1017 S Broom St · Wilmington, DE 19805

$180,000

3 bd · 1.0 ba · 1,150 sqft · Townhouse public records · 9 Days on market

Built 1929 1,742 sqft lot Est $220k · 18% under

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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 +25.1/30.0
• ARV discount +15.0/15.0
• DSCR +8.2/10.0
• 1% rule +5.6/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Check out this recently refreshed city townhome! If you are looking for a decent home in a convenient location, with a mortgage payment that is LESS than most people pay in rent, then you should probably get here soon. Features include: Natural gas heat and hot water. Fresh paint. Cozy front porch with newer windows. Hardwood flooring throughout. Kitchen cabinets and counters were updated several years ago and additional cabinets and counter were added to the adjacent mud room. Back yard is fenced. And there's plenty of storage space in the full basement. Located in the Cleland Heights area, just minutes from the Wilmington Riverfront attractions, area parks, and schools!

Key facts

• Built 1929
• Listed 8 days

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer; Hot water from natural gas
• Home design: Interior townhouse/rowhouse
• Construction: Brick construction; Concrete perimeter foundation
• Exterior features: Lot dimensions approximately 19 x 100; Located inside city limits

Interior

• Bedrooms: Three bedrooms on the first upper level
• Bathrooms: One full bathroom (all upper levels)
• Heating & cooling: Hot water heating; Natural gas heating fuel; Window air conditioning units
• Interior features: Finished above-grade living area reported by assessor; Basement: combination

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $396 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 8.9% vs local median 5.6% 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+, schools D, commute D.
• 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 fast (+6.3%/yr); 167 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); 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/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 + 6.3% rent growth), your $50k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 27y ago; this cycle's ask is 8471% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1929 — 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 $180,000

Questions for the listing agent

1. Built in 1929 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 8.93%
• Cash-on-cash: 9.43%
• DSCR: 1.42
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $219,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1016 Clayton Rd	0.12mi	3/1.0	1,150 (0%)	1mo	$219,000	$190	94
302 S Franklin St	0.45mi	3/1.0	1,150 (0%)	1mo	$117,000	$102	78
519 S Jackson St	0.43mi	3/1.0	1,200 (+4%)	1mo	$186,000	$155	72
2042 Clark St	0.59mi	3/1.0	1,200 (+4%)	0mo	$335,000	$279	65
1715 Sycamore St	0.39mi	3/1.0	1,260 (+10%)	1mo	$241,000	$191	65
227 S Union St	0.62mi	3/1.0	1,075 (-6%)	1mo	$180,000	$167	60
400 Geddes St	0.60mi	3/1.5	1,225 (+6%)	0mo	$337,500	$276	59
1204 Brown St	0.23mi	2/2.0 (-1)	1,300 (+13%)	0mo	$268,000	$206	58
1301 Lancaster Ave	0.59mi	4/2.0 (+1)	1,200 (+4%)	1mo	$250,000	$208	56
1210 Elm St	0.46mi	3/2.0	1,300 (+13%)	1mo	$200,000	$154	52
1213 W 3rd St	0.73mi	3/1.5	1,250 (+9%)	1mo	$215,000	$172	48
461 S Sycamore St	0.66mi	3/1.0	1,000 (-13%)	1mo	$250,000	$250	47

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 1.3%
• Equity multiple: 1.05×
• Total profit: $2,654
• Equity at exit: $26,839

10-year hold

• IRR: 13.8%
• Equity multiple: 2.27×
• Total profit: $63,852
• 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 19805

• Rents YoY: 6.3%
• Active inventory: 167
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,912 high
• Mortgage (P&I): −$944
• Tax from tax record: −$96 /mo · $1,146/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$401
• Net cashflow: $396

Break-even live

Break-even rent $1,411

Max offer price $180,000

Occupancy floor 74%

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 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1016 Clayton Rd Wilmington, DE	3.0	1.0	1150	$1,850	$1.61	5d	1	0.09mi
1601 E Latimer Pl Wilmington, DE	4.0	1.0	1450	$2,195	$1.51	18d	1	0.13mi
1508 Maryland Ave Wilmington, DE	3.0	1.5	1450	$1,975	$1.36	14d	1	0.14mi
7 6th Ave Wilmington, DE	3.0	2.0	1325	$1,800	$1.36	43d	1	0.17mi
1122 Coyne Pl Wilmington, DE	3.0	1.0	1350	$1,950	$1.44	43d	1	0.19mi
25 Stroud St Wilmington, DE	3.0	1.0	1200	$1,795	$1.50	3d	1	0.30mi
231 5th Ave Wilmington, DE	2.0	1.0	1050	$1,350	$1.29	43d	1	0.33mi
128 Lower Oak St Wilmington, DE	2.0	1.0	871	$1,595	$1.83	3d	1	0.37mi
414 S Franklin St Wilmington, DE	3.0	2.0	1195	$1,895	$1.59	43d	1	0.38mi
1802 Maple St Wilmington, DE	3.0	1.5	1250	$2,500	$2.00	24d	1	0.42mi
1601 Bonwood Rd Wilmington, DE	3.0	1.5	1500	$1,850	$1.23	24d	1	0.43mi
1227 Linden St Wilmington, DE	3.0	2.0	950	$1,850	$1.95	3d	1	0.44mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	18d	1	0.45mi
1600 Bonwood Rd Wilmington, DE	2.0	2.0	970	$1,614	$1.66	15d	1	0.53mi
1936 Lakeview Rd Wilmington, DE	3.0	1.0	1350	$1,850	$1.37	14d	1	0.54mi
205 Porter St Wilmington, DE	2.0	1.5	1200	$1,700	$1.42	15d	1	0.55mi
1110 Read St Wilmington, DE	2.0	1.0	1100	$1,250	$1.14	20d	1	0.58mi
545 Homestead Rd Wilmington, DE	2.0	1.0	800	$1,399	$1.75	43d	1	0.58mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	11d	1	0.59mi
115 N Clayton St Unit 115 Wilmington, DE	3.0	1.5	1200	$1,725	$1.44	11d	1	0.60mi
1114 Lancaster Ave Wilmington, DE	2.0	1.0	775	$1,400	$1.81	24d	1	0.61mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	24d	1	0.64mi
331 Justison St Wilmington, DE	1.0–2.0	1.0–2.0	859	$2,205	$2.57	1d	9	0.66mi
201 New Rd Wilmington, DE	2.0	1.0	800	$1,350	$1.69	2d	1	0.67mi
232 N Franklin St Wilmington, DE	3.0	2.0	1150	$1,795	$1.56	43d	1	0.69mi
530 Harlan Blvd #519 Wilmington, DE	2.0	2.0	1192	$2,250	$1.89	24d	1	0.70mi
131 Scarborough Park Dr Wilmington, DE	1.0–2.0	1.0–1.5	837	$1,700	$2.03	43d	1	0.71mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	43d	1	0.72mi
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,850	$1.23	3d	1	0.85mi
2700 Boulevard Rd Wilmington, DE	1.0–2.0	1.0	743	$1,525	$2.05	2d	8	0.90mi
1522 W 7th St Unit 1 Wilmington, DE	2.0	1.0	900	$1,800	$2.00	4d	1	0.91mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	43d	1	0.94mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	12d	1	0.99mi
105 Christina Landing Dr #1105 Wilmington, DE	2.0	2.0	1150	$2,500	$2.17	43d	1	0.99mi
105 Christina Landing Dr #1503 Wilmington, DE	2.0	2.0	1025	$2,500	$2.44	16d	1	0.99mi
105 Christina Landing Dr Wilmington, DE	2.0	2.0	1025	$2,400	$2.34	10d	1	0.99mi
802 N Broom St Apt 2 Wilmington, DE	2.0	21.0	800	$1,695	$2.12	22d	1	1.00mi
205 Western Ave Wilmington, DE	4.0	2.5	1225	$2,300	$1.88	43d	1	1.01mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	43d	1	1.01mi
1000 W 8th St Unit 3 Wilmington, DE	2.0	1.0	1050	$1,695	$1.61	24d	1	1.02mi

Listing history 33 events

1. 2026-06-18
   days on market $180,000 Active 9 DOM
2. 2026-06-17
   days on market $180,000 Active 8 DOM
3. 2026-06-16
   days on market $180,000 Active 7 DOM
4. 2026-06-15
   days on market $180,000 Active 6 DOM
5. 2026-06-13
   days on market $180,000 Active 4 DOM
6. 2026-06-13
   days on market $180,000 Active 3 DOM
7. 2026-06-10
   statusdays on market $180,000 Active 1 DOM
8. 2026-06-09
   days on market $180,000 Coming Soon 16 DOM
9. 2026-06-08
   days on market $180,000 Coming Soon 15 DOM
10. 2026-06-07
    days on market $180,000 Coming Soon 14 DOM
11. 2026-06-04
    days on market $180,000 Coming Soon 11 DOM
12. 2026-06-03
    days on market $180,000 Coming Soon 10 DOM
13. 2026-06-02
    days on market $180,000 Coming Soon 9 DOM
14. 2026-06-01
    days on market $180,000 Coming Soon 8 DOM
15. 2026-05-31
    days on market $180,000 Coming Soon 7 DOM
16. 2026-05-24
    historical $180,000
17. 2025-04-05
    historical $1,990
18. 2025-02-24
    price $1,990
19. 2025-02-10
    soldstatus $160,000
20. 2025-02-09
    listed $2,100
21. 2021-03-16
    soldstatus $139,000
22. 2021-03-11
    soldstatus $139,000 Closed 684-char remark

    Show marketing remark (684 chars)

    Check out this recently refreshed city townhome! If you are looking for a decent home in a convenient location, with a mortgage payment that is LESS than most people pay in rent, then you should probably get here soon. Features include: Natural gas heat and hot water. Fresh paint. Cozy front porch with newer windows. Hardwood flooring throughout. Kitchen cabinets and counters were updated several years ago and additional cabinets and counter were added to the adjacent mud room. Back yard is fenced. And there's plenty of storage space in the full basement. Located in the Cleland Heights area, just minutes from the Wilmington Riverfront attractions, area parks, and schools!

23. 2021-02-13
    status Pending 684-char remark

    Show marketing remark (684 chars)

    Check out this recently refreshed city townhome! If you are looking for a decent home in a convenient location, with a mortgage payment that is LESS than most people pay in rent, then you should probably get here soon. Features include: Natural gas heat and hot water. Fresh paint. Cozy front porch with newer windows. Hardwood flooring throughout. Kitchen cabinets and counters were updated several years ago and additional cabinets and counter were added to the adjacent mud room. Back yard is fenced. And there's plenty of storage space in the full basement. Located in the Cleland Heights area, just minutes from the Wilmington Riverfront attractions, area parks, and schools!

24. 2021-01-16
    historical Active Under Contract 684-char remark

    Show marketing remark (684 chars)

    Check out this recently refreshed city townhome! If you are looking for a decent home in a convenient location, with a mortgage payment that is LESS than most people pay in rent, then you should probably get here soon. Features include: Natural gas heat and hot water. Fresh paint. Cozy front porch with newer windows. Hardwood flooring throughout. Kitchen cabinets and counters were updated several years ago and additional cabinets and counter were added to the adjacent mud room. Back yard is fenced. And there's plenty of storage space in the full basement. Located in the Cleland Heights area, just minutes from the Wilmington Riverfront attractions, area parks, and schools!

25. 2020-11-28
    listed $137,500 Active 684-char remark

    Show marketing remark (684 chars)

    Check out this recently refreshed city townhome! If you are looking for a decent home in a convenient location, with a mortgage payment that is LESS than most people pay in rent, then you should probably get here soon. Features include: Natural gas heat and hot water. Fresh paint. Cozy front porch with newer windows. Hardwood flooring throughout. Kitchen cabinets and counters were updated several years ago and additional cabinets and counter were added to the adjacent mud room. Back yard is fenced. And there's plenty of storage space in the full basement. Located in the Cleland Heights area, just minutes from the Wilmington Riverfront attractions, area parks, and schools!

26. 2013-11-03
    historical
27. 2013-02-13
    listed $85,000
28. 2009-07-07
    historical
29. 2009-03-18
    listed $150,000
30. 1999-04-01
    soldstatus $68,000
31. 1999-03-26
    soldstatus $68,000
32. 1999-01-27
    historical
33. 1999-01-25
    listed $68,000

ⓘ 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: $1,146 · $96/mo
• Projected year-2 tax: $1,146 · $96/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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,942
• − Mortgage interest: −$10,083
• − Property taxes: −$1,146
• − Insurance: −$900
• − Repairs & maintenance: −$1,835
• − Management: −$1,835
• − Depreciation: −$5,236
• Taxable income: $1,906
• Est. tax owed @ 24.0%: −$457
• After-tax cash flow: $4,293/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): 41,402
• Household income: $60,221
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1730.0

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 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 1% Arabic 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: ▼ -291.16%
• Current HPI: 259.1455
• Rent YoY: ▲ 6.35%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+164.7% since first listed

18 events — show timeline

• 2026-05-24 Coming Soon $180,000 BRIGHT MLS
• 2025-04-05 Rental Removed $1,990 BRIGHTMLS
• 2025-02-24 Price Changed $1,990 BRIGHTMLS
• 2025-02-10 Sold (Public Records) $160,000 Public Records
• 2025-02-09 Listed for Rent $2,100 BRIGHTMLS
• 2021-03-16 Sold (Public Records) $139,000 Public Records
• 2021-03-11 Sold (MLS) $139,000 BRIGHT MLS
• 2021-02-13 Pending — BRIGHT MLS
• 2021-01-16 Contingent — BRIGHT MLS
• 2020-11-28 Listed $137,500 BRIGHT MLS
• 2013-11-03 Listing Removed — BRIGHT MLS
• 2013-02-13 Listed $85,000 BRIGHT MLS
• 2009-07-07 Listing Removed — BRIGHT MLS
• 2009-03-18 Listed $150,000 BRIGHT MLS
• 1999-04-01 Sold (Public Records) $68,000 Public Records
• 1999-03-26 Sold (MLS) $68,000 BRIGHT MLS
• 1999-01-27 Listing Removed — BRIGHT MLS
• 1999-01-25 Listed $68,000 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2024): $1,146 · +2.6% YoY. Source: county tax records.