54 Lisa Dr · Bear, DE 19702

$175,000

3 bd · 2.5 ba · 1,800 sqft · Townhouse public records · 1 Days on market

Built 2000 2,178 sqft lot ↓ 18% since listing

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.7/10.0
• ARV discount +7.5/15.0
• 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

Beautiful Move-in Ready Townhouse - 1800 sq ft with finished basement now available in the desirable community of River Walk. 3 Bed/2.5 Bath and perfect for a first time home buyer. This home features a spacious living room with cathedral ceilings, a basement family room, and an open eat-in kitchen. Upstairs the master bedroom features a vaulted ceiling, master bath and large walk-in closet. There are two additional bedrooms and another full bath to finish off this floor. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. There are a laundry area and additional storage space also located in the basement. This is a great home ready for a new owner. Close to shopping, restaurants and RT. 1.

Key facts

• Built 2000

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $691 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Cap rate 11.0% 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); 151 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 31% 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 $49k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 26y 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, 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 $175,000

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 1.37% ✓
• Cap rate: 11.03%
• Cash-on-cash: 16.92%
• DSCR: 1.75
• GRM: 6.1

CMA / ARV

• ARV (on-the-fly): $363,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
52 Lisa Dr	0.00mi	3/3.5	1,825 (+1%)	5mo	$359,900	$197	89
147 Darling St	0.06mi	3/3.0	1,800 (0%)	7mo	$343,132	$191	89
180 Darling St	0.07mi	3/2.5	1,725 (-4%)	4mo	$330,000	$191	87
9 Lisa Dr	0.10mi	3/2.5	1,850 (+3%)	6mo	$375,000	$203	85
184 Darling St	0.07mi	3/2.5	1,681 (-7%)	4mo	$355,000	$211	82
128 Darling St	0.04mi	3/2.5	1,650 (-8%)	4mo	$310,000	$188	81
46 Lisa Dr	0.02mi	3/1.5	1,975 (+10%)	7mo	$330,000	$167	73
218 Anita Ct	0.62mi	3/2.5	2,025 (+12%)	2mo	$415,000	$205	49
103 W Newtown Pl	0.51mi	2/2.5 (-1)	1,985 (+10%)	7mo	$325,000	$164	49
212 Anita Ct	0.63mi	3/2.5	2,025 (+12%)	7mo	$410,000	$202	44
27 E Newtown Pl	0.61mi	2/2.5 (-1)	1,575 (-12%)	3mo	$319,999	$203	44
5 W Christina Pl	0.62mi	3/1.5	1,550 (-14%)	7mo	$340,000	$219	38

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: 7.2%
• Equity multiple: 1.28×
• Total profit: $13,735
• Equity at exit: $26,093

10-year hold

• IRR: 15.8%
• Equity multiple: 2.24×
• Total profit: $60,929
• Equity at exit: $15,131

Cash invested: $49,000 (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 19702

• Rents YoY: 2.2%
• Active inventory: 151
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $2,389 high
• Mortgage (P&I): −$918
• Tax from tax record: −$206 /mo · $2,470/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$502
• Net cashflow: $691

Break-even live

Break-even rent $1,514

Max offer price $175,000

Occupancy floor 66%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
182 Darling St Newark, DE	3.0	2.5	1345	$2,450	$1.82	43d	1	0.05mi
138 Creekside Ct Newark, DE	2.0	2.5	1225	$2,200	$1.80	43d	1	0.51mi
100 N Barrett Ln Newark, DE	3.0	2.5	1500	$2,550	$1.70	1d	1	0.73mi
35 Honeysuckle Dr Newark, DE	3.0	1.5	1250	$2,400	$1.92	17d	1	0.97mi
1 Iris Pl Newark, DE	3.0	2.0	1525	$2,400	$1.57	16d	1	1.03mi
13 Honeysuckle Dr Newark, DE	3.0	2.0	1300	$2,300	$1.77	43d	1	1.06mi
104 Sandburg Pl Newark, DE	3.0	2.0	1368	$1,889	$1.38	43d	1	1.17mi
4 Arnold Pl Newark, DE	2.0	2.5	1225	$2,500	$2.04	43d	1	1.38mi

Listing history 20 events

1. 2026-03-19
   status Pending
2. 2026-03-19
   listed $175,000 Active
3. 2019-11-22
   soldstatus $216,000 Closed 731-char remark

   Show marketing remark (731 chars)

   Beautiful Move-in Ready Townhouse - 1800 sq ft with finished basement now available in the desirable community of River Walk. 3 Bed/2.5 Bath and perfect for a first time home buyer. This home features a spacious living room with cathedral ceilings, a basement family room, and an open eat-in kitchen. Upstairs the master bedroom features a vaulted ceiling, master bath and large walk-in closet. There are two additional bedrooms and another full bath to finish off this floor. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. There are a laundry area and additional storage space also located in the basement. This is a great home ready for a new owner. Close to shopping, restaurants and RT. 1.

4. 2019-10-02
   status Pending 731-char remark

   Show marketing remark (731 chars)

   Beautiful Move-in Ready Townhouse - 1800 sq ft with finished basement now available in the desirable community of River Walk. 3 Bed/2.5 Bath and perfect for a first time home buyer. This home features a spacious living room with cathedral ceilings, a basement family room, and an open eat-in kitchen. Upstairs the master bedroom features a vaulted ceiling, master bath and large walk-in closet. There are two additional bedrooms and another full bath to finish off this floor. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. There are a laundry area and additional storage space also located in the basement. This is a great home ready for a new owner. Close to shopping, restaurants and RT. 1.

5. 2019-09-28
   price $215,000 731-char remark

   Show marketing remark (731 chars)

   Beautiful Move-in Ready Townhouse - 1800 sq ft with finished basement now available in the desirable community of River Walk. 3 Bed/2.5 Bath and perfect for a first time home buyer. This home features a spacious living room with cathedral ceilings, a basement family room, and an open eat-in kitchen. Upstairs the master bedroom features a vaulted ceiling, master bath and large walk-in closet. There are two additional bedrooms and another full bath to finish off this floor. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. There are a laundry area and additional storage space also located in the basement. This is a great home ready for a new owner. Close to shopping, restaurants and RT. 1.

6. 2019-09-13
   listed $220,000 Active 731-char remark

   Show marketing remark (731 chars)

   Beautiful Move-in Ready Townhouse - 1800 sq ft with finished basement now available in the desirable community of River Walk. 3 Bed/2.5 Bath and perfect for a first time home buyer. This home features a spacious living room with cathedral ceilings, a basement family room, and an open eat-in kitchen. Upstairs the master bedroom features a vaulted ceiling, master bath and large walk-in closet. There are two additional bedrooms and another full bath to finish off this floor. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. There are a laundry area and additional storage space also located in the basement. This is a great home ready for a new owner. Close to shopping, restaurants and RT. 1.

7. 2010-05-17
   soldstatus $199,900
8. 2010-05-13
   soldstatus $199,900 750-char remark

   Show marketing remark (750 chars)

   This home is a great find in River Walk! Upon entering you will notice the entire home has been RECENTLY painted in neutral colors and BRAND NEW carpet welcomes you. This is a must see 3BR, 2.5 BA home. The large eat-in kitchen features an island with plenty of counter top space. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. The master bedroom features a vaulted ceiling, walk-in closet and master bath. The basement is finished and offers ample space for storage. Hurry and write before April 30th to take advantage of the $8,000 extended and expanded first time home buyer stimulus tax credit. Purchase with confidence with seller offering a 1 year home warranty through First American Home Warranty Company.

9. 2010-05-13
   soldstatus $199,900

   Show marketing remark (750 chars)

   This home is a great find in River Walk! Upon entering you will notice the entire home has been RECENTLY painted in neutral colors and BRAND NEW carpet welcomes you. This is a must see 3BR, 2.5 BA home. The large eat-in kitchen features an island with plenty of counter top space. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. The master bedroom features a vaulted ceiling, walk-in closet and master bath. The basement is finished and offers ample space for storage. Hurry and write before April 30th to take advantage of the $8,000 extended and expanded first time home buyer stimulus tax credit. Purchase with confidence with seller offering a 1 year home warranty through First American Home Warranty Company.

10. 2010-04-13
    historical 750-char remark

    Show marketing remark (750 chars)

    This home is a great find in River Walk! Upon entering you will notice the entire home has been RECENTLY painted in neutral colors and BRAND NEW carpet welcomes you. This is a must see 3BR, 2.5 BA home. The large eat-in kitchen features an island with plenty of counter top space. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. The master bedroom features a vaulted ceiling, walk-in closet and master bath. The basement is finished and offers ample space for storage. Hurry and write before April 30th to take advantage of the $8,000 extended and expanded first time home buyer stimulus tax credit. Purchase with confidence with seller offering a 1 year home warranty through First American Home Warranty Company.

11. 2010-03-04
    listed $199,900 750-char remark

    Show marketing remark (750 chars)

    This home is a great find in River Walk! Upon entering you will notice the entire home has been RECENTLY painted in neutral colors and BRAND NEW carpet welcomes you. This is a must see 3BR, 2.5 BA home. The large eat-in kitchen features an island with plenty of counter top space. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. The master bedroom features a vaulted ceiling, walk-in closet and master bath. The basement is finished and offers ample space for storage. Hurry and write before April 30th to take advantage of the $8,000 extended and expanded first time home buyer stimulus tax credit. Purchase with confidence with seller offering a 1 year home warranty through First American Home Warranty Company.

12. 2010-03-04
    listed $199,900

    Show marketing remark (750 chars)

    This home is a great find in River Walk! Upon entering you will notice the entire home has been RECENTLY painted in neutral colors and BRAND NEW carpet welcomes you. This is a must see 3BR, 2.5 BA home. The large eat-in kitchen features an island with plenty of counter top space. Enjoy the outdoors on the walkout deck from the kitchen into a nice sized backyard. The master bedroom features a vaulted ceiling, walk-in closet and master bath. The basement is finished and offers ample space for storage. Hurry and write before April 30th to take advantage of the $8,000 extended and expanded first time home buyer stimulus tax credit. Purchase with confidence with seller offering a 1 year home warranty through First American Home Warranty Company.

13. 2004-12-22
    soldstatus $182,900
14. 2004-12-17
    soldstatus $182,900
15. 2004-11-17
    historical
16. 2004-11-12
    listed $182,900
17. 2000-08-01
    soldstatus $116,095
18. 2000-07-28
    historical
19. 2000-06-30
    listed $116,095
20. 1999-11-05
    soldstatus $213,500

ⓘ 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: $2,470 · $206/mo
• Projected year-2 tax: $2,470 · $206/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 · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $28,667
• − Mortgage interest: −$9,803
• − Property taxes: −$2,470
• − Insurance: −$875
• − Repairs & maintenance: −$2,293
• − Management: −$2,293
• − Depreciation: −$5,091
• Taxable income: $5,842
• Est. tax owed @ 24.0%: −$1,402
• After-tax cash flow: $6,887/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

• 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

-18.0% since first listed

20 events — show timeline

• 2026-03-19 Pending — BRIGHT MLS
• 2026-03-19 Listed $175,000 BRIGHT MLS
• 2019-11-22 Sold (MLS) $216,000 BRIGHT MLS
• 2019-10-02 Pending — BRIGHT MLS
• 2019-09-28 Price Changed $215,000 BRIGHT MLS
• 2019-09-13 Listed $220,000 BRIGHT MLS
• 2010-05-17 Sold (Public Records) $199,900 Public Records
• 2010-05-13 Sold (MLS) $199,900 TREND
• 2010-05-13 Sold (MLS) $199,900 BRIGHT MLS
• 2010-04-13 Listing Removed — BRIGHT MLS
• 2010-03-04 Listed $199,900 TREND
• 2010-03-04 Listed $199,900 BRIGHT MLS
• 2004-12-22 Sold (Public Records) $182,900 Public Records
• 2004-12-17 Sold (MLS) $182,900 BRIGHT MLS
• 2004-11-17 Listing Removed — BRIGHT MLS
• 2004-11-12 Listed $182,900 BRIGHT MLS
• 2000-08-01 Sold (MLS) $116,095 BRIGHT MLS
• 2000-07-28 Listing Removed — BRIGHT MLS
• 2000-06-30 Listed $116,095 BRIGHT MLS
• 1999-11-05 Sold (Public Records) $213,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $2,470 · +2.7% YoY. Source: county tax records.