1017 N Pine St · Wilmington, DE 19801

$127,900

3 bd · 2.0 ba · 1,300 sqft · Townhouse public records · 104 Days on market

Built 1900 1,307 sqft lot $98/sqft · 8% below area Est $112k · 14% over

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This recently renovated 2-bedroom, 1.5-bath home offers approximately 1,300 square feet of comfortable living space. Updates completed prior to listing include newer windows, updated bathrooms, modern flooring, and an updated kitchen, creating a move-in ready opportunity for the next owner. The home was fully renovated prior to being listed . However it was vandalized since listed and the Seller is selling it in as is condition. The pictures are prior to the home being vandalized and After.

Key facts

• Built 1900
• Listed 104 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath townhouse listed at $128k.

Deal economics

• At list price, monthly cash flow is $709 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $128k).
• Recommended offer: $116k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.9% vs local median 5.7% in Wilmington — 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 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.
• 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: Stubbs Early Education Center (190 students, 0% FRL); The Bayard School (math 3% / reading 10%, grade F, #102 of 105 statewide, top 97%, 508 students, 0% FRL); Christiana High School (math 49% / reading 66%, grade C, #3 of 40 statewide, top 5%, 1,256 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 (+1.6%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 40% of comp listings sitting > 30 days — soft ceiling on asking rent; 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 $884 of loan paydown is wiped out by about $4k 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 + 1.6% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 104 days — a 9% lower offer ($116k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $12k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $33k; list at $128k implies a 288% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $116,389 (9.0% below list)

Questions for the listing agent

1. It's been on market 104 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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. 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.
8. 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.
9. 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: 1.51% ✓
• Cap rate: 12.94%
• Cash-on-cash: 23.75%
• DSCR: 2.06
• GRM: 5.5

CMA / ARV

• ARV (median comp): $111,775
• List price: $127,900
• Delta: 14.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
932 Clifford Brown Walk	0.12mi	3/1.5	1,225 (-6%)	2mo	$175,000	$143	81
501 E 5th St	0.36mi	4/2.5 (+1)	1,325 (+2%)	0mo	$236,000	$178	73
834 N Pine St	0.13mi	3/1.5	1,150 (-12%)	1mo	$150,000	$130	72
1313 N Walnut St	0.29mi	2/1.0 (-1)	1,350 (+4%)	1mo	$155,000	$115	71
1029 Clifford Brown Walk	0.13mi	4/1.5 (+1)	1,175 (-10%)	2mo	$30,000	$26	70
836 Bennett St	0.19mi	3/1.5	1,450 (+12%)	1mo	$229,900	$159	69
1212 N Tatnall St	0.50mi	3/1.0	1,275 (-2%)	0mo	$165,000	$129	69
849 Bennett St	0.17mi	3/1.5	1,450 (+12%)	2mo	$224,900	$155	69
524 Taylor St	0.15mi	2/1.0 (-1)	1,125 (-14%)	1mo	$110,000	$98	61
2412 Lamotte St	0.72mi	3/1.0	1,275 (-2%)	0mo	$125,000	$98	59
2011 N West St	0.73mi	4/1.0 (+1)	1,375 (+6%)	1mo	$135,000	$98	46
2009 N Tatnall St	0.67mi	3/1.0	1,475 (+14%)	1mo	$170,000	$115	42

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.61×
• Total profit: $21,702
• Equity at exit: $19,070

10-year hold

• IRR: 23.0%
• Equity multiple: 2.85×
• Total profit: $66,207
• Equity at exit: $11,058

Cash invested: $35,812 (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 19801

• Rents YoY: 1.6%
• Active inventory: 75
• Price-to-rent: 5.5×

Monthly cashflow live

• Estimated rent: $1,928 high
• Mortgage (P&I): −$671
• Tax from tax record: −$90 /mo · $1,080/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$405
• Net cashflow: $709

Break-even live

Break-even rent $1,030

Max offer price $127,900

Occupancy floor 58%

Sensitivity live

Price	-10% $781	-5% $745	+0% $709	+5% $673	+10% $636
Rent	-10% $556	-5% $633	+0% $709	+5% $785	+10% $861
Rate	-1.0pp $773	-0.5pp $741	base $709	+0.5pp $676	+1.0pp $642

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: $31,975
• Closing costs: $3,837
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	26d	1	0.03mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	19d	1	0.06mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	20d	1	0.10mi
518 E 12th St Wilmington, DE	2.0	1.0	875	$1,425	$1.63	22d	1	0.14mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	0d	1	0.14mi
1124 Clifford Brown Walk Wilmington, DE	2.0	1.0	1240	$1,625	$1.31	45d	1	0.16mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	20d	1	0.37mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	45d	5	0.37mi
801 N Market St Unit 207 Wilmington, DE	2.0	2.0	1239	$1,895	$1.53	7d	1	0.40mi
116 W 9th St Wilmington, DE	1.0–2.0	1.0–2.0	813	$2,270	$2.79	0d	17	0.42mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	0d	61	0.44mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,745	$1.04	7d	1	0.46mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,795	$1.07	45d	1	0.46mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	0d	115	0.47mi
703 Orange St Wilmington, DE	1.0–2.0	1.0	800	$1,475	$1.84	45d	1	0.48mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	0d	1	0.48mi
228 W 9th St Unit 201 Wilmington, DE	2.0	2.0	1031	$1,695	$1.64	46d	1	0.48mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	45d	1	0.50mi
839 N Tatnall St Unit 101 Wilmington, DE	2.0	2.0	1211	$1,750	$1.45	7d	1	0.51mi
517 N Shipley St Wilmington, DE	2.0	1.0–2.0	822	$2,670	$3.25	0d	15	0.51mi
225 W 4th St Unit 2 Wilmington, DE	2.0	1.0	1000	$1,599	$1.60	45d	1	0.60mi
711 Windsor St Wilmington, DE	2.0	1.0	980	$1,460	$1.49	45d	1	0.72mi
613 W 10th St Wilmington, DE	2.0	1.0	1100	$1,745	$1.59	45d	1	0.72mi
709 Windsor St Unit 3 Wilmington, DE	2.0	1.0	980	$1,500	$1.53	45d	1	0.72mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	14d	1	0.74mi
103 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	45d	1	0.74mi
617 W 6th St Unit 617 B Wilmington, DE	3.0	1.0	1000	$1,600	$1.60	7d	1	0.75mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	45d	1	0.76mi
401 A St Wilmington, DE	2.0	1.0–2.0	716	$2,605	$3.64	0d	12	0.78mi
115 Christina Landing Dr Wilmington, DE	1.0–2.0	1.0–2.0	1195	$2,796	$2.34	0d	11	0.81mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	18d	1	0.82mi
125 W 23rd St Wilmington, DE	4.0	2.0	1672	$1,995	$1.19	45d	1	0.84mi
105 Christina Landing Dr #1503 Wilmington, DE	2.0	2.0	1025	$2,500	$2.44	18d	1	0.85mi
105 Christina Landing Dr Wilmington, DE	2.0	2.0	1025	$2,400	$2.34	12d	1	0.85mi
105 Christina Landing Dr #1105 Wilmington, DE	2.0	2.0	1150	$2,500	$2.17	45d	1	0.86mi
2601 N Heald St Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	0d	1	0.86mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	45d	1	0.86mi
903 Shallcross Ave Wilmington, DE	2.0	1.5	1575	$2,195	$1.39	26d	1	0.88mi
2518 N Tatnall St Wilmington, DE	4.0	1.5	1575	$1,995	$1.27	45d	1	0.89mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	14d	1	0.89mi

Listing history 28 events

1. 2026-06-21
   days on market $127,900 Active 104 DOM
2. 2026-06-18
   days on market $127,900 Active 101 DOM
3. 2026-06-17
   days on market $127,900 Active 100 DOM
4. 2026-06-16
   days on market $127,900 Active 99 DOM
5. 2026-06-15
   days on market $127,900 Active 98 DOM
6. 2026-06-13
   days on market $127,900 Active 96 DOM
7. 2026-06-13
   pricedays on market $127,900 Active 95 DOM
8. 2026-06-09
   days on market $130,000 Active 92 DOM
9. 2026-06-08
   days on market $130,000 Active 91 DOM
10. 2026-06-07
    days on market $130,000 Active 90 DOM
11. 2026-06-04
    days on market $130,000 Active 87 DOM
12. 2026-06-03
    days on market $130,000 Active 86 DOM
13. 2026-06-02
    days on market $130,000 Active 85 DOM
14. 2026-06-01
    days on market $130,000 Active 84 DOM
15. 2026-05-31
    days on market $130,000 Active 83 DOM
16. 2026-03-23
    price $130,000 495-char remark

    Show marketing remark (495 chars)

    This recently renovated 2-bedroom, 1.5-bath home offers approximately 1,300 square feet of comfortable living space. Updates completed prior to listing include newer windows, updated bathrooms, modern flooring, and an updated kitchen, creating a move-in ready opportunity for the next owner. The home was fully renovated prior to being listed . However it was vandalized since listed and the Seller is selling it in as is condition. The pictures are prior to the home being vandalized and After.

17. 2026-03-09
    listed $139,999 Active 495-char remark

    Show marketing remark (495 chars)

    This recently renovated 2-bedroom, 1.5-bath home offers approximately 1,300 square feet of comfortable living space. Updates completed prior to listing include newer windows, updated bathrooms, modern flooring, and an updated kitchen, creating a move-in ready opportunity for the next owner. The home was fully renovated prior to being listed . However it was vandalized since listed and the Seller is selling it in as is condition. The pictures are prior to the home being vandalized and After.

18. 2026-02-18
    historical
19. 2026-01-26
    price $145,000
20. 2026-01-02
    price $165,000
21. 2025-12-17
    price $175,000
22. 2025-11-10
    listed $185,000 Active
23. 2017-10-10
    listed $9,900 Active
24. 2015-12-18
    historical
25. 2015-10-06
    listed $14,100
26. 1992-09-29
    soldstatus $33,000
27. 1989-12-01
    soldstatus $150,000
28. 1984-06-01
    soldstatus $8,000

ⓘ 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: $1,080 · $90/mo
• Projected year-2 tax: $1,080 · $90/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 ≥103°F today · 16 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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,130
• − Mortgage interest: −$7,164
• − Property taxes: −$1,080
• − Insurance: −$640
• − Repairs & maintenance: −$1,850
• − Management: −$1,850
• − Depreciation: −$3,721
• Taxable income: $6,825
• Est. tax owed @ 24.0%: −$1,638
• After-tax cash flow: $6,867/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 — 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

• Census place: Wilmington, DE
• County: New Castle County · 483,412 people
• City population: 173,480
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 16,327
• Household income: $52,810
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 919.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 15% Hispanic / Latino 9% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -112.65%
• Current HPI: 151.1288
• Rent YoY: ▲ 1.59%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+1525.0% since first listed

13 events — show timeline

• 2026-03-23 Price Changed $130,000 BRIGHT MLS
• 2026-03-09 Listed $139,999 BRIGHT MLS
• 2026-02-18 Listing Removed — BRIGHT MLS
• 2026-01-26 Price Changed $145,000 BRIGHT MLS
• 2026-01-02 Price Changed $165,000 BRIGHT MLS
• 2025-12-17 Price Changed $175,000 BRIGHT MLS
• 2025-11-10 Listed $185,000 BRIGHT MLS
• 2017-10-10 Listed $9,900 BRIGHT MLS
• 2015-12-18 Listing Removed — BRIGHT MLS
• 2015-10-06 Listed $14,100 BRIGHT MLS
• 1992-09-29 Sold (Public Records) $33,000 Public Records
• 1989-12-01 Sold (Public Records) $150,000 Public Records
• 1984-06-01 Sold (Public Records) $8,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,080 · +2.6% YoY. Source: county tax records.