917 S Bradford St · Dover, DE 19904

$220,000

2 bd · 1.0 ba · 844 sqft · SingleFamily public records · 14 Days on market

Built 1950 9,017 sqft lot Est $205k · 7% over

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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).

• Cash flow +12.8/30.0
• ARV discount +4.2/15.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

New Carpet, New Vinyl, New Paint, Newly finished room on second floor that could be used as a third bedroom.

Key facts

• Expansive yard
• Full basement
• Walk-up attic

Tags

• FULL BASEMENT
• WALK-UP ATTIC
• EXPANSIVE YARD
• DESIRABLE NEIGHBORHOOD

Property features AI

Exterior

• Parking: Detached front-entry garage with 2 spaces
• Utilities: Public water; Public sewer
• Home design: Detached single-family property; Year built reported by assessor
• Construction: Stick-built construction; Concrete perimeter foundation; Above- and below-grade structures
• Exterior features: Lot dimensions approximately 50 x 180

Interior

• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Baseboard electric heating; Central heating; Window air conditioning units; Oil heating fuel; Electric hot water
• Interior features: Full unfinished basement; Multiple access exits

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $-19 ($-230/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (1.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (22.8% below list).
• Recommended offer: $170k (22.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#38 in DE) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F, employment D-.
• Capital School District (urban): math 14% / reading 31% proficiency, ranked #24 of 26 in DE (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: South Dover Elementary School (math 12% / reading 27%, grade F, #78 of 105 statewide, top 78%, 610 students, 0% FRL); Central Middle School (math 12% / reading 31%, grade F, #27 of 36 statewide, top 77%, 860 students, 0% FRL); Dover High School (math 21% / reading 45%, grade F, #22 of 40 statewide, top 56%, 1,771 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 231 active listings in the ZIP; 9 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).
• This rent runs 30% of the median local income ($67k/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.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 26y 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 $99k; list at $220k implies a 123% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 78% 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 $169,767 (22.8% 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. Built in 1950 — 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. 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: 0.77% ✗
• Cap rate: 6.19%
• Cash-on-cash: -0.37%
• DSCR: 0.98
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $205,092
• Comps found: 6

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
234 Pine St	0.35mi	2/1.0	897 (+6%)	2mo	$240,000	$268	72
624 River Rd	0.52mi	3/1.0 (+1)	925 (+10%)	6mo	$225,000	$243	50
745 River Rd	0.54mi	3/1.0 (+1)	925 (+10%)	10mo	$212,500	$230	45
430 Collins Dr	0.57mi	3/1.0 (+1)	950 (+13%)	5mo	$164,900	$174	44
1018 Monroe Ter	0.38mi	2/1.0	967 (+15%)	19mo	$270,000	$279	42
433 Collins Dr	0.59mi	3/1.0 (+1)	950 (+13%)	17mo	$155,000	$163	32

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: -16.7%
• Equity multiple: 0.41×
• Total profit: $-36,431
• Equity at exit: $32,803

10-year hold

• IRR: -8.1%
• Equity multiple: 0.49×
• Total profit: $-31,472
• Equity at exit: $19,022

Cash invested: $61,600 (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: 231
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,698 high
• Mortgage (P&I): −$1,154
• Tax from tax record: −$115 /mo · $1,380/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-19

Break-even live

Break-even rent $1,722

Max offer price $216,607

Occupancy floor 96%

Sensitivity live

Price	-10% $105	-5% $43	+0% $-19	+5% $-81	+10% $-144
Rent	-10% $-153	-5% $-86	+0% $-19	+5% $48	+10% $115
Rate	-1.0pp $92	-0.5pp $37	base $-19	+0.5pp $-76	+1.0pp $-134

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: $55,000
• Closing costs: $6,600
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
814 New Castle Ave Dover, DE	3.0	1.0	950	$1,650	$1.74	45d	1	0.59mi
16 S New St #1 Dover, DE	3.0	1.0	1000	$1,950	$1.95	45d	1	0.90mi
46 Lincoln St Dover, DE	2.0	2.0	1073	$1,700	$1.58	45d	1	0.91mi
12 S State St Unit 2 Dover, DE	1.0	1.0	800	$1,195	$1.49	45d	1	0.92mi
5 S State St Dover, DE	1.0	1.5	1100	$1,200	$1.09	45d	1	0.94mi
51 Webbs Ln Dover, DE	2.0	1.0–1.5	787	$1,525	$1.94	45d	11	1.03mi
355A Ridgely St Dover, DE	1.0–3.0	1.0–2.5	1238	$2,210	$1.78	45d	17	1.04mi
480 Country Dr Dover, DE	3.0	1.0–2.0	715	$1,653	$2.31	45d	22	1.27mi
4 Carolee Dr Dover, DE	3.0	1.0	1008	$2,100	$2.08	45d	1	1.31mi

Listing history 12 events

1. 2026-06-22
   days on market $220,000 Active 14 DOM
2. 2026-06-19
   days on market $220,000 Active 12 DOM
3. 2026-06-18
   days on market $220,000 Active 11 DOM
4. 2026-06-17
   days on market $220,000 Active 10 DOM
5. 2026-06-16
   days on market $220,000 Active 9 DOM
6. 2026-06-15
   days on market $220,000 Active 8 DOM
7. 2026-06-14
   days on market $220,000 Active 6 DOM
8. 2026-06-13
   days on market $220,000 Active 5 DOM
9. 2026-06-10
   days on market $220,000 Active 3 DOM
10. 2026-06-09
    days on market $220,000 Active 2 DOM
11. 2026-06-07
    remarks 699-char remark
12. 2026-06-07
    listed $220,000 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: $1,380 · $115/mo
• Projected year-2 tax: $1,380 · $115/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 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 7/10 Severe 78% 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: $20,372
• − Mortgage interest: −$12,323
• − Property taxes: −$1,380
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,630
• − Management: −$1,630
• − Depreciation: −$6,400
• Taxable loss: −$4,091
• Est. tax savings @ 24.0%: +$982
• After-tax cash flow: $751/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: Capital School District
• NCES district ID: 1000190
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $48,499
• Composite: 19.78/100
• National rank: #8703
• State rank: #24 of 26 in DE

Livability — Dover

• Score: 67/100
• State rank: #38
• US rank: #10574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, DE
• County: Kent County · 82,184 people
• City population: 76,581
• 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

+214.3% since first listed

9 events — show timeline

• 2026-06-07 Listed $220,000 BRIGHT MLS
• 2002-08-16 Sold (Public Records) $98,700 Public Records
• 2002-06-27 Sold (MLS) $98,700 BRIGHT MLS
• 2002-03-19 Listing Removed — BRIGHT MLS
• 2002-02-15 Listed $98,700 BRIGHT MLS
• 2000-11-14 Sold (Public Records) $70,000 Public Records
• 2000-11-13 Sold (MLS) $70,000 BRIGHT MLS
• 2000-10-30 Listing Removed — BRIGHT MLS
• 2000-09-01 Listed $70,000 BRIGHT MLS

Property tax history

+6.0%/yr

Latest (2025): $1,380 · +3.5% YoY. Source: county tax records.