7 Teal Cir · Bear, DE 19702

$275,000

4 bd · 1.5 ba · 1,800 sqft · Townhouse public records · 40 Days on market

Built 1972 3,049 sqft lot Est $326k · 16% under $8/mo HOA

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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 +25.4/30.0
• ARV discount +14.5/15.0
• DSCR +8.4/10.0
• 1% rule +5.6/10.0
• 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

Welcome to 7 Teal Circle! Location is everything and this 4 bedroom, 1.5 full bathroom home is conveniently located close to I-95, Route 1, popular dining, shopping, and more! Upon entering you are greeted by the recently renovated unit featuring updated luxury vinyl plank flooring throughout, fresh paint, and recessed lighting. Entertain or relax in the spacious living room. Continue into the new kitchen which offers stainless steel appliances, custom backsplash, and plenty of quality cabinets and storage space. There are 4 sizable bedrooms, all with plenty of closet space, and an updated bathroom with modern fixtures. Don't miss your chance to own this wonderful property!

Key facts

• $8 HOA
• 2 parking spots
• Built 1972

Property features AI

Finance

• Other: Lease not considered
• HOA & community: HOA fee of $100 annually

Exterior

• Parking: Driveway parking for 2 vehicles; Total of 2 garage/parking spaces
• Utilities: Public water; Public sewer
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Frame and brick construction; Shingle roof; Crawl space foundation; Built and measured per assessor; Above-grade finished living space reported
• Exterior features: Rear wood privacy fence; Lot dimensions approximately 30.00 x 100.30

Interior

• Kitchen: Refrigerator; Oven (single); Range hood; Dishwasher
• Bedrooms: 4 bedrooms on the first upper level; Master bedroom plus three additional bedrooms
• Flooring: Luxury vinyl plank; Carpet
• Bathrooms: 1 full bathroom (all upper levels)
• Heating & cooling: 90% forced air heating; Natural gas heating and hot water; Central air conditioning (electric)
• Interior features: 10 rooms total; Living room, Dining room, Family room; Very good property condition; No basement
• Laundry & utility: Front-loading washer; Front-loading dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath townhouse listed at $275k.

Deal economics

• At list price, monthly cash flow is $632 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).
• Recommended offer: $267k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.0% 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 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).
• This rent runs 38% 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 $2k of loan paydown is wiped out by about $8k 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 40 days — a 3% lower offer ($267k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

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 $266,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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.
7. 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.
8. 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: 9.05%
• Cash-on-cash: 9.84%
• DSCR: 1.44
• GRM: 7.9

CMA / ARV

• ARV (on-the-fly): $325,800
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
34 Teal Cir	0.09mi	5/2.0 (+1)	1,800 (0%)	7mo	$260,000	$144	83
74 Three Rivers Dr	0.20mi	3/1.5 (-1)	1,825 (+1%)	1mo	$330,000	$181	83
14 Auckland	0.21mi	3/1.5 (-1)	1,825 (+1%)	3mo	$315,000	$173	81
4 Winton Ln	0.26mi	3/1.5 (-1)	1,825 (+1%)	8mo	$275,000	$151	74
423 Feather Dr	0.28mi	3/1.5 (-1)	1,800 (0%)	10mo	$297,000	$165	73
110 Hawk Dr	0.19mi	3/2.0 (-1)	2,025 (+12%)	3mo	$330,000	$163	61
409 Feather Dr	0.26mi	3/2.5 (-1)	1,650 (-8%)	6mo	$250,000	$152	60
6 Auckland Dr	0.21mi	3/1.5 (-1)	1,620 (-10%)	10mo	$300,000	$185	60
205 Finch Way	0.21mi	3/2.5 (-1)	1,650 (-8%)	11mo	$344,765	$209	58
405 Feather Dr	0.26mi	3/3.0 (-1)	1,675 (-7%)	12mo	$325,000	$194	55
218 Anita Ct	0.36mi	3/2.5 (-1)	2,025 (+12%)	2mo	$415,000	$205	52
212 Anita Ct	0.35mi	3/2.5 (-1)	2,025 (+12%)	7mo	$410,000	$202	48

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: -2.4%
• Equity multiple: 0.91×
• Total profit: $-6,794
• Equity at exit: $41,003

10-year hold

• IRR: 6.5%
• Equity multiple: 1.47×
• Total profit: $35,971
• Equity at exit: $23,777

Cash invested: $77,000 (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: 7.9×

Monthly cashflow live

• Estimated rent: $2,912 high
• Mortgage (P&I): −$1,442
• Tax from tax record: −$105 /mo · $1,254/yr
• Insurance: −$115
• HOA: −$8
• Vacancy / Maint / Mgmt: −$612
• Net cashflow: $632

Break-even live

Break-even rent $2,113

Max offer price $275,000

Occupancy floor 73%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Kennedy Cir Bear, DE	1.0–3.0	1.0–3.0	1582	$3,315	$2.09	1d	39	0.86mi
182 Darling St Newark, DE	3.0	2.5	1345	$2,450	$1.82	43d	1	0.93mi
49 Willow Pl Newark, DE	3.0–4.0	2.0–3.5	1844	$3,495	$1.90	1d	1	1.20mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	1d	194	1.22mi
2139 Valence Pl Newark, DE	2.0–3.0	2.0	1183	$2,505	$2.12	15d	6	1.24mi
1951 Bellac Way Bear, DE	4.0	3.5	2250	$3,100	$1.38	43d	1	1.33mi
35 Honeysuckle Dr Newark, DE	3.0	1.5	1250	$2,400	$1.92	17d	1	1.44mi
13 Honeysuckle Dr Newark, DE	3.0	2.0	1300	$2,300	$1.77	43d	1	1.45mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 14 events

1. 2026-05-01
   status Pending
2. 2026-04-23
   historical Active Under Contract
3. 2026-04-17
   price $275,000
4. 2026-03-15
   listed $290,000 Active
5. 2026-03-11
   historical $290,000
6. 2024-06-10
   soldstatus $250,000
7. 2024-06-06
   soldstatus $250,000 Closed 682-char remark

   Show marketing remark (682 chars)

   Welcome to 7 Teal Circle! Location is everything and this 4 bedroom, 1.5 full bathroom home is conveniently located close to I-95, Route 1, popular dining, shopping, and more! Upon entering you are greeted by the recently renovated unit featuring updated luxury vinyl plank flooring throughout, fresh paint, and recessed lighting. Entertain or relax in the spacious living room. Continue into the new kitchen which offers stainless steel appliances, custom backsplash, and plenty of quality cabinets and storage space. There are 4 sizable bedrooms, all with plenty of closet space, and an updated bathroom with modern fixtures. Don't miss your chance to own this wonderful property!

8. 2024-03-25
   status Pending 682-char remark

   Show marketing remark (682 chars)

   Welcome to 7 Teal Circle! Location is everything and this 4 bedroom, 1.5 full bathroom home is conveniently located close to I-95, Route 1, popular dining, shopping, and more! Upon entering you are greeted by the recently renovated unit featuring updated luxury vinyl plank flooring throughout, fresh paint, and recessed lighting. Entertain or relax in the spacious living room. Continue into the new kitchen which offers stainless steel appliances, custom backsplash, and plenty of quality cabinets and storage space. There are 4 sizable bedrooms, all with plenty of closet space, and an updated bathroom with modern fixtures. Don't miss your chance to own this wonderful property!

9. 2024-03-25
   price $249,500 682-char remark

   Show marketing remark (682 chars)

   Welcome to 7 Teal Circle! Location is everything and this 4 bedroom, 1.5 full bathroom home is conveniently located close to I-95, Route 1, popular dining, shopping, and more! Upon entering you are greeted by the recently renovated unit featuring updated luxury vinyl plank flooring throughout, fresh paint, and recessed lighting. Entertain or relax in the spacious living room. Continue into the new kitchen which offers stainless steel appliances, custom backsplash, and plenty of quality cabinets and storage space. There are 4 sizable bedrooms, all with plenty of closet space, and an updated bathroom with modern fixtures. Don't miss your chance to own this wonderful property!

10. 2024-03-24
    listed $230,000 Active 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7 Teal Circle! Location is everything and this 4 bedroom, 1.5 full bathroom home is conveniently located close to I-95, Route 1, popular dining, shopping, and more! Upon entering you are greeted by the recently renovated unit featuring updated luxury vinyl plank flooring throughout, fresh paint, and recessed lighting. Entertain or relax in the spacious living room. Continue into the new kitchen which offers stainless steel appliances, custom backsplash, and plenty of quality cabinets and storage space. There are 4 sizable bedrooms, all with plenty of closet space, and an updated bathroom with modern fixtures. Don't miss your chance to own this wonderful property!

11. 2024-03-22
    historical $230,000 682-char remark

    Show marketing remark (682 chars)

    Welcome to 7 Teal Circle! Location is everything and this 4 bedroom, 1.5 full bathroom home is conveniently located close to I-95, Route 1, popular dining, shopping, and more! Upon entering you are greeted by the recently renovated unit featuring updated luxury vinyl plank flooring throughout, fresh paint, and recessed lighting. Entertain or relax in the spacious living room. Continue into the new kitchen which offers stainless steel appliances, custom backsplash, and plenty of quality cabinets and storage space. There are 4 sizable bedrooms, all with plenty of closet space, and an updated bathroom with modern fixtures. Don't miss your chance to own this wonderful property!

12. 2023-12-07
    soldstatus $98,500
13. 1994-10-31
    soldstatus $99,900
14. 1989-02-01
    soldstatus $32,500

ⓘ 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: $1,254 · $105/mo
• Projected year-2 tax: $1,425 · $119/mo
• Expected delta: +$170/yr (+$14/mo · 13.6%)

ⓘ 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 7/10 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: $34,948
• − Mortgage interest: −$15,404
• − Property taxes: −$1,254
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,796
• − Management: −$2,796
• − HOA: −$96
• − Depreciation: −$8,000
• Taxable income: $3,227
• Est. tax owed @ 24.0%: −$774
• After-tax cash flow: $6,804/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

• Census place: Bear, DE
• 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

+746.2% since first listed

14 events — show timeline

• 2026-05-01 Pending — BRIGHT MLS
• 2026-04-23 Contingent — BRIGHT MLS
• 2026-04-17 Price Changed $275,000 BRIGHT MLS
• 2026-03-15 Listed $290,000 BRIGHT MLS
• 2026-03-11 Coming Soon $290,000 BRIGHT MLS
• 2024-06-10 Sold (Public Records) $250,000 Public Records
• 2024-06-06 Sold (MLS) $250,000 BRIGHT MLS
• 2024-03-25 Pending — BRIGHT MLS
• 2024-03-25 Price Changed $249,500 BRIGHT MLS
• 2024-03-24 Listed $230,000 BRIGHT MLS
• 2024-03-22 Coming Soon $230,000 BRIGHT MLS
• 2023-12-07 Sold (Public Records) $98,500 Public Records
• 1994-10-31 Sold (Public Records) $99,900 Public Records
• 1989-02-01 Sold (Public Records) $32,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,254 · -5.1% YoY. Source: county tax records.