16 Barberry Ct · Bear, DE 19702

$180,000

3 bd · 2.0 ba · 1,500 sqft · SingleFamily public records · 16 Days on market

Built 2008 Est $339k · 47% under $300/mo HOA · 11% of rent

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Why this score? — see what drove the B+ 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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +9.5/10.0
• Livability +3.7/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * Back to Active Reduced Significantly, Looking for Cash Offers Only, Seller Would Like to Sale Quickly, Due To Land Lease The Home Can Not Be Purchased as an Investment Property, Home is Being Sold As Is * * * Welcome Home! This 3 Bedroom, 2 Full Bathroom Charming Home located in Ascot Landing with access to a near by playground and community pool is the perfect place to call home. Conveniently located off of Pulaski Hwy, the home features a large kitchen with plenty of cabinets, generously sized closets, and a spacious open floor concept. The Master bedroom has a bathroom with a large soaking tub. The home has a Deck for sitting and enjoying the outdoors. For additional storage or a work area the home has a shed situated on the side of the home. Hurry and make your appointment today!

Key facts

• Pass through window
• Natural light
• Permanent foundation

Tags

• PERMANENT FOUNDATION
• LAMINATE HARDWOOD FLOORS
• RECESSED LIGHTING
• STAINLESS STEEL APPLIANCES
• PASS THROUGH WINDOW
• NATURAL LIGHT

Property features AI

Finance

• Other: Ownership is land lease; Total below-grade area recorded as 0
• Financial info: Above-grade finished area recorded as 1,500 by assessor
• HOA & community: HOA fee of $300 monthly; Land lease of $795 monthly with approximately 35 years remaining

Exterior

• Parking: Two total garage and parking spaces; Two driveway spaces; Driveway and off-street parking
• Utilities: Public water; Public sewer; Electric utilities
• Home design: Detached property; Mixed construction materials; Permanent foundation; Above-grade living area recorded by assessor
• Construction: Mixed construction; Permanent foundation
• Exterior features: Community pool; Lot dimensions recorded by assessor

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms on the main level
• Heating & cooling: 90% forced air heating (electric); Central air conditioning (electric); Electric hot water
• Interior features: No basement; No stairs (single-level accessibility)

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $630 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Recommended offer: $177k (1.5% below list) — sets the bar for market timing.
• Cap rate 10.5% vs local median 4.7% in Bear — 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 73/100 on livability (#8 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living A-; Watch: crime C-, schools D+, amenities 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: Rents rising (+2.2%/yr); 154 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 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 34% of the median local income ($92k/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 $5k 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 + 2.2% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 16 days — a 2% lower offer ($177k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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.
• Current owner paid $96k; list at $180k implies a 88% gain — meaningful room to come down on a strong offer.

Recommended offer $177,300 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
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: 1.45% ✓
• Cap rate: 10.50%
• Cash-on-cash: 15.01%
• DSCR: 1.67
• GRM: 5.7

CMA / ARV

• ARV (on-the-fly): $339,000
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 S Thistle Way #216	0.29mi	3/2.0	1,456 (-3%)	2mo	$117,775	$81	79
113 Dufferin Dr	0.22mi	4/1.5 (+1)	1,700 (+13%)	6mo	$385,000	$226	55
13 Bristlecone Ct	0.61mi	3/2.5	1,500 (0%)	23mo	$395,000	$263	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 · 2.19% rent growth · sell at horizon

5-year hold

• IRR: 4.7%
• Equity multiple: 1.18×
• Total profit: $9,026
• Equity at exit: $26,839

10-year hold

• IRR: 13.4%
• Equity multiple: 2.03×
• Total profit: $51,661
• Equity at exit: $15,563

Cash invested: $50,400 (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 19702

• Rents YoY: 2.2%
• Active inventory: 154
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $2,619 high
• Mortgage (P&I): −$944
• Tax from tax record: −$120 /mo · $1,435/yr
• Insurance: −$75
• HOA: −$300
• Vacancy / Maint / Mgmt: −$550
• Net cashflow: $630

Break-even live

Break-even rent $1,821

Max offer price $180,000

Occupancy floor 71%

Sensitivity live

Price	-10% $732	-5% $681	+0% $630	+5% $579	+10% $529
Rent	-10% $424	-5% $527	+0% $630	+5% $734	+10% $837
Rate	-1.0pp $721	-0.5pp $676	base $630	+0.5pp $584	+1.0pp $536

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Willow Pl Newark, DE	3.0–4.0	2.0–3.5	1844	$2,725	$1.48	2d	1	0.04mi
10 McFarland Dr Newark, DE	2.0	2.0	1082	$2,176	$2.01	3d	2	0.74mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	0d	196	0.76mi
900 Woodchuck Pl Bear, DE	1.0–3.0	1.0–2.0	935	$2,295	$2.45	2d	46	0.79mi
1951 Bellac Way Bear, DE	4.0	3.5	2250	$3,100	$1.38	44d	1	0.82mi
2139 Valence Pl Newark, DE	2.0–3.0	2.0	1183	$2,505	$2.12	16d	6	0.86mi
308 Skeet Ave Bear, DE	3.0	2.0	1100	$2,300	$2.09	25d	1	0.92mi
1 Kennedy Cir Bear, DE	2.0–3.0	2.0–3.0	1702	$3,315	$1.95	0d	34	1.32mi
2055 Rivers Dr Newark, DE	3.0	2.5	1725	$2,500	$1.45	25d	1	1.40mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: pool

Listing history 11 events

1. 2026-06-21
   days on market $180,000 Active 16 DOM
2. 2026-06-18
   days on market $180,000 Active 13 DOM
3. 2026-06-17
   days on market $180,000 Active 12 DOM
4. 2026-06-16
   days on market $180,000 Active 11 DOM
5. 2026-06-15
   days on market $180,000 Active 10 DOM
6. 2026-06-13
   days on market $180,000 Active 8 DOM
7. 2026-06-13
   days on market $180,000 Active 7 DOM
8. 2026-06-09
   days on market $180,000 Active 4 DOM
9. 2026-06-08
   days on market $180,000 Active 3 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $180,000 Active 2 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: $1,435 · $120/mo
• Projected year-2 tax: $1,435 · $120/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Taxation est. · year 1

• Rental income: $31,427
• − Mortgage interest: −$10,083
• − Property taxes: −$1,435
• − Insurance: −$900
• − Repairs & maintenance: −$2,514
• − Management: −$2,514
• − HOA: −$3,600
• − Depreciation: −$5,236
• Taxable income: $5,145
• Est. tax owed @ 24.0%: −$1,235
• After-tax cash flow: $6,330/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 — Bear

• Score: 73/100
• State rank: #8
• US rank: #5158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bear, DE
• County: New Castle County · 483,412 people
• City population: 42,984
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,683
• Household income: $92,446
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1421.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 38% Black 31% Hispanic / Latino 14% Asian 12% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 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: ▼ -241.79%
• Current HPI: 248.8414
• Rent YoY: ▲ 2.19%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+23.3% since first listed

22 events — show timeline

• 2026-06-05 Listed $180,000 BRIGHT MLS
• 2022-10-12 Sold (Public Records) $96,000 Public Records
• 2022-10-07 Sold (MLS) $120,000 BRIGHT MLS
• 2022-08-20 Pending — BRIGHT MLS
• 2022-08-20 Price Changed $120,000 BRIGHT MLS
• 2022-08-17 Relisted — BRIGHT MLS
• 2022-07-29 Pending — BRIGHT MLS
• 2022-07-25 Sold (MLS) $120,000 BRIGHT MLS
• 2022-07-06 Pending — BRIGHT MLS
• 2022-06-28 Price Changed $110,000 BRIGHT MLS
• 2022-06-28 Relisted — BRIGHT MLS
• 2022-05-21 Pending — BRIGHT MLS
• 2022-05-21 Price Changed $170,000 BRIGHT MLS
• 2022-05-17 Price Changed $159,900 BRIGHT MLS
• 2022-05-17 Relisted — BRIGHT MLS
• 2022-04-20 Pending — BRIGHT MLS
• 2022-04-20 Price Changed $180,000 BRIGHT MLS
• 2022-04-15 Listed $159,900 BRIGHT MLS
• 2007-10-30 Sold (Public Records) $146,000 Public Records
• 2007-10-29 Sold (MLS) $146,000 BRIGHT MLS
• 2007-10-26 Listed $146,000 BRIGHT MLS
• 2007-10-26 Listing Removed — BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2024): $1,435 · +2.8% YoY. Source: county tax records.