55 Oakmont Dr · Wilmington, DE 19720

$210,000

3 bd · 2.0 ba · 1,250 sqft · Townhouse public records · 80 Days on market

Built 1959 4,356 sqft lot Est $202k · at est.

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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 +12.8/30.0
• ARV discount +5.8/15.0
• DSCR +3.8/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Priced to sell quickly with 30 day closing. Located in the popular Oakmont community, this well-maintained 4-bedroom, 2-bath townhome offers access to highly sought-after amenities, including a neighborhood park perfect for kids. Lovingly cared for by long-term owners, the home features brand-new vinyl flooring and a renovated full bathroom and bedroom on the main level. The main level boasts hardwood floors throughout, an ample-sized kitchen, a formal dining/eat-in area, and a comfortable family room—ideal for everyday living and entertaining. The lower level includes a laundry area, a versatile hangout space, and easy walk-out access to the rear yard. Upstairs, you’ll find thr

Key facts

• Parking
• Built 1959
• Listed 80 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $210k.

Deal economics

• At list price, monthly cash flow is $-19 ($-230/yr) — negative.
• To cash-flow at today's rent, offer at most $207k (1.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (13.7% below list).
• Recommended offer: $181k (13.7% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#52 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, commute D, crime F.
• Colonial School District (suburban): math 15% / reading 30% proficiency, ranked #23 of 26 in DE (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Eisenberg (Harry O.) Elementary School (math 8% / reading 22%, grade F, #91 of 105 statewide, top 87%, 399 students, 0% FRL); Mccullough (Calvin R. ) Middle School (math 8% / reading 15%, grade F, #35 of 36 statewide, top 97%, 705 students, 0% FRL); Penn (William) High School (math 16% / reading 30%, grade F, #29 of 40 statewide, top 72%, 2,239 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 141 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 17d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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

• It's been on market 80 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts; this cycle's ask has dropped $40k (16%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $17k; list at $210k implies a 1143% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1959 — expect roof / HVAC / electrical / plumbing capex.
• 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 $181,283 (13.7% 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 80 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Built in 1959 — 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. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.86% ✗
• Cap rate: 6.18%
• Cash-on-cash: -0.39%
• DSCR: 0.98
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $202,500
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
55 Oakmont Dr	0.00mi	4/2.0 (+1)	1,250 (0%)	1mo	$210,000	$168	94
42 Oakmont Dr	0.06mi	4/2.0 (+1)	1,325 (+6%)	2mo	$215,000	$162	80
107 Ryan Ave	0.25mi	3/2.0	1,300 (+4%)	6mo	$215,000	$165	77
81 Oakmont Dr	0.05mi	3/2.0	1,150 (-8%)	18mo	$186,000	$162	69
241 Mansion Pkwy	0.28mi	3/2.0	1,175 (-6%)	11mo	$299,000	$254	68
29 Kingston Rd	0.14mi	3/1.5	1,150 (-8%)	13mo	$114,000	$99	67
32 Ryan Ave	0.21mi	3/1.5	1,125 (-10%)	19mo	$135,000	$120	56
2 Simonds Dr	0.62mi	3/1.0	1,250 (0%)	14mo	$248,500	$199	55
252 Mansion Pkwy	0.30mi	3/1.5	1,175 (-6%)	24mo	$165,000	$140	54
209 Parma Ave	0.54mi	3/1.5	1,125 (-10%)	4mo	$180,000	$160	53
33 Dallas Rd	0.59mi	3/1.0	1,200 (-4%)	13mo	$140,000	$117	51
100 Parma Ave	0.47mi	3/1.5	1,075 (-14%)	23mo	$239,000	$222	33

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.9%
• Equity multiple: 0.40×
• Total profit: $-35,220
• Equity at exit: $31,312

10-year hold

• IRR: -8.8%
• Equity multiple: 0.45×
• Total profit: $-32,126
• Equity at exit: $18,157

Cash invested: $58,800 (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 19720

• Active inventory: 141
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,813 medium
• Mortgage (P&I): −$1,101
• Tax est. 1.5%: −$262 /mo · $3,150/yr
• Insurance: −$88
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $-19

Break-even live

Break-even rent $1,837

Max offer price $207,232

Occupancy floor 96%

Sensitivity live

Price	-10% $126	-5% $53	+0% $-19	+5% $-92	+10% $-164
Rent	-10% $-162	-5% $-91	+0% $-19	+5% $52	+10% $124
Rate	-1.0pp $87	-0.5pp $34	base $-19	+0.5pp $-74	+1.0pp $-129

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
606 S Claymont St Wilmington, DE	2.0	1.0	1000	$1,399	$1.40	19d	1	1.17mi
606 S Claymont St Wilmington, DE	2.0	1.0	1000	$1,399	$1.40	17d	1	1.17mi
401 A St Wilmington, DE	2.0	1.0–2.0	716	$2,605	$3.64	0d	12	1.47mi

Listing history 11 events

1. 2026-04-19
   status Pending
2. 2026-04-01
   price $210,000
3. 2026-03-29
   price $219,900
4. 2026-03-29
   status Active
5. 2026-03-21
   historical
6. 2026-03-09
   price $229,995
7. 2026-02-14
   status Active
8. 2026-02-10
   historical
9. 2026-01-18
   listed $250,000 Active
10. 2026-01-17
    historical $250,000
11. 1975-10-01
    soldstatus $16,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 ≥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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,754
• − Mortgage interest: −$11,763
• − Property taxes: −$3,150
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,740
• − Management: −$1,740
• − Depreciation: −$6,109
• Taxable loss: −$3,799
• Est. tax savings @ 24.0%: +$912
• After-tax cash flow: $682/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: Colonial School District
• NCES district ID: 1000230
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $58,622
• Composite: 20.75/100
• National rank: #8517
• State rank: #23 of 26 in DE

Livability — Wilmington

• Score: 64/100
• State rank: #52
• US rank: #14251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Castle County · 483,412 people
• City population: 173,480
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 62,392
• Household income: $75,403
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1852.0

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: Black 42% White 35% Hispanic / Latino 17% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 1% Swedish 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -261.00%
• Current HPI: 255.0404
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+1142.6% since first listed

11 events — show timeline

• 2026-04-19 Pending — BRIGHT MLS
• 2026-04-01 Price Changed $210,000 BRIGHT MLS
• 2026-03-29 Price Changed $219,900 BRIGHT MLS
• 2026-03-29 Relisted — BRIGHT MLS
• 2026-03-21 Listing Removed — BRIGHT MLS
• 2026-03-09 Price Changed $229,995 BRIGHT MLS
• 2026-02-14 Relisted — BRIGHT MLS
• 2026-02-10 Listing Removed — BRIGHT MLS
• 2026-01-18 Listed $250,000 BRIGHT MLS
• 2026-01-17 Coming Soon $250,000 BRIGHT MLS
• 1975-10-01 Sold (Public Records) $16,900 Public Records

Property tax history

-3.4%/yr

Latest (2024): $377 · +10.8% YoY. Source: county tax records.