272 Gunning Bedford Dr · Rodney Village, DE 19904

$260,000

3 bd · 2.0 ba · 1,872 sqft · SingleFamily public records · 55 Days on market

Built 1960 8,494 sqft lot $139/sqft · 6% below area Est $280k · 7% under

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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 +22.6/30.0
• ARV discount +10.7/15.0
• DSCR +7.2/10.0
• 1% rule +4.9/10.0
• Livability +3.6/5.0
• Rent growth +3.3/5.0
• Schools +3.3/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Don't miss this one. Huge price reduction. This well-maintained bi-level home features a separate dining area. A partially finished basement with a 1/2 bath and egress. Large laundry area. Family room and finished bonus room. There's also a front terrace and a large rear deck. Plenty of parking spaces. Fenced-in yard. Updated HVAC system. Easy to show. Make your appointment today. Being sold as-is, where is. Inspections for informational purposes only.

Key facts

• Finished bonus room
• Large laundry area
• Front terrace

Tags

• SEPARATE DINING AREA
• PARTIALLY FINISHED BASEMENT
• LARGE LAUNDRY AREA
• FINISHED BONUS ROOM
• FRONT TERRACE
• LARGE REAR DECK

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $260k.

Deal economics

• At list price, monthly cash flow is $441 ($5k/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 $257k (1.3% below list).
• Recommended offer: $252k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#15 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A, housing B+; Watch: amenities F, commute F, employment D-.
• Caesar Rodney School District (suburban): math 26% / reading 49% proficiency, ranked #9 of 26 in DE (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+3.3%/yr); 225 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• At $2,565/mo this rent would consume 46% of the median local household income ($67k/yr) (locally 1500% 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 $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 55 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $20k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $252,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 55 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 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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.
5. 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.
6. 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: 0.99% ✗
• Cap rate: 8.33%
• Cash-on-cash: 7.26%
• DSCR: 1.32
• GRM: 8.4

CMA / ARV

• ARV (median comp): $279,676
• List price: $260,000
• Delta: -7.04%
• 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
118 Lakeview Ave	0.38mi	3/2.0	1,952 (+4%)	0mo	$380,000	$195	75
219 Samuel Paynter Dr	0.09mi	3/1.5	2,100 (+12%)	5mo	$200,000	$95	69
60 John Collins Cir	0.09mi	3/2.5	2,080 (+11%)	10mo	$325,000	$156	67
311 Mimosa Ave	0.36mi	4/1.5 (+1)	1,688 (-10%)	2mo	$335,000	$198	58
45 W Fairfield Dr	0.55mi	3/2.5	2,044 (+9%)	0mo	$399,900	$196	57
109 Chalet Ct	0.64mi	4/1.5 (+1)	1,856 (-1%)	8mo	$329,999	$178	55
302 Kesselring Ave	0.44mi	4/2.0 (+1)	2,010 (+7%)	9mo	$280,000	$139	55
288 Cambridge Rd	0.60mi	4/2.5 (+1)	1,966 (+5%)	3mo	$377,000	$192	54
224 Kesselring Ave	0.44mi	3/2.0	1,651 (-12%)	11mo	$305,000	$185	51
162 Turner Dr	0.43mi	3/3.0	2,109 (+13%)	9mo	$352,107	$167	47
183 N Fairfield Dr	0.53mi	4/2.5 (+1)	2,114 (+13%)	1mo	$490,000	$232	46
142 Carter Ln	0.62mi	4/3.0 (+1)	2,068 (+10%)	2mo	$353,000	$171	43

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -4.9%
• Equity multiple: 0.82×
• Total profit: $-13,377
• Equity at exit: $38,767

10-year hold

• IRR: 5.0%
• Equity multiple: 1.38×
• Total profit: $27,332
• Equity at exit: $22,480

Cash invested: $72,800 (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 19904

• Rents YoY: 3.3%
• Active inventory: 225
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $2,565 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$114 /mo · $1,368/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$539
• Net cashflow: $441

Break-even live

Break-even rent $2,007

Max offer price $260,000

Occupancy floor 78%

Sensitivity live

Price	-10% $588	-5% $514	+0% $441	+5% $367	+10% $294
Rent	-10% $238	-5% $339	+0% $441	+5% $542	+10% $643
Rate	-1.0pp $572	-0.5pp $507	base $441	+0.5pp $373	+1.0pp $305

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
541 Ruth Way Dover, DE	4.0	2.5	1761	$3,200	$1.82	44d	1	1.03mi
511 Nickerjack Way Dover, DE	3.0	2.0	1569	$2,800	$1.78	44d	1	1.08mi
502 Horsey Blvd Dover, DE	3.0	2.0	1604	$2,900	$1.81	44d	1	1.12mi
629 Ruth Way Dover, DE	3.0–4.0	2.0–2.5	1665	$2,850	$1.71	44d	13	1.26mi
424 Ridgely Blvd Dover, DE	3.0	2.5	1432	$2,000	$1.40	44d	1	1.33mi
205 Ridgely Blvd Dover, DE	3.0	2.5	1432	$2,000	$1.40	44d	1	1.41mi
215 Royal Grant Way Dover, DE	4.0	2.5	2028	$2,500	$1.23	44d	1	1.42mi
300 East St Camden, DE	1.0–3.0	1.0–2.0	1272	$2,695	$2.12	44d	1	1.45mi

Listing history 4 events

1. 2026-04-21
   price $260,000 456-char remark

   Show marketing remark (456 chars)

   Don't miss this one. Huge price reduction. This well-maintained bi-level home features a separate dining area. A partially finished basement with a 1/2 bath and egress. Large laundry area. Family room and finished bonus room. There's also a front terrace and a large rear deck. Plenty of parking spaces. Fenced-in yard. Updated HVAC system. Easy to show. Make your appointment today. Being sold as-is, where is. Inspections for informational purposes only.

2. 2026-03-31
   listed $280,000 Active 456-char remark

   Show marketing remark (456 chars)

   Don't miss this one. Huge price reduction. This well-maintained bi-level home features a separate dining area. A partially finished basement with a 1/2 bath and egress. Large laundry area. Family room and finished bonus room. There's also a front terrace and a large rear deck. Plenty of parking spaces. Fenced-in yard. Updated HVAC system. Easy to show. Make your appointment today. Being sold as-is, where is. Inspections for informational purposes only.

3. 2024-11-19
   historical $1,650
4. 2024-10-31
   listed $1,650

ⓘ 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: $1,368 · $114/mo
• Projected year-2 tax: $1,438 · $120/mo
• Expected delta: +$70/yr (+$6/mo · 5.1%)

ⓘ 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 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,783
• − Mortgage interest: −$14,564
• − Property taxes: −$1,368
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,463
• − Management: −$2,463
• − Depreciation: −$7,564
• Taxable income: $1,062
• Est. tax owed @ 24.0%: −$255
• After-tax cash flow: $5,034/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: Caesar Rodney School District
• NCES district ID: 1000180
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $61,187
• Composite: 33.4/100
• National rank: #5475
• State rank: #9 of 26 in DE

Livability — Rodney Village

• Score: 72/100
• State rank: #15
• US rank: #5991

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Rodney Village, DE
• County: Kent County · 82,184 people
• Metro: Dover, DE
• Population (ZIP): 38,818
• Household income: $66,908
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1500.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 35% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 3% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 3% German/W. Germanic 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.03%
• Current HPI: 187.6879
• Rent YoY: ▲ 3.30%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

+15657.6% since first listed

4 events — show timeline

• 2026-04-21 Price Changed $260,000 BRIGHT MLS
• 2026-03-31 Listed $280,000 BRIGHT MLS
• 2024-11-19 Rental Removed $1,650 BRIGHTMLS
• 2024-10-31 Listed for Rent $1,650 BRIGHTMLS

Property tax history

+7.4%/yr

Latest (2025): $1,368 · +2.6% YoY. Source: county tax records.