Nassau Cove End Plan · Bridgeville, DE 19933

$289,990

3 bd · 2.5 ba · 1,629 sqft · Townhouse · 216 Days on market

Good condition

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Why this score? — see what drove the F 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).

• ARV discount +7.5/15.0
• Cash flow +6.6/30.0
• Appreciation +5.6/10.0
• Condition / age +4.0/5.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.2/10.0
• 1% rule +1.7/10.0
• DSCR +0.9/10.0

Listing remarks MLS

Enjoy effortless, main-level living with a first-floor owner's suite in the Nassau Cove End Home at Heritage Shores Villas 55+ - where comfort, style, and convenience come together in one beautifully designed home. This thoughtfully planned end townhome offers an open-concept layout perfect for everyday living and entertaining. The spacious kitchen flows seamlessly into the dining area and great room, creating a bright, welcoming space enhanced by additional windows. Just steps away, the first-floor owner's suite serves as a private retreat, featuring a walk-in closet and an en suite bath designed for ease and relaxation. Upstairs, you'll find flexible living options with additional bedrooms and a full bath - ideal for visiting guests, hobbies, or a home office - while still maintaining the convenience of main-level living. A one-car garage and ample storage throughout the home ensure everything has its place. Residents of Heritage Shores Villas 55+ enjoy a low-maintenance lifestyle in an amenity-rich community. From lawn care and exterior maintenance to resort-style amenities, this community is designed to help you spend more time enjoying life and less time on upkeep. The Nassau Cove End Home delivers the perfect blend of space, functionality, and elegance - designed for active adults who don't want to compromise on comfort or design.

Key facts

• Large center island
• Spacious great room
• Gourmet kitchen

Tags

• MAIN LEVEL OWNER'S SUITE
• GOURMET KITCHEN
• LARGE CENTER ISLAND
• SPACIOUS GREAT ROOM
• FINISHED BASEMENT
• OUTDOOR PATIO

🏗️ New construction. The $289,990 list price is a builder figure, so every metric below is computed on the value from comparable previous sales — $369,337.

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $290k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-607 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $281k (2.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $246k (15.1% below list).
• Recommended offer: $246k (15.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#48 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A, crime B; Watch: schools F, amenities F, commute F.
• Woodbridge School District (rural): math 17% / reading 34% proficiency, ranked #21 of 26 in DE (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 108 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 67% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $7k of equity ($3k loan paydown + $4k appreciation (1.1% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 5, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 216 days — a 12% lower offer ($255k) is reasonable based on typical stale-listing flexibility.

Recommended offer $246,203 (15.1% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 216 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
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. Schools are F-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. 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?
7. 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.
8. 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.
9. 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: 0.67% ✗
• Cap rate: 4.32%
• Cash-on-cash: -7.05%
• DSCR: 0.69
• GRM: 12.5

CMA / ARV

• ARV (median comp): $369,337
• List price: $289,990
• Delta: -21.48%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
399 Heritage Shores Cir	0.08mi	2/2.0 (-1)	1,500 (-8%)	11mo	$380,000	$253	67
391 Heritage Shores Cir	0.06mi	2/2.0 (-1)	1,500 (-8%)	16mo	$339,590	$226	64
42 Whistling Duck Dr	0.49mi	2/2.0 (-1)	1,683 (+3%)	1mo	$320,000	$190	64
387 Heritage Shores Cir	0.05mi	2/2.0 (-1)	1,449 (-11%)	11mo	$349,990	$242	63
301 Waterside Sq	0.03mi	2/2.0 (-1)	1,500 (-8%)	22mo	$330,690	$220	60
34 White Pelican Ct	0.61mi	2/2.0 (-1)	1,645 (+1%)	6mo	$305,000	$185	57
303 Waterside Sq	0.04mi	2/2.0 (-1)	1,449 (-11%)	20mo	$364,200	$251	57
30 White Pelican Ct	0.61mi	2/2.0 (-1)	1,605 (-2%)	11mo	$285,000	$178	53
98 Whistling Duck Dr	0.70mi	2/2.0 (-1)	1,602 (-2%)	8mo	$330,000	$206	51
64 Whistling Duck Dr	0.57mi	2/2.0 (-1)	1,658 (+2%)	17mo	$295,000	$178	50
66 Whistling Duck Dr	0.58mi	2/2.0 (-1)	1,464 (-10%)	10mo	$345,000	$236	40
36 Whistling Duck Dr	0.48mi	2/2.0 (-1)	1,870 (+15%)	20mo	$335,000	$179	30

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

1.14% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -5.5%
• Equity multiple: 0.72×
• Total profit: $-29,176
• Equity at exit: $128,815

10-year hold

• IRR: -0.2%
• Equity multiple: 0.98×
• Total profit: $-2,535
• Equity at exit: $173,313

Cash invested: $103,414 (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 19933

• Home prices YoY: 0.4%
• Active inventory: 108
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,462 medium
• Mortgage (P&I): −$1,937
• Tax est. 1.5%: −$462 /mo · $5,540/yr
• Insurance: −$154
• HOA: −$0
• Vacancy / Maint / Mgmt: −$517
• Net cashflow: $-607

Break-even live

Break-even rent $3,231

Max offer price $281,445

Occupancy floor —

Sensitivity live

Price	-10% $-352	-5% $-480	+0% $-607	+5% $-735	+10% $-863
Rent	-10% $-802	-5% $-705	+0% $-607	+5% $-510	+10% $-413
Rate	-1.0pp $-421	-0.5pp $-513	base $-607	+0.5pp $-703	+1.0pp $-800

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: $92,334
• Closing costs: $11,080
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
377 Waterside Sq Bridgeville, DE	3.0	2.5	1253	$2,500	$2.00	44d	1	0.05mi
501 Branch Run Rd Bridgeville, DE	2.0–3.0	2.5–3.5	1635	$2,595	$1.59	14d	12	0.58mi
23613 Linkside Dr Bridgeville, DE	3.0	2.0	1650	$2,000	$1.21	44d	1	0.88mi

Listing history 5 events

1. 2026-05-19
   price $289,990 1358-char remark

   Show marketing remark (1358 chars)

   Enjoy effortless, main-level living with a first-floor owner's suite in the Nassau Cove End Home at Heritage Shores Villas 55+ - where comfort, style, and convenience come together in one beautifully designed home. This thoughtfully planned end townhome offers an open-concept layout perfect for everyday living and entertaining. The spacious kitchen flows seamlessly into the dining area and great room, creating a bright, welcoming space enhanced by additional windows. Just steps away, the first-floor owner's suite serves as a private retreat, featuring a walk-in closet and an en suite bath designed for ease and relaxation. Upstairs, you'll find flexible living options with additional bedrooms and a full bath - ideal for visiting guests, hobbies, or a home office - while still maintaining the convenience of main-level living. A one-car garage and ample storage throughout the home ensure everything has its place. Residents of Heritage Shores Villas 55+ enjoy a low-maintenance lifestyle in an amenity-rich community. From lawn care and exterior maintenance to resort-style amenities, this community is designed to help you spend more time enjoying life and less time on upkeep. The Nassau Cove End Home delivers the perfect blend of space, functionality, and elegance - designed for active adults who don't want to compromise on comfort or design.

2. 2026-05-14
   price $284,990 1358-char remark

   Show marketing remark (1358 chars)

   Enjoy effortless, main-level living with a first-floor owner's suite in the Nassau Cove End Home at Heritage Shores Villas 55+ - where comfort, style, and convenience come together in one beautifully designed home. This thoughtfully planned end townhome offers an open-concept layout perfect for everyday living and entertaining. The spacious kitchen flows seamlessly into the dining area and great room, creating a bright, welcoming space enhanced by additional windows. Just steps away, the first-floor owner's suite serves as a private retreat, featuring a walk-in closet and an en suite bath designed for ease and relaxation. Upstairs, you'll find flexible living options with additional bedrooms and a full bath - ideal for visiting guests, hobbies, or a home office - while still maintaining the convenience of main-level living. A one-car garage and ample storage throughout the home ensure everything has its place. Residents of Heritage Shores Villas 55+ enjoy a low-maintenance lifestyle in an amenity-rich community. From lawn care and exterior maintenance to resort-style amenities, this community is designed to help you spend more time enjoying life and less time on upkeep. The Nassau Cove End Home delivers the perfect blend of space, functionality, and elegance - designed for active adults who don't want to compromise on comfort or design.

3. 2026-04-24
   price $274,990 1358-char remark

   Show marketing remark (1358 chars)

   Enjoy effortless, main-level living with a first-floor owner's suite in the Nassau Cove End Home at Heritage Shores Villas 55+ - where comfort, style, and convenience come together in one beautifully designed home. This thoughtfully planned end townhome offers an open-concept layout perfect for everyday living and entertaining. The spacious kitchen flows seamlessly into the dining area and great room, creating a bright, welcoming space enhanced by additional windows. Just steps away, the first-floor owner's suite serves as a private retreat, featuring a walk-in closet and an en suite bath designed for ease and relaxation. Upstairs, you'll find flexible living options with additional bedrooms and a full bath - ideal for visiting guests, hobbies, or a home office - while still maintaining the convenience of main-level living. A one-car garage and ample storage throughout the home ensure everything has its place. Residents of Heritage Shores Villas 55+ enjoy a low-maintenance lifestyle in an amenity-rich community. From lawn care and exterior maintenance to resort-style amenities, this community is designed to help you spend more time enjoying life and less time on upkeep. The Nassau Cove End Home delivers the perfect blend of space, functionality, and elegance - designed for active adults who don't want to compromise on comfort or design.

4. 2025-12-07
   price $284,990 1358-char remark

   Show marketing remark (1358 chars)

   Enjoy effortless, main-level living with a first-floor owner's suite in the Nassau Cove End Home at Heritage Shores Villas 55+ - where comfort, style, and convenience come together in one beautifully designed home. This thoughtfully planned end townhome offers an open-concept layout perfect for everyday living and entertaining. The spacious kitchen flows seamlessly into the dining area and great room, creating a bright, welcoming space enhanced by additional windows. Just steps away, the first-floor owner's suite serves as a private retreat, featuring a walk-in closet and an en suite bath designed for ease and relaxation. Upstairs, you'll find flexible living options with additional bedrooms and a full bath - ideal for visiting guests, hobbies, or a home office - while still maintaining the convenience of main-level living. A one-car garage and ample storage throughout the home ensure everything has its place. Residents of Heritage Shores Villas 55+ enjoy a low-maintenance lifestyle in an amenity-rich community. From lawn care and exterior maintenance to resort-style amenities, this community is designed to help you spend more time enjoying life and less time on upkeep. The Nassau Cove End Home delivers the perfect blend of space, functionality, and elegance - designed for active adults who don't want to compromise on comfort or design.

5. 2025-10-23
   listed $274,990 Active 1358-char remark

   Show marketing remark (1358 chars)

   Enjoy effortless, main-level living with a first-floor owner's suite in the Nassau Cove End Home at Heritage Shores Villas 55+ - where comfort, style, and convenience come together in one beautifully designed home. This thoughtfully planned end townhome offers an open-concept layout perfect for everyday living and entertaining. The spacious kitchen flows seamlessly into the dining area and great room, creating a bright, welcoming space enhanced by additional windows. Just steps away, the first-floor owner's suite serves as a private retreat, featuring a walk-in closet and an en suite bath designed for ease and relaxation. Upstairs, you'll find flexible living options with additional bedrooms and a full bath - ideal for visiting guests, hobbies, or a home office - while still maintaining the convenience of main-level living. A one-car garage and ample storage throughout the home ensure everything has its place. Residents of Heritage Shores Villas 55+ enjoy a low-maintenance lifestyle in an amenity-rich community. From lawn care and exterior maintenance to resort-style amenities, this community is designed to help you spend more time enjoying life and less time on upkeep. The Nassau Cove End Home delivers the perfect blend of space, functionality, and elegance - designed for active adults who don't want to compromise on comfort or design.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $29,544
• − Mortgage interest: −$20,689
• − Property taxes: −$5,540
• − Insurance: −$1,847
• − Repairs & maintenance: −$2,364
• − Management: −$2,364
• − Depreciation: −$10,744
• Taxable loss: −$14,002
• Est. tax savings @ 24.0%: +$3,361
• After-tax cash flow: $-3,928/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.

Condition & rehab AI · 3 photos

Good 80/100 None rehab

This well-maintained townhouse in Nassau Cove End Plan at Heritage Shores Villas 55+ is move-in ready with a good condition score and minimal updates needed to maximize its value.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Resale Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's appeal to potential buyers.
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can make bathrooms more inviting and increase the home's resale value.
• Both Installing smart home technology — Smart home features can improve convenience and add value to both buyers and renters.
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Resale Updating the kitchen backsplash — A new backsplash can add a modern touch and increase the home's appeal to potential buyers. ↑
• Resale Upgrading the flooring in the bathrooms — High-quality flooring can make bathrooms more inviting and increase the home's resale value. ↑
• Both Installing smart home technology — Smart home features can improve convenience and add value to both buyers and renters. ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and attract more potential buyers or renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Woodbridge School District
• NCES district ID: 1001850
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $48,711
• Composite: 22.28/100
• National rank: #8137
• State rank: #21 of 26 in DE

Livability — Bridgeville

• Score: 64/100
• State rank: #48
• US rank: #13807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bridgeville, DE
• City population: 11,409
• Population (ZIP): 11,409

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 52% Hispanic / Latino 22% Black 21% Two or more races 10%
• Hispanic origin (detail): Mexican 9% Puerto Rican 2%
• Common ancestry: Romanian 2% Hispanic 2% Slovak 1%
• Foreign-born: 10% · Canada
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3% Other Indo-European 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 1.14%
• Current HPI: 283.0199
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+5.5% since first listed

5 events — show timeline

• 2026-05-19 Price Changed $289,990 Zillow
• 2026-05-14 Price Changed $284,990 Zillow
• 2026-04-24 Price Changed $274,990 Zillow
• 2025-12-07 Price Changed $284,990 Zillow
• 2025-10-23 Listed $274,990 Zillow