqft lot $240/sqft · 13% above area Est $390k · 14% under $330/mo HOA · 14% of rent

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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).

• ARV discount +13.9/15.0
• Cash flow +7.1/30.0
• Appreciation +5.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +2.1/10.0
• DSCR +1.3/10.0

Listing remarks MLS

Welcome to 12 Harlequin Loop, a beautifully designed home in the award-winning 55+ community of Heritage Shores. Perfectly situated on a premium lot with expansive open views, this residence blends comfort, style, and low maintenance living with a vibrant lifestyle just outside your door. Step inside to find a spacious and light-filled open layout finished with neutral tones and hardwood flooring that flows effortlessly throughout the main living areas. At the heart of the home is a well-appointed kitchen boasting sleek countertops, upgraded cabinetry, and modern appliances—perfect for both everyday living and entertainment. The kitchen opens seamlessly into the dining and living spaces, where vaulted ceilings and large windows fill the rooms with natural light. The inviting sunroom, wrapped in windows and finished with tile flooring, extends the living space and offers a relaxing retreat year-round. Step out onto the paver patio to enjoy morning coffee or host gatherings with sweeping views of open green space, your private backdrop for sunsets, fresh breezes, and birdwatching. The primary suite is thoughtfully tucked away, featuring a spa-inspired bathroom with dual vanities, and a walk-in shower. A spacious walk-in closet adds convenience and storage. Two additional bedrooms and a full bath provide comfortable accommodation for guests, while a versatile front-flex room is perfect as an office, library, or hobby space. Living at Heritage Shores means more than just a beautiful home, it’s a lifestyle. Residents enjoy an award-winning Arthur Hills golf course, a grand clubhouse with multiple dining venues including the Sugar Beet Market overlooking the water, and a wide variety of amenities. Spend your days in the indoor and outdoor pools, play tennis, pickleball, or bocce, or take advantage of the state-of-the-art fitness center. Clubs, activities, and community events make it easy to meet new friends and stay active year-round. Beyond the community gates, Heritage Shores is ideally located in Bridgeville with easy access to Route 13 and Route 404. Shopping, dining, and everyday conveniences are only minutes away, while Delaware’s renowned beaches, charming small towns, and coastal attractions are within a short drive—making it easy to enjoy both quiet living and coastal adventures. This home offers the perfect blend of elegance, comfort, and community, making 12 Harlequin Loop an exceptional place to call home.

Key facts

• Open views
• Modern appliances
• Upgraded cabinetry

Tags

• PREMIUM LOT
• OPEN VIEWS
• WELL-APPOINTED KITCHEN
• UPGRADED CABINETRY
• MODERN APPLIANCES
• SUNROOM

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $335k.

Deal economics

• At list price, monthly cash flow is $-481 ($-6k/yr) — negative.
• To cash-flow at today's rent, offer at most $250k (25.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $238k (28.8% below list).
• Recommended offer: $238k (28.8% below list) — sets the bar for 1% rule.
• Cap rate 4.6% vs local median 3.7% in Bridgeville — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 64/100 on livability (#48 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A, crime B; Watch: amenities F, commute F.
• Woodbridge School District (rural): math 17% / reading 34% proficiency, ranked #21 of 26 in DE (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Woodbridge Early Childhood Education Center (592 students, 0% FRL); Woodbridge Middle School (math 13% / reading 37%, grade F, #22 of 36 statewide, top 63%, 598 students, 0% FRL); Woodbridge High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 723 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.1% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 251 days — a 12% lower offer ($295k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 15y 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, 69% 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 $238,444 (28.8% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 251 days. Have you received any prior offers? Is the seller open to a 29% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
8. 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.
9. 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.
10. 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: 0.71% ✗
• Cap rate: 4.57%
• Cash-on-cash: -6.16%
• DSCR: 0.73
• GRM: 11.7

CMA / ARV

• ARV (median comp): $390,269
• List price: $334,900
• Delta: -14.19%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
69 Whistling Duck Dr	0.21mi	3/2.0	1,409 (+1%)	8mo	$372,000	$264	78
7 Harlequin Loop	0.06mi	2/2.0 (-1)	1,504 (+8%)	13mo	$349,900	$233	64
80 Whistling Duck Dr	0.19mi	3/2.0	1,488 (+6%)	15mo	$340,000	$228	63
70 Whistling Duck Dr	0.19mi	2/2.0 (-1)	1,500 (+7%)	12mo	$370,900	$247	60
82 Whistling Duck Dr	0.19mi	3/2.0	1,190 (-15%)	10mo	$338,000	$284	54
48 Champions Dr	0.22mi	2/2.0 (-1)	1,311 (-6%)	22mo	$349,990	$267	52
122 Waterside Dr	0.49mi	3/2.0	1,536 (+10%)	8mo	$350,000	$228	50
133 Waterside Dr	0.47mi	2/2.0 (-1)	1,530 (+10%)	7mo	$325,000	$212	48
35 Whistling Duck Dr	0.31mi	3/2.0	1,600 (+14%)	16mo	$315,000	$197	44
113 Waterside Dr	0.42mi	3/2.0	1,596 (+14%)	11mo	$365,000	$229	44

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -4.6%
• Equity multiple: 0.77×
• Total profit: $-21,989
• Equity at exit: $116,804

10-year hold

• IRR: 0.6%
• Equity multiple: 1.08×
• Total profit: $7,435
• Equity at exit: $157,154

Cash invested: $93,772 (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 19933

• Home prices YoY: 0.4%
• Active inventory: 108
• Price-to-rent: 11.7×

Monthly cashflow live

• Estimated rent: $2,384 medium
• Mortgage (P&I): −$1,756
• Tax from tax record: −$139 /mo · $1,669/yr
• Insurance: −$140
• HOA: −$330
• Vacancy / Maint / Mgmt: −$501
• Net cashflow: $-481

Break-even live

Break-even rent $2,994

Max offer price $249,902

Occupancy floor —

Sensitivity live

Price	-10% $-292	-5% $-386	+0% $-481	+5% $-576	+10% $-671
Rent	-10% $-670	-5% $-575	+0% $-481	+5% $-387	+10% $-293
Rate	-1.0pp $-312	-0.5pp $-396	base $-481	+0.5pp $-568	+1.0pp $-656

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: $83,725
• Closing costs: $10,047
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
377 Waterside Sq Bridgeville, DE	3.0	2.5	1253	$2,500	$2.00	45d	1	0.57mi
23613 Linkside Dr Bridgeville, DE	3.0	2.0	1650	$2,000	$1.21	45d	1	0.95mi
501 Branch Run Rd Bridgeville, DE	2.0–3.0	2.5–3.5	1635	$2,595	$1.59	15d	12	1.10mi

HOA detail

• Monthly dues: $330 · $3,960/yr
• Likely covers: waterpoolgym

Listing history 21 events

1. 2026-06-21
   days on market $334,900 Active 251 DOM
2. 2026-06-21
   days on market $334,900 Active 250 DOM
3. 2026-06-18
   days on market $334,900 Active 248 DOM
4. 2026-06-17
   days on market $334,900 Active 247 DOM
5. 2026-06-16
   days on market $334,900 Active 246 DOM
6. 2026-06-15
   days on market $334,900 Active 245 DOM
7. 2026-06-13
   days on market $334,900 Active 243 DOM
8. 2026-06-12
   days on market $334,900 Active 242 DOM
9. 2026-06-09
   days on market $334,900 Active 239 DOM
10. 2026-06-08
    days on market $334,900 Active 238 DOM
11. 2026-06-07
    days on market $334,900 Active 237 DOM
12. 2026-06-07
    days on market $334,900 Active 236 DOM
13. 2026-06-04
    days on market $334,900 Active 233 DOM
14. 2026-06-02
    days on market $334,900 Active 232 DOM
15. 2026-06-01
    days on market $334,900 Active 231 DOM
16. 2026-05-31
    days on market $334,900 Active 230 DOM
17. 2026-05-31
    days on market $334,900 Active 229 DOM
18. 2026-03-03
    price $334,900 2480-char remark

    Show marketing remark (2480 chars)

    Welcome to 12 Harlequin Loop, a beautifully designed home in the award-winning 55+ community of Heritage Shores. Perfectly situated on a premium lot with expansive open views, this residence blends comfort, style, and low maintenance living with a vibrant lifestyle just outside your door. Step inside to find a spacious and light-filled open layout finished with neutral tones and hardwood flooring that flows effortlessly throughout the main living areas. At the heart of the home is a well-appointed kitchen boasting sleek countertops, upgraded cabinetry, and modern appliances—perfect for both everyday living and entertainment. The kitchen opens seamlessly into the dining and living spaces, where vaulted ceilings and large windows fill the rooms with natural light. The inviting sunroom, wrapped in windows and finished with tile flooring, extends the living space and offers a relaxing retreat year-round. Step out onto the paver patio to enjoy morning coffee or host gatherings with sweeping views of open green space, your private backdrop for sunsets, fresh breezes, and birdwatching. The primary suite is thoughtfully tucked away, featuring a spa-inspired bathroom with dual vanities, and a walk-in shower. A spacious walk-in closet adds convenience and storage. Two additional bedrooms and a full bath provide comfortable accommodation for guests, while a versatile front-flex room is perfect as an office, library, or hobby space. Living at Heritage Shores means more than just a beautiful home, it’s a lifestyle. Residents enjoy an award-winning Arthur Hills golf course, a grand clubhouse with multiple dining venues including the Sugar Beet Market overlooking the water, and a wide variety of amenities. Spend your days in the indoor and outdoor pools, play tennis, pickleball, or bocce, or take advantage of the state-of-the-art fitness center. Clubs, activities, and community events make it easy to meet new friends and stay active year-round. Beyond the community gates, Heritage Shores is ideally located in Bridgeville with easy access to Route 13 and Route 404. Shopping, dining, and everyday conveniences are only minutes away, while Delaware’s renowned beaches, charming small towns, and coastal attractions are within a short drive—making it easy to enjoy both quiet living and coastal adventures. This home offers the perfect blend of elegance, comfort, and community, making 12 Harlequin Loop an exceptional place to call home.

19. 2025-10-13
    listed $349,900 Active 2480-char remark

    Show marketing remark (2480 chars)

    Welcome to 12 Harlequin Loop, a beautifully designed home in the award-winning 55+ community of Heritage Shores. Perfectly situated on a premium lot with expansive open views, this residence blends comfort, style, and low maintenance living with a vibrant lifestyle just outside your door. Step inside to find a spacious and light-filled open layout finished with neutral tones and hardwood flooring that flows effortlessly throughout the main living areas. At the heart of the home is a well-appointed kitchen boasting sleek countertops, upgraded cabinetry, and modern appliances—perfect for both everyday living and entertainment. The kitchen opens seamlessly into the dining and living spaces, where vaulted ceilings and large windows fill the rooms with natural light. The inviting sunroom, wrapped in windows and finished with tile flooring, extends the living space and offers a relaxing retreat year-round. Step out onto the paver patio to enjoy morning coffee or host gatherings with sweeping views of open green space, your private backdrop for sunsets, fresh breezes, and birdwatching. The primary suite is thoughtfully tucked away, featuring a spa-inspired bathroom with dual vanities, and a walk-in shower. A spacious walk-in closet adds convenience and storage. Two additional bedrooms and a full bath provide comfortable accommodation for guests, while a versatile front-flex room is perfect as an office, library, or hobby space. Living at Heritage Shores means more than just a beautiful home, it’s a lifestyle. Residents enjoy an award-winning Arthur Hills golf course, a grand clubhouse with multiple dining venues including the Sugar Beet Market overlooking the water, and a wide variety of amenities. Spend your days in the indoor and outdoor pools, play tennis, pickleball, or bocce, or take advantage of the state-of-the-art fitness center. Clubs, activities, and community events make it easy to meet new friends and stay active year-round. Beyond the community gates, Heritage Shores is ideally located in Bridgeville with easy access to Route 13 and Route 404. Shopping, dining, and everyday conveniences are only minutes away, while Delaware’s renowned beaches, charming small towns, and coastal attractions are within a short drive—making it easy to enjoy both quiet living and coastal adventures. This home offers the perfect blend of elegance, comfort, and community, making 12 Harlequin Loop an exceptional place to call home.

20. 2012-01-23
    historical
21. 2011-10-14
    listed $237,540

ⓘ 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: $1,669 · $139/mo
• Projected year-2 tax: $1,806 · $150/mo
• Expected delta: +$137/yr (+$11/mo · 8.2%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,613
• − Mortgage interest: −$18,760
• − Property taxes: −$1,669
• − Insurance: −$1,674
• − Repairs & maintenance: −$2,289
• − Management: −$2,289
• − HOA: −$3,960
• − Depreciation: −$9,743
• Taxable loss: −$11,770
• Est. tax savings @ 24.0%: +$2,825
• After-tax cash flow: $-2,949/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: Woodbridge School District
• NCES district ID: 1001850
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $48,711
• Composite: 22.28/100
• National rank: #8137
• State rank: #21 of 26 in DE

Livability — Bridgeville

• Score: 64/100
• State rank: #48
• US rank: #13807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeville, DE
• City population: 11,409
• Population (ZIP): 11,409

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 22% Black 21% Two or more races 10%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 283.0199
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+41.0% since first listed

4 events — show timeline

• 2026-03-03 Price Changed $334,900 BRIGHT MLS
• 2025-10-13 Listed $349,900 BRIGHT MLS
• 2012-01-23 Listing Removed — BRIGHT MLS
• 2011-10-14 Listed $237,540 BRIGHT MLS

Property tax history

+10.2%/yr

Latest (2025): $1,669 · +5.5% YoY. Source: county tax records.