42 Raven Turn · Bear, DE 19702

$189,900

3 bd · 1.5 ba · 1,225 sqft · Townhouse public records · 7 Days on market

Built 1974 2,614 sqft lot Est $283k · 33% under $8/mo HOA

---

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 +29.3/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.3/10.0
• 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

Key facts

• $8 HOA
• 2 parking spots
• Built 1974

Property features AI

Finance

• HOA & community: HOA fee $100 annually

Exterior

• Parking: Driveway parking; Two driveway spaces (two total garage/parking spaces)
• Utilities: Public water; Private sewer; Electric cooling; Natural gas heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built recorded by assessor
• Construction: Frame and brick construction; Architectural shingle roof; Slab foundation; Above-grade and below-grade structures noted
• Exterior features: Lot dimensions approximately 22.30 x 110.00; No tidal water

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Laminate; Ceramic tile
• Bathrooms: Two full bathrooms (one on main level, one on upper level)
• Heating & cooling: 90% efficient forced air heating; Central air conditioning (electric); Natural gas hot water
• Interior features: Laminated and ceramic tile flooring; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath townhouse listed at $190k.

Deal economics

• At list price, monthly cash flow is $667 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $190k).
• Cap rate 10.5% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 16d 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 30% 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 $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.
• At projected returns (-3.0% appreciation + 2.2% rent growth), your $53k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 23y ago; this cycle's ask is 126% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $40k; list at $190k implies a 370% gain — meaningful room to come down on a strong offer.

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 $189,900

Questions for the listing agent

1. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.23% ✓
• Cap rate: 10.51%
• Cash-on-cash: 15.05%
• DSCR: 1.67
• GRM: 6.8

CMA / ARV

• ARV (on-the-fly): $282,975
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
113 E Plover Dr	0.17mi	3/1.5	1,225 (0%)	6mo	$257,397	$210	87
18 Laxford Dr	0.37mi	3/1.5	1,250 (+2%)	0mo	$325,000	$260	79
53 Bradley Dr	0.38mi	3/1.5	1,242 (+1%)	1mo	$300,000	$242	79
10 Bradley Dr	0.46mi	3/1.5	1,225 (0%)	3mo	$275,000	$224	76
123 Council Cir	0.45mi	3/2.0	1,200 (-2%)	2mo	$285,000	$238	72
19 Auckland Dr	0.32mi	3/2.5	1,300 (+6%)	5mo	$300,000	$231	66
226 Finch Way	0.40mi	3/2.5	1,325 (+8%)	1mo	$330,000	$249	63
137 Creekside Ct	0.70mi	2/1.5 (-1)	1,225 (0%)	1mo	$255,000	$208	62
204 Finch Way	0.36mi	3/2.5	1,350 (+10%)	4mo	$340,000	$252	59
110 Auckland Dr	0.26mi	3/2.5	1,400 (+14%)	3mo	$310,000	$221	58
145 Creekside Ct	0.71mi	3/2.5	1,375 (+12%)	6mo	$275,000	$200	38
32 Grand National Ln #47	0.69mi	2/2.0 (-1)	1,375 (+12%)	4mo	$295,000	$215	37

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: 4.8%
• Equity multiple: 1.18×
• Total profit: $9,761
• Equity at exit: $28,315

10-year hold

• IRR: 13.5%
• Equity multiple: 2.04×
• Total profit: $55,370
• Equity at exit: $16,419

Cash invested: $53,172 (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: 6.8×

Monthly cashflow live

• Estimated rent: $2,336 high
• Mortgage (P&I): −$996
• Tax from tax record: −$96 /mo · $1,148/yr
• Insurance: −$79
• HOA: −$8
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $667

Break-even live

Break-even rent $1,492

Max offer price $189,900

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10 McFarland Dr Newark, DE	2.0	2.0	1082	$2,176	$2.01	2d	2	0.54mi
885 Salem Church Rd Newark, DE	1.0–2.0	1.0–2.0	850	$1,795	$2.11	1d	1	0.60mi
138 Creekside Ct Newark, DE	2.0	2.5	1225	$2,200	$1.80	44d	1	0.74mi
182 Darling St Newark, DE	3.0	2.5	1345	$2,450	$1.82	44d	1	0.89mi
1 Kennedy Cir Bear, DE	1.0–3.0	1.0–3.0	1582	$3,315	$2.09	1d	39	0.95mi
325 Barley Dr Newark, DE	2.0	1.5	1000	$1,675	$1.68	24d	1	1.08mi
2139 Valence Pl Newark, DE	2.0–3.0	2.0	1183	$2,505	$2.12	15d	6	1.12mi
2102 Ashkirk Dr Newark, DE	1.0–2.0	1.0–2.0	880	$1,865	$2.12	1d	6	1.24mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	1d	194	1.25mi
35 Honeysuckle Dr Newark, DE	3.0	1.5	1250	$2,400	$1.92	17d	1	1.48mi

HOA detail

• Monthly dues: $8 · $96/yr

Listing history 9 events

1. 2026-06-18
   price $189,900 Active 7 DOM
2. 2026-06-18
   days on market $193,000 Active 7 DOM
3. 2026-06-17
   days on market $193,000 Active 6 DOM
4. 2026-06-16
   days on market $193,000 Active 5 DOM
5. 2026-06-15
   days on market $193,000 Active 4 DOM
6. 2026-06-13
   days on market $193,000 Active 2 DOM
7. 2026-06-13
   statusdays on market $193,000 Active 1 DOM
8. 2026-06-09
   days on market $193,000 Coming Soon 2 DOM
9. 2026-06-08
   listed $193,000 Coming Soon 1 DOM

ⓘ 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: $1,148 · $96/mo
• Projected year-2 tax: $1,148 · $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 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: $28,032
• − Mortgage interest: −$10,637
• − Property taxes: −$1,148
• − Insurance: −$950
• − Repairs & maintenance: −$2,243
• − Management: −$2,243
• − HOA: −$96
• − Depreciation: −$5,524
• Taxable income: $5,192
• Est. tax owed @ 24.0%: −$1,246
• After-tax cash flow: $6,756/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

+664.9% since first listed

18 events — show timeline

• 2026-06-07 Coming Soon $193,000 BRIGHT MLS
• 2012-12-31 Listing Removed — BRIGHT MLS
• 2012-04-22 Listed $84,000 BRIGHT MLS
• 2011-06-28 Listing Removed — BRIGHT MLS
• 2011-06-12 Listed $99,900 BRIGHT MLS
• 2011-05-02 Sold (MLS) $40,400 TREND
• 2011-05-02 Sold (MLS) $40,400 BRIGHT MLS
• 2011-03-16 Listing Removed — BRIGHT MLS
• 2011-03-09 Listing Removed — BRIGHT MLS
• 2011-03-09 Listed $44,000 TREND
• 2011-03-09 Listed $44,000 BRIGHT MLS
• 2011-02-11 Listed $50,000 BRIGHT MLS
• 2007-04-10 Sold (Public Records) $98,000 Public Records
• 2007-04-05 Sold (MLS) $103,000 BRIGHT MLS
• 2007-03-10 Listed $103,000 BRIGHT MLS
• 2003-09-06 Listing Removed — BRIGHT MLS
• 2003-09-06 Listed $55,000 BRIGHT MLS
• 1979-10-01 Sold (Public Records) $25,233 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,148 · +2.7% YoY. Source: county tax records.