52 Lawson Ave · Claymont, DE 19703

$364,999

3 bd · 2.0 ba · 1,475 sqft · MultiFamily public records · 113 Days on market

Built 1930 5,227 sqft lot $247/sqft · at area comps Est $383k · at est.

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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
• ARV discount +9.6/15.0
• 1% rule +9.3/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Spacious 3-bedroom, 1 and a half bath home currently tenant occupied with a lease in place through the end of September, providing immediate rental income for investors. Major improvements have already been completed in the last 6 years, including a replacement electric HVAC system installed in June 2021, roof was replaced in September 2020, sewer laterals were replaced in May 2020, and the home offers upgraded 150-amp electrical service. Fenced in lot with off street parking. Additional storage available in the unfinished attic and the basement includes an exterior walk-up exit to the side yard. Just steps away from Claymont Community Center, 5 minute drive to Claymont Train station and less that 15 miles to Philadelphia Airport. Turn-key property ready for new investors.

Key facts

• Off street parking
• Turn-key property
• Unfinished attic

Tags

• ROOF REPLACED
• FENCED IN LOT
• OFF STREET PARKING
• UNFINISHED ATTIC
• EXTERIOR WALK-UP EXIT
• TURN-KEY PROPERTY

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath multifamily listed at $365k.

Deal economics

• At list price, monthly cash flow is $2k ($23k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $365k).
• Recommended offer: $332k (9.0% below list) — sets the bar for market timing.
• Cap rate 12.6% vs local median 4.8% in Claymont — 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 69/100 on livability (#25 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute F.
• Brandywine School District (suburban): math 28% / reading 40% proficiency, ranked #11 of 26 in DE (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.1%/yr); 35 active listings in the ZIP; 13 comparable units currently listed for rent nearby; rentals leasing fast (median 2d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• At $5,237/mo this rent would consume 82% of the median local household income ($77k/yr) (locally 577% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $3k of loan paydown is wiped out by about $11k 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 + 3.1% rent growth), your $102k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($332k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 31y 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.
• Current owner paid $232k; list at $365k implies a 57% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• 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 $332,149 (9.0% below list)

Questions for the listing agent

1. It's been on market 113 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 1930 — 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. 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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.43% ✓
• Cap rate: 12.58%
• Cash-on-cash: 22.46%
• DSCR: 2.00
• GRM: 5.8

CMA / ARV

• ARV (median comp): $382,817
• List price: $364,999
• Delta: -4.65%
• Verdict: FAIR
• Comps: 3 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 15.4%
• Equity multiple: 1.62×
• Total profit: $63,251
• Equity at exit: $54,423

10-year hold

• IRR: 24.1%
• Equity multiple: 3.10×
• Total profit: $214,334
• Equity at exit: $31,558

Cash invested: $102,200 (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 19703

• Rents YoY: 3.1%
• Active inventory: 35
• Price-to-rent: 17.4×

Monthly cashflow live

• Estimated rent: $5,237 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$158 /mo · $1,901/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,100
• Net cashflow: $1,913

Break-even live

Break-even rent $2,816

Max offer price $364,999

Occupancy floor 58%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	3	1.5	$5,238
Total (3 units)			$5,237

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: $91,250
• Closing costs: $10,950
• Reserves months: —
• Total cash needed: —

Rent comps 13 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
203 Commonwealth Ave Claymont, DE	3.0	2.5	1800	$2,500	$1.39	44d	1	0.10mi
700 Darley Green Dr Claymont, DE	1.0–3.0	1.0–2.0	1195	$2,800	$2.34	1d	1	0.41mi
2003 Flathers Way Unit M79 Claymont, DE	2.0	2.0	1350	$2,350	$1.74	5d	1	0.41mi
163 Wiltshire Rd Claymont, DE	3.0	2.0	1125	$2,050	$1.82	1d	1	0.43mi
327 Lenape Way Claymont, DE	3.0	2.5	1525	$2,750	$1.80	44d	1	0.49mi
2616 Philadelphia Pike Claymont, DE	2.0	1.0	888	$1,655	$1.86	1d	5	0.62mi
1000 Cedartree Ln Claymont, DE	1.0–2.0	1.0–2.0	815	$1,750	$2.15	1d	8	0.85mi
915 Cedartree Ln Claymont, DE	1.0–2.0	1.0–1.5	850	$1,900	$2.24	1d	19	0.97mi
749 Montclair Dr Claymont, DE	1.0–2.0	1.0–1.5	900	$1,747	$1.94	1d	6	1.13mi
2101 Prior Rd Wilmington, DE	3.0	1.0–2.0	883	$2,217	$2.51	1d	11	1.21mi
2601 Carpenter Station Rd Wilmington, DE	1.0–3.0	1.0–2.5	1405	$2,600	$1.85	1d	15	1.37mi
2726 Jacqueline Dr Wilmington, DE	1.0–2.0	1.0–2.0	675	$1,675	$2.48	2d	27	1.43mi
237 Ridge Rd Claymont, DE	2.0	1.0	950	$1,700	$1.79	22d	1	1.45mi

Listing history 18 events

1. 2026-02-19
   price $364,999 783-char remark

   Show marketing remark (783 chars)

   Spacious 3-bedroom, 1 and a half bath home currently tenant occupied with a lease in place through the end of September, providing immediate rental income for investors. Major improvements have already been completed in the last 6 years, including a replacement electric HVAC system installed in June 2021, roof was replaced in September 2020, sewer laterals were replaced in May 2020, and the home offers upgraded 150-amp electrical service. Fenced in lot with off street parking. Additional storage available in the unfinished attic and the basement includes an exterior walk-up exit to the side yard. Just steps away from Claymont Community Center, 5 minute drive to Claymont Train station and less that 15 miles to Philadelphia Airport. Turn-key property ready for new investors.

2. 2026-02-05
   listed $369,999 Active 783-char remark

   Show marketing remark (783 chars)

   Spacious 3-bedroom, 1 and a half bath home currently tenant occupied with a lease in place through the end of September, providing immediate rental income for investors. Major improvements have already been completed in the last 6 years, including a replacement electric HVAC system installed in June 2021, roof was replaced in September 2020, sewer laterals were replaced in May 2020, and the home offers upgraded 150-amp electrical service. Fenced in lot with off street parking. Additional storage available in the unfinished attic and the basement includes an exterior walk-up exit to the side yard. Just steps away from Claymont Community Center, 5 minute drive to Claymont Train station and less that 15 miles to Philadelphia Airport. Turn-key property ready for new investors.

3. 2021-09-23
   status Pending
4. 2021-09-23
   historical
5. 2021-07-30
   price $274,000
6. 2021-07-30
   historical Active Under Contract
7. 2021-07-26
   price $279,000
8. 2021-07-23
   price $281,000
9. 2021-07-21
   price $283,000
10. 2021-07-12
    price $285,000
11. 2021-07-08
    listed $300,000 Active
12. 2020-08-13
    soldstatus $232,000
13. 2007-04-30
    soldstatus $270,000
14. 1996-01-30
    soldstatus $114,900
15. 1995-11-16
    historical
16. 1995-10-01
    listed $114,900
17. 1995-04-19
    listed $114,900
18. 1995-04-19
    historical

ⓘ 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: $1,901 · $158/mo
• Projected year-2 tax: $2,009 · $167/mo
• Expected delta: +$108/yr (+$9/mo · 5.7%)

ⓘ 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 ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $62,844
• − Mortgage interest: −$20,446
• − Property taxes: −$1,901
• − Insurance: −$1,825
• − Repairs & maintenance: −$5,028
• − Management: −$5,028
• − Depreciation: −$10,618
• Taxable income: $17,999
• Est. tax owed @ 24.0%: −$4,320
• After-tax cash flow: $18,632/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: Brandywine School District
• NCES district ID: 1001240
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $68,743
• Composite: 31.27/100
• National rank: #6019
• State rank: #11 of 26 in DE

Livability — Claymont

• Score: 69/100
• State rank: #25
• US rank: #8408

Category grades

Amenities F Commute F Cost of living A+ Crime C Employment B- Housing A+ Health & safety B- User ratings D-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claymont, DE
• County: New Castle County · 483,412 people
• City population: 15,460
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 15,460
• Household income: $76,939
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 577.0

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 0.64)
• Race & ethnicity: White 53% Black 26% Hispanic / Latino 9% Asian 8% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% 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: ▼ -148.17%
• Current HPI: 265.6693
• Rent YoY: ▲ 3.13%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+217.7% since first listed

18 events — show timeline

• 2026-02-19 Price Changed $364,999 BRIGHT MLS
• 2026-02-05 Listed $369,999 BRIGHT MLS
• 2021-09-23 Pending — BRIGHT MLS
• 2021-09-23 Listing Removed — BRIGHT MLS
• 2021-07-30 Price Changed $274,000 BRIGHT MLS
• 2021-07-30 Contingent — BRIGHT MLS
• 2021-07-26 Price Changed $279,000 BRIGHT MLS
• 2021-07-23 Price Changed $281,000 BRIGHT MLS
• 2021-07-21 Price Changed $283,000 BRIGHT MLS
• 2021-07-12 Price Changed $285,000 BRIGHT MLS
• 2021-07-08 Listed $300,000 BRIGHT MLS
• 2020-08-13 Sold (Public Records) $232,000 Public Records
• 2007-04-30 Sold (Public Records) $270,000 Public Records
• 1996-01-30 Sold (MLS) $114,900 BRIGHT MLS
• 1995-11-16 Listing Removed — BRIGHT MLS
• 1995-10-01 Listed $114,900 BRIGHT MLS
• 1995-04-19 Listing Removed — BRIGHT MLS
• 1995-04-19 Listed $114,900 BRIGHT MLS

Property tax history

-2.9%/yr

Latest (2024): $1,901 · +9.5% YoY. Source: county tax records.