1005 Maple · Wilmington, DE 19805

$248,000

4 bd · 1.0 ba · 1,250 sqft · Townhouse public records · 4 Days on market

Built 1906 882 sqft lot Est $215k · 15% over

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Why this score? — see what drove the D- 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 +15.6/30.0
• DSCR +4.8/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• 1% rule +3.0/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.6/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investors, take note of the endless possibilities this property can offer, whether adding to your rental portfolio or next flip, the opportunity awaits. First-time homebuyer, bring your ideas and transform this home using the Diamond in the Rough program (please contact me for details).

Key facts

• Quartz countertops
• Recessed lighting
• Natural sunlight

Tags

• LUXURY VINYL PLANK FLOORING
• RECESSED LIGHTING
• NATURAL SUNLIGHT
• MODERN WHITE CABINETRY
• QUARTZ COUNTERTOPS
• STAINLESS STEEL APPLIANCES

Property features AI

Exterior

• Utilities: Public water; Public sewer; Electric service with circuit breakers; Heating fuel: natural gas; Hot water: natural gas; Cable TV available; Cooling fuel: natural gas and electric
• Home design: Interior townhouse/rowhouse; Entry level and facing direction not specified
• Construction: Brick construction; Block and concrete perimeter foundation; Flat roof; Above-grade and below-grade structures noted; Year built: estimated
• Exterior features: Total below-grade finished area: 674 (finished below grade); Above-grade finished area estimated at 1,260; No tidal water

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the first upper level; One bedroom on the main level; Master bedroom
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level; Total: one full bathroom, one half bathroom
• Heating & cooling: Forced air heating; Cooling via natural gas and electric
• Interior features: Estimated living area; Living room; Dining room; Kitchen
• Laundry & utility: No basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $248k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/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 $199k (19.7% below list).
• Recommended offer: $199k (19.7% below list) — sets the bar for 1% rule.

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+, commute D, crime 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: 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.
• Zoned-school proficiency averages 12% at this address vs 28% district-wide (-15 pts) — the specific schools serving this property underperform the Christina School District average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+6.3%/yr); 168 active listings in the ZIP; 37 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 40% 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 $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

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 9 sale attempts since 30y 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 $93k; list at $248k implies a 167% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1906 — 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 $199,171 (19.7% below list)

Questions for the listing agent

1. Built in 1906 — 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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.80% ✗
• Cap rate: 6.80%
• Cash-on-cash: 1.80%
• DSCR: 1.08
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $215,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
519 S Jackson St	0.04mi	3/1.0 (-1)	1,200 (-4%)	1mo	$186,000	$155	85
1210 Elm St	0.16mi	3/2.0 (-1)	1,300 (+4%)	1mo	$200,000	$154	76
1301 Lancaster Ave	0.30mi	4/2.0	1,200 (-4%)	1mo	$250,000	$208	75
236 N Monroe St	0.39mi	3/1.5 (-1)	1,250 (0%)	1mo	$180,000	$144	74
1213 W 3rd St	0.39mi	3/1.5 (-1)	1,250 (0%)	1mo	$215,000	$172	74
302 S Franklin St	0.19mi	3/1.0 (-1)	1,150 (-8%)	1mo	$117,000	$102	72
1715 Sycamore St	0.54mi	3/1.0 (-1)	1,260 (+1%)	1mo	$241,000	$191	68
25 6th Ave	0.39mi	3/1.0 (-1)	1,325 (+6%)	1mo	$115,000	$87	66
422 S Broom St	0.27mi	3/2.0 (-1)	1,400 (+12%)	1mo	$299,900	$214	57
1016 Clayton Rd	0.54mi	3/1.0 (-1)	1,150 (-8%)	1mo	$219,000	$190	55
1604 Coleman St	0.64mi	3/2.0 (-1)	1,300 (+4%)	2mo	$255,000	$196	53
227 S Union St	0.73mi	3/1.0 (-1)	1,075 (-14%)	1mo	$180,000	$167	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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.61×
• Total profit: $-26,735
• Equity at exit: $36,978

10-year hold

• IRR: 2.7%
• Equity multiple: 1.22×
• Total profit: $15,277
• Equity at exit: $21,443

Cash invested: $69,440 (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: 168
• Price-to-rent: 10.4×

Monthly cashflow live

• Estimated rent: $1,992 high
• Mortgage (P&I): −$1,301
• Tax from tax record: −$65 /mo · $785/yr
• Insurance: −$103
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $104

Break-even live

Break-even rent $1,860

Max offer price $248,000

Occupancy floor 90%

Sensitivity live

Price	-10% $245	-5% $174	+0% $104	+5% $34	+10% $-36
Rent	-10% $-53	-5% $25	+0% $104	+5% $183	+10% $261
Rate	-1.0pp $229	-0.5pp $167	base $104	+0.5pp $40	+1.0pp $-25

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: $62,000
• Closing costs: $7,440
• Reserves months: —
• Total cash needed: —

Rent comps 37 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1110 Maple St Wilmington, DE	3.0	1.0	1525	$1,600	$1.05	45d	1	0.07mi
414 S Franklin St Wilmington, DE	3.0	2.0	1195	$1,895	$1.59	45d	1	0.16mi
1227 Linden St Wilmington, DE	3.0	2.0	950	$1,850	$1.95	5d	1	0.17mi
21 Stroud St Unit 1 Wilmington, DE	3.0	1.5	1875	$1,900	$1.01	45d	1	0.22mi
25 Stroud St Wilmington, DE	3.0	1.0	1200	$1,795	$1.50	5d	1	0.22mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	25d	1	0.25mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	12d	1	0.31mi
7 6th Ave Wilmington, DE	3.0	2.0	1325	$1,800	$1.36	45d	1	0.37mi
232 N Franklin St Wilmington, DE	3.0	2.0	1150	$1,795	$1.56	45d	1	0.39mi
1525 Beech St Wilmington, DE	3.0	2.5	1850	$2,400	$1.30	6d	1	0.40mi
1508 Maryland Ave Wilmington, DE	3.0	1.5	1450	$1,850	$1.28	0d	1	0.49mi
115 N Clayton St Unit 115 Wilmington, DE	3.0	1.5	1200	$1,725	$1.44	12d	1	0.50mi
1016 Clayton Rd Wilmington, DE	3.0	1.0	1150	$1,850	$1.61	6d	1	0.52mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	45d	1	0.53mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	14d	1	0.55mi
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,795	$1.20	0d	1	0.55mi
1601 E Latimer Pl Wilmington, DE	4.0	1.0	1450	$2,195	$1.51	20d	1	0.58mi
1802 Maple St Wilmington, DE	3.0	1.5	1250	$2,500	$2.00	25d	1	0.58mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	45d	1	0.61mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	0d	1	0.61mi
617 W 6th St Unit 617 B Wilmington, DE	3.0	1.0	1000	$1,600	$1.60	6d	1	0.61mi
1122 Coyne Pl Wilmington, DE	3.0	1.0	1350	$1,950	$1.44	45d	1	0.63mi
1913 W 2nd St Unit 1913 Wilmington, DE	5.0	1.5	1675	$2,050	$1.22	45d	1	0.74mi
1601 Bonwood Rd Wilmington, DE	3.0	1.5	1500	$1,850	$1.23	25d	1	0.75mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	45d	1	0.81mi
1607 Howland St Wilmington, DE	3.0	1.0	1075	$1,900	$1.77	5d	1	0.85mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	0d	115	0.86mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	18d	1	0.87mi
1624 W 9th St Wilmington, DE	3.0	2.5	1780	$2,500	$1.40	20d	1	0.89mi
1936 Lakeview Rd Wilmington, DE	3.0	1.0	1350	$1,850	$1.37	16d	1	0.92mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	45d	1	1.16mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	20d	1	1.19mi
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	25d	1	1.29mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	18d	1	1.29mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	20d	1	1.35mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	0d	1	1.39mi
205 Western Ave Wilmington, DE	4.0	2.5	1225	$2,300	$1.88	45d	1	1.44mi

Listing history 3 events

1. 2026-06-21
   days on market $248,000 Active 4 DOM
2. 2026-06-17
   remarks 699-char remark
3. 2026-06-17
   listed $248,000 Active 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: $785 · $65/mo
• Projected year-2 tax: $1,112 · $93/mo
• Expected delta: +$327/yr (+$27/mo · 41.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 20% 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: $23,901
• − Mortgage interest: −$13,892
• − Property taxes: −$785
• − Insurance: −$1,240
• − Repairs & maintenance: −$1,912
• − Management: −$1,912
• − Depreciation: −$7,215
• Taxable loss: −$3,055
• Est. tax savings @ 24.0%: +$733
• After-tax cash flow: $1,983/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

+397.0% since first listed

26 events — show timeline

• 2026-06-17 Listed $248,000 BRIGHT MLS
• 2025-10-31 Sold (MLS) $93,000 BRIGHT MLS
• 2025-10-31 Pending — BRIGHT MLS
• 2025-10-09 Contingent — BRIGHT MLS
• 2025-10-05 Listed $110,000 BRIGHT MLS
• 2023-12-19 Rental Removed $1,400 BRIGHTMLS
• 2023-12-16 Listed for Rent $1,400 BRIGHTMLS
• 2023-11-28 Rental Removed $1,400 BRIGHTMLS
• 2023-11-17 Price Changed $1,400 BRIGHTMLS
• 2023-11-10 Listed for Rent $1,300 BRIGHTMLS
• 2014-05-05 Sold (Public Records) $50,750 Public Records
• 2014-05-02 Sold (MLS) $50,750 BRIGHT MLS
• 2014-05-02 Sold (MLS) $50,750 TREND
• 2014-03-11 Pending — TREND
• 2014-03-10 Listing Removed — BRIGHT MLS
• 2014-02-25 Listed $54,500 TREND
• 2014-02-25 Listed $54,500 BRIGHT MLS
• 2011-09-14 Listing Removed — BRIGHT MLS
• 2010-11-29 Listed $69,500 BRIGHT MLS
• 1996-07-31 Sold (Public Records) $63,500 Public Records
• 1996-07-31 Sold (MLS) $63,500 BRIGHT MLS
• 1996-05-31 Listing Removed — BRIGHT MLS
• 1996-05-16 Listed $63,500 BRIGHT MLS
• 1996-05-13 Listing Removed — BRIGHT MLS
• 1996-03-08 Listed $71,900 BRIGHT MLS
• 1986-10-01 Sold (Public Records) $49,900 Public Records

Property tax history

+3.9%/yr

Latest (2024): $785 · +2.6% YoY. Source: county tax records.