3006 Generals Way · Dover, DE 19901

$200,000

2 bd · 1.5 ba · 1,368 sqft · SingleFamily public records · 67 Days on market

Built 1976 2,100 sqft lot $146/sqft · 8% below area Est $216k · 8% under

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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 +13.0/30.0
• ARV discount +10.9/15.0
• DSCR +3.9/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Being sold in as is condition. HVAC system doea not work. Convenient living in this affordable two-bedroom, 1.5-bath interior townhouse. Suited for those seeking a low-maintenance lifestyle, this home offers a thoughtful layout. Step inside to find an inviting living space that flows seamlessly into the dining area—ideal for relaxing or entertaining. The kitchen is efficiently designed with ample cabinet space and easy access to the main living areas. A convenient half-bath on the first floor adds extra functionality for guests. Upstairs, the spacious primary bedroom provides a peaceful retreat and generous closet space. The additional half-bath downstairs ensures privacy and convenience for both residents and visitors. This interior unit offers energy efficiency and reduced exterior maintenance, making it an excellent option for busy lifestyles. Located in south Dover, you’ll enjoy close proximity to shopping, dining, and major routes for an easy commute. This townhouse is a fantastic find. Being sold in "As Is" condition. Schedule your tour today and see all it has to offer!

Key facts

• Bright living space
• Convenient half-bath
• Interior townhouse

Tags

• INTERIOR TOWNHOUSE
• THOUGHTFUL LAYOUT
• BRIGHT LIVING SPACE
• EFFICIENTLY DESIGNED KITCHEN
• AMPLE CABINET SPACE
• CONVENIENT HALF-BATH

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-11 ($-127/yr) — negative.
• To cash-flow at today's rent, offer at most $198k (0.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $157k (21.7% below list).
• Recommended offer: $157k (21.7% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 5.2% in Dover — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 67/100 on livability (#38 in DE) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F, employment D-.
• Capital School District (urban): math 14% / reading 31% proficiency, ranked #24 of 26 in DE (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Dover Elementary School (math 12% / reading 27%, grade F, #78 of 105 statewide, top 78%, 610 students, 0% FRL); Central Middle School (math 12% / reading 31%, grade F, #27 of 36 statewide, top 77%, 860 students, 0% FRL); Dover High School (math 21% / reading 45%, grade F, #22 of 40 statewide, top 56%, 1,771 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.0%/yr); 190 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

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.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 67 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $69k; list at $200k implies a 190% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 78% 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 $156,696 (21.7% 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 67 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 6.23%
• Cash-on-cash: -0.23%
• DSCR: 0.99
• GRM: 10.6

CMA / ARV

• ARV (median comp): $216,313
• List price: $200,000
• Delta: -7.54%
• Verdict: FAIR
• Comps: 17 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
63 N Planters Ln	0.73mi	2/2.0	1,347 (-2%)	8mo	$275,000	$204	54
38 Planters Run Ct	0.72mi	2/2.0	1,300 (-5%)	5mo	$284,500	$219	52
81 Planters Run Ct	0.75mi	2/2.0	1,292 (-6%)	11mo	$270,000	$209	45

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -17.7%
• Equity multiple: 0.38×
• Total profit: $-34,656
• Equity at exit: $29,821

10-year hold

• IRR: -11.6%
• Equity multiple: 0.33×
• Total profit: $-37,379
• Equity at exit: $17,292

Cash invested: $56,000 (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 19901

• Rents YoY: 2.0%
• Active inventory: 190
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,567 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$116 /mo · $1,396/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$329
• Net cashflow: $-11

Break-even live

Break-even rent $1,580

Max offer price $198,130

Occupancy floor 96%

Sensitivity live

Price	-10% $103	-5% $46	+0% $-11	+5% $-67	+10% $-124
Rent	-10% $-134	-5% $-72	+0% $-11	+5% $51	+10% $113
Rate	-1.0pp $90	-0.5pp $40	base $-11	+0.5pp $-62	+1.0pp $-115

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3002 Generals Way Dover, DE	3.0	2.5	1300	$1,500	$1.15	45d	1	0.05mi
200 Beechwood Ave Unit 55 Dover, DE	2.0	2.0	1168	$1,550	$1.33	45d	1	1.11mi

Listing history 27 events

1. 2026-06-22
   days on market $200,000 Active 67 DOM
2. 2026-06-19
   days on market $200,000 Active 65 DOM
3. 2026-06-18
   days on market $200,000 Active 64 DOM
4. 2026-06-17
   days on market $200,000 Active 63 DOM
5. 2026-06-16
   days on market $200,000 Active 62 DOM
6. 2026-06-15
   days on market $200,000 Active 61 DOM
7. 2026-06-14
   days on market $200,000 Active 59 DOM
8. 2026-06-13
   pricedays on market $200,000 Active 58 DOM
9. 2026-06-10
   days on market $215,000 Active 56 DOM
10. 2026-06-09
    days on market $215,000 Active 55 DOM
11. 2026-06-08
    days on market $215,000 Active 54 DOM
12. 2026-06-07
    days on market $215,000 Active 53 DOM
13. 2026-06-02
    days on market $215,000 Active 48 DOM
14. 2026-06-01
    days on market $215,000 Active 47 DOM
15. 2026-05-31
    days on market $215,000 Active 46 DOM
16. 2026-05-30
    days on market $215,000 Active 45 DOM
17. 2026-04-20
    status Active 1115-char remark

    Show marketing remark (1115 chars)

    Being sold in as is condition. HVAC system doea not work. Convenient living in this affordable two-bedroom, 1.5-bath interior townhouse. Suited for those seeking a low-maintenance lifestyle, this home offers a thoughtful layout. Step inside to find an inviting living space that flows seamlessly into the dining area—ideal for relaxing or entertaining. The kitchen is efficiently designed with ample cabinet space and easy access to the main living areas. A convenient half-bath on the first floor adds extra functionality for guests. Upstairs, the spacious primary bedroom provides a peaceful retreat and generous closet space. The additional half-bath downstairs ensures privacy and convenience for both residents and visitors. This interior unit offers energy efficiency and reduced exterior maintenance, making it an excellent option for busy lifestyles. Located in south Dover, you’ll enjoy close proximity to shopping, dining, and major routes for an easy commute. This townhouse is a fantastic find. Being sold in "As Is" condition. Schedule your tour today and see all it has to offer!

18. 2026-04-20
    historical 1115-char remark

    Show marketing remark (1115 chars)

    Being sold in as is condition. HVAC system doea not work. Convenient living in this affordable two-bedroom, 1.5-bath interior townhouse. Suited for those seeking a low-maintenance lifestyle, this home offers a thoughtful layout. Step inside to find an inviting living space that flows seamlessly into the dining area—ideal for relaxing or entertaining. The kitchen is efficiently designed with ample cabinet space and easy access to the main living areas. A convenient half-bath on the first floor adds extra functionality for guests. Upstairs, the spacious primary bedroom provides a peaceful retreat and generous closet space. The additional half-bath downstairs ensures privacy and convenience for both residents and visitors. This interior unit offers energy efficiency and reduced exterior maintenance, making it an excellent option for busy lifestyles. Located in south Dover, you’ll enjoy close proximity to shopping, dining, and major routes for an easy commute. This townhouse is a fantastic find. Being sold in "As Is" condition. Schedule your tour today and see all it has to offer!

19. 2026-04-15
    listed $215,000 Active 1115-char remark

    Show marketing remark (1115 chars)

    Being sold in as is condition. HVAC system doea not work. Convenient living in this affordable two-bedroom, 1.5-bath interior townhouse. Suited for those seeking a low-maintenance lifestyle, this home offers a thoughtful layout. Step inside to find an inviting living space that flows seamlessly into the dining area—ideal for relaxing or entertaining. The kitchen is efficiently designed with ample cabinet space and easy access to the main living areas. A convenient half-bath on the first floor adds extra functionality for guests. Upstairs, the spacious primary bedroom provides a peaceful retreat and generous closet space. The additional half-bath downstairs ensures privacy and convenience for both residents and visitors. This interior unit offers energy efficiency and reduced exterior maintenance, making it an excellent option for busy lifestyles. Located in south Dover, you’ll enjoy close proximity to shopping, dining, and major routes for an easy commute. This townhouse is a fantastic find. Being sold in "As Is" condition. Schedule your tour today and see all it has to offer!

20. 2005-05-16
    soldstatus $68,900
21. 2005-05-13
    soldstatus $68,900 159-char remark

    Show marketing remark (159 chars)

    M-1329 Complete new kitchen, lesss than 2 1/2 years old. Wood laminate floors in entry & kitchen, new carpet throught out. Being sold "as-is".

22. 2005-03-26
    historical 159-char remark

    Show marketing remark (159 chars)

    M-1329 Complete new kitchen, lesss than 2 1/2 years old. Wood laminate floors in entry & kitchen, new carpet throught out. Being sold "as-is".

23. 2005-03-22
    listed $68,900 159-char remark

    Show marketing remark (159 chars)

    M-1329 Complete new kitchen, lesss than 2 1/2 years old. Wood laminate floors in entry & kitchen, new carpet throught out. Being sold "as-is".

24. 2003-07-23
    soldstatus $47,500
25. 2003-07-18
    soldstatus $47,500
26. 2003-02-12
    historical
27. 2003-01-03
    listed $47,500

ⓘ 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: $1,396 · $116/mo
• Projected year-2 tax: $1,396 · $116/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 8/10 Severe 7 d/yr ≥100°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,804
• − Mortgage interest: −$11,203
• − Property taxes: −$1,396
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,504
• − Management: −$1,504
• − Depreciation: −$5,818
• Taxable loss: −$3,622
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $742/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: Capital School District
• NCES district ID: 1000190
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $48,499
• Composite: 19.78/100
• National rank: #8703
• State rank: #24 of 26 in DE

Livability — Dover

• Score: 67/100
• State rank: #38
• US rank: #10574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Kent County · 82,184 people
• City population: 76,581
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

+352.6% since first listed

11 events — show timeline

• 2026-04-20 Relisted — BRIGHT MLS
• 2026-04-20 Listing Removed — BRIGHT MLS
• 2026-04-15 Listed $215,000 BRIGHT MLS
• 2005-05-16 Sold (Public Records) $68,900 Public Records
• 2005-05-13 Sold (MLS) $68,900 BRIGHT MLS
• 2005-03-26 Listing Removed — BRIGHT MLS
• 2005-03-22 Listed $68,900 BRIGHT MLS
• 2003-07-23 Sold (Public Records) $47,500 Public Records
• 2003-07-18 Sold (MLS) $47,500 BRIGHT MLS
• 2003-02-12 Listing Removed — BRIGHT MLS
• 2003-01-03 Listed $47,500 BRIGHT MLS

Property tax history

+6.0%/yr

Latest (2025): $1,396 · +4.7% YoY. Source: county tax records.