715 Kilgor Ct · Bear, DE 19702

$249,900

3 bd · 1.0 ba · 1,350 sqft · Townhouse public records · 45 Days on market

Built 1979 2,614 sqft lot $185/sqft · at area comps Est $251k · at est. $23/mo HOA · 1% of rent

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Why this score? — see what drove the C- 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 +21.0/30.0
• ARV discount +7.7/15.0
• DSCR +6.7/10.0
• 1% rule +4.8/10.0
• 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

Why rent when you can own a home for possibly less than your monthly payment. Enter the freshly painted 3 bedroom, and 1 full bathroom town home located in Glasgow Pines. The home offers 2 dedicated parking spaces, an open concept living and dining area that leads to a deck and fenced backyard. The functional kitchen has warm cabinetry, ample counter space that flows effortlessly into the dining area. Upstairs are 3 ample sized bedrooms all having great closet space and a hall bathroom. Conveniently located to shopping, dining, parks, and major highways.

Key facts

• $23 HOA
• Community pool
• Built 1979

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $250k.

Deal economics

• At list price, monthly cash flow is $353 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $244k (2.3% below list).
• Recommended offer: $242k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.0% 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-, amenities F, commute 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.
• Zoned schools: Keene (William B.) Elementary School (math 22% / reading 32%, grade F, #59 of 105 statewide, top 60%, 474 students, 0% FRL); Gauger-Cobbs Middle School (math 11% / reading 26%, grade F, #30 of 36 statewide, top 86%, 779 students, 0% FRL); Glasgow High School (math 8% / reading 17%, grade F, #36 of 40 statewide, top 90%, 895 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.2%/yr); 154 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals leasing fast (median 1d 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).
• This rent runs 32% 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 $7k 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 45 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 19y 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 $148k; list at $250k implies a 69% 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 $242,403 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 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 1979 — 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: 0.98% ✗
• Cap rate: 7.99%
• Cash-on-cash: 6.06%
• DSCR: 1.27
• GRM: 8.5

CMA / ARV

• ARV (median comp): $251,082
• List price: $249,900
• Delta: -0.47%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 Kilgor Ct	0.04mi	3/1.0	1,350 (0%)	12mo	$261,000	$193	88
734 Kilgor Ct	0.06mi	3/1.0	1,350 (0%)	12mo	$245,000	$181	87
852 Hastings Ct	0.08mi	3/2.0	1,350 (0%)	8mo	$260,000	$193	85
506 Stewarton Ct	0.15mi	3/1.5	1,400 (+4%)	15mo	$275,000	$196	72
53 Mahopac Dr	0.33mi	3/2.5	1,375 (+2%)	7mo	$325,000	$236	70
6 Lake Tahoe Cir	0.53mi	3/2.5	1,375 (+2%)	6mo	$340,000	$247	61
78 Lake Tahoe Cir	0.55mi	3/2.5	1,375 (+2%)	6mo	$335,000	$244	61
303 Thayer Ct	0.28mi	3/1.5	1,150 (-15%)	1mo	$270,000	$235	60
116 Lake Arrowhead Cir	0.47mi	3/1.5	1,275 (-6%)	9mo	$265,000	$208	59
327 Thayer Ct	0.23mi	3/1.5	1,150 (-15%)	12mo	$250,000	$217	53
455 Strathaven Ct	0.26mi	3/1.5	1,150 (-15%)	13mo	$265,000	$230	51
130 Tuckahoe Ln	0.41mi	3/2.5	1,500 (+11%)	15mo	$351,000	$234	44

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: -7.8%
• Equity multiple: 0.71×
• Total profit: $-20,019
• Equity at exit: $37,261

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $3,351
• Equity at exit: $21,607

Cash invested: $69,972 (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: 154
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,441 high
• Mortgage (P&I): −$1,311
• Tax from tax record: −$137 /mo · $1,648/yr
• Insurance: −$104
• HOA: −$23
• Vacancy / Maint / Mgmt: −$513
• Net cashflow: $353

Break-even live

Break-even rent $1,994

Max offer price $249,900

Occupancy floor 81%

Sensitivity live

Price	-10% $495	-5% $424	+0% $353	+5% $283	+10% $212
Rent	-10% $161	-5% $257	+0% $353	+5% $450	+10% $546
Rate	-1.0pp $479	-0.5pp $417	base $353	+0.5pp $289	+1.0pp $223

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
49 Willow Pl Newark, DE	3.0–4.0	2.0–3.5	1844	$2,725	$1.48	0d	1	0.21mi
2102 Ashkirk Dr Newark, DE	1.0–2.0	1.0–2.0	880	$1,795	$2.04	0d	6	0.35mi
900 Woodchuck Pl Bear, DE	1.0–3.0	1.0–2.0	935	$2,235	$2.39	0d	44	0.65mi
308 Skeet Ave Bear, DE	3.0	2.0	1100	$2,300	$2.09	26d	1	0.78mi
885 Salem Church Rd Newark, DE	1.0–2.0	1.0–2.0	850	$1,795	$2.11	0d	1	0.80mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	0d	195	0.85mi
10 McFarland Dr Newark, DE	1.0–2.0	1.0–2.0	955	$2,125	$2.22	0d	3	0.89mi
2139 Valence Pl Newark, DE	2.0–3.0	2.0	1183	$2,505	$2.12	17d	6	0.91mi
2055 Rivers Dr Newark, DE	3.0	2.5	1725	$2,500	$1.45	26d	1	1.40mi
1 Kennedy Cir Bear, DE	2.0–3.0	2.0–3.0	1702	$3,315	$1.95	0d	34	1.47mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 14 events

1. 2026-06-01
   status $249,900 Pending 45 DOM
2. 2026-05-31
   days on market $249,900 Active 45 DOM
3. 2026-05-07
   price $249,900 560-char remark

   Show marketing remark (560 chars)

   Why rent when you can own a home for possibly less than your monthly payment. Enter the freshly painted 3 bedroom, and 1 full bathroom town home located in Glasgow Pines. The home offers 2 dedicated parking spaces, an open concept living and dining area that leads to a deck and fenced backyard. The functional kitchen has warm cabinetry, ample counter space that flows effortlessly into the dining area. Upstairs are 3 ample sized bedrooms all having great closet space and a hall bathroom. Conveniently located to shopping, dining, parks, and major highways.

4. 2026-05-01
   price $252,900 560-char remark

   Show marketing remark (560 chars)

   Why rent when you can own a home for possibly less than your monthly payment. Enter the freshly painted 3 bedroom, and 1 full bathroom town home located in Glasgow Pines. The home offers 2 dedicated parking spaces, an open concept living and dining area that leads to a deck and fenced backyard. The functional kitchen has warm cabinetry, ample counter space that flows effortlessly into the dining area. Upstairs are 3 ample sized bedrooms all having great closet space and a hall bathroom. Conveniently located to shopping, dining, parks, and major highways.

5. 2026-04-16
   listed $255,000 Active 560-char remark

   Show marketing remark (560 chars)

   Why rent when you can own a home for possibly less than your monthly payment. Enter the freshly painted 3 bedroom, and 1 full bathroom town home located in Glasgow Pines. The home offers 2 dedicated parking spaces, an open concept living and dining area that leads to a deck and fenced backyard. The functional kitchen has warm cabinetry, ample counter space that flows effortlessly into the dining area. Upstairs are 3 ample sized bedrooms all having great closet space and a hall bathroom. Conveniently located to shopping, dining, parks, and major highways.

6. 2022-06-24
   soldstatus $148,000
7. 2022-06-22
   soldstatus $185,000 Closed 592-char remark

   Show marketing remark (592 chars)

   This move in ready 3 Bedroom/ 1 Bathroom townhome is conveniently located in Glasgow Pines. Close to the YMCA, shopping, movie theater, and Glasgow park-which includes a walking trail, dog parks, basketball courts, tennis courts, and much more! The first floor features a spacious living room leading up to the dining area with sliders opening onto the fenced rear yard. Upstairs are 3 bedrooms and a tastefully renovated hall bathroom. The community is close to major roads, minutes from RT. 40, 896 with easy access to I95. The 2 car designated parking spot in front of the home is a bonus.

8. 2022-06-11
   status Pending 592-char remark

   Show marketing remark (592 chars)

   This move in ready 3 Bedroom/ 1 Bathroom townhome is conveniently located in Glasgow Pines. Close to the YMCA, shopping, movie theater, and Glasgow park-which includes a walking trail, dog parks, basketball courts, tennis courts, and much more! The first floor features a spacious living room leading up to the dining area with sliders opening onto the fenced rear yard. Upstairs are 3 bedrooms and a tastefully renovated hall bathroom. The community is close to major roads, minutes from RT. 40, 896 with easy access to I95. The 2 car designated parking spot in front of the home is a bonus.

9. 2022-04-29
   historical Active Under Contract 592-char remark

   Show marketing remark (592 chars)

   This move in ready 3 Bedroom/ 1 Bathroom townhome is conveniently located in Glasgow Pines. Close to the YMCA, shopping, movie theater, and Glasgow park-which includes a walking trail, dog parks, basketball courts, tennis courts, and much more! The first floor features a spacious living room leading up to the dining area with sliders opening onto the fenced rear yard. Upstairs are 3 bedrooms and a tastefully renovated hall bathroom. The community is close to major roads, minutes from RT. 40, 896 with easy access to I95. The 2 car designated parking spot in front of the home is a bonus.

10. 2022-04-22
    listed $169,900 Active 592-char remark

    Show marketing remark (592 chars)

    This move in ready 3 Bedroom/ 1 Bathroom townhome is conveniently located in Glasgow Pines. Close to the YMCA, shopping, movie theater, and Glasgow park-which includes a walking trail, dog parks, basketball courts, tennis courts, and much more! The first floor features a spacious living room leading up to the dining area with sliders opening onto the fenced rear yard. Upstairs are 3 bedrooms and a tastefully renovated hall bathroom. The community is close to major roads, minutes from RT. 40, 896 with easy access to I95. The 2 car designated parking spot in front of the home is a bonus.

11. 2007-06-07
    soldstatus $160,000
12. 2007-04-17
    listed $160,000
13. 1992-11-02
    soldstatus $76,000
14. 1983-09-01
    soldstatus $36,500

ⓘ 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: $1,648 · $137/mo
• Projected year-2 tax: $1,648 · $137/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: $29,291
• − Mortgage interest: −$13,998
• − Property taxes: −$1,648
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,343
• − Management: −$2,343
• − HOA: −$276
• − Depreciation: −$7,270
• Taxable income: $163
• Est. tax owed @ 24.0%: −$39
• After-tax cash flow: $4,201/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

+584.7% since first listed

12 events — show timeline

• 2026-05-07 Price Changed $249,900 BRIGHT MLS
• 2026-05-01 Price Changed $252,900 BRIGHT MLS
• 2026-04-16 Listed $255,000 BRIGHT MLS
• 2022-06-24 Sold (Public Records) $148,000 Public Records
• 2022-06-22 Sold (MLS) $185,000 BRIGHT MLS
• 2022-06-11 Pending — BRIGHT MLS
• 2022-04-29 Contingent — BRIGHT MLS
• 2022-04-22 Listed $169,900 BRIGHT MLS
• 2007-06-07 Sold (MLS) $160,000 BRIGHT MLS
• 2007-04-17 Listed $160,000 BRIGHT MLS
• 1992-11-02 Sold (Public Records) $76,000 Public Records
• 1983-09-01 Sold (Public Records) $36,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,648 · +2.7% YoY. Source: county tax records.