115 E Beaver Ct · Bear, DE 19701

$130,000

3 bd · 1.0 ba · 800 sqft · Townhouse public records · 1 Days on market

Built 1985 2,614 sqft lot Est $201k · 35% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +4.8/5.0
• Livability +3.7/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely available, this updated 3 bedroom, 1 bathroom, ranch townhouse is ready and waiting for you! Pride of ownership is evident as soon as you walk through the front door where you will delight in the open concept floor plan and bright neutral colors. The living room, dining room, and kitchen are all open to each other allowing for tons of natural light from the front windows throughout the living space. The newly updated kitchen offers plenty of counter space and storage including glass front upper cabinets and a coffee bar/service station. Following the hallway past the kitchen, you will find the full bathroom with an extra-large vanity mirror and tub/shower, as well as the laundry room with even more storage. All three bedrooms are bright and spacious with carpeting and ample closet space, and all are painted with soothing, neutral colors. At the end of the hall you will find the back door, giving you access to a private oasis with a fenced in patio and yard. Offering a low maintenance lifestyle with all the convenience of one-story living, this home is close to major routes including I95 and Route 1, and less than 10 minutes to all the shopping and dining that the Christiana Mall has to offer. Don’t miss your chance and book your tour today!

Key facts

• Built 1985

Property features AI

Finance

• Other: Above-grade finished area reported as 800 (source: assessor)

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Natural gas service
• Home design: Interior townhouse/rowhouse; Fee simple ownership
• Construction: Vinyl and aluminum siding; Slab foundation; Above-grade and below-grade structures noted
• Exterior features: Shed; Lot dimensions approximately 24.00 x 105.00

Interior

• Kitchen: Kitchen on main level
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: No basement; No stairs (accessibility feature); Living Room; Dining Room
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $130k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 12.1% 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-, schools D+, amenities 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.
• Market conditions: Rents rising fast (+9.0%/yr); 111 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $36k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price.
• 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 $130,000

Questions for the listing agent

1. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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: 1.68% ✓
• Cap rate: 12.10%
• Cash-on-cash: 20.75%
• DSCR: 1.92
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $200,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 W Beaver Ct	0.08mi	2/1.0 (-1)	800 (0%)	14mo	$200,000	$250	80
754 Red Clay Dr	0.33mi	2/1.0 (-1)	800 (0%)	4mo	$200,819	$251	76
19 Boxelder Ln	0.18mi	2/1.0 (-1)	825 (+3%)	8mo	$215,000	$261	75
671 White Rock Rd	0.33mi	2/1.0 (-1)	800 (0%)	6mo	$225,000	$281	75
761 White Rock Rd	0.36mi	2/1.0 (-1)	800 (0%)	21mo	$195,000	$244	61

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 19.4%
• Equity multiple: 1.84×
• Total profit: $30,741
• Equity at exit: $19,383

10-year hold

• IRR: 31.3%
• Equity multiple: 4.62×
• Total profit: $131,667
• Equity at exit: $11,240

Cash invested: $36,400 (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 19701

• Rents YoY: 9.0%
• Active inventory: 111
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $2,189 high
• Mortgage (P&I): −$682
• Tax from tax record: −$364 /mo · $4,368/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$460
• Net cashflow: $629

Break-even live

Break-even rent $1,392

Max offer price $130,000

Occupancy floor 66%

Sensitivity live

Price	-10% $703	-5% $666	+0% $629	+5% $593	+10% $556
Rent	-10% $456	-5% $543	+0% $629	+5% $716	+10% $802
Rate	-1.0pp $695	-0.5pp $662	base $629	+0.5pp $596	+1.0pp $561

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9000 Rembrandt Cir Newark, DE	1.0–2.0	1.0–2.0	855	$1,772	$2.07	23d	1	0.59mi
104 Sandburg Pl Newark, DE	2.0	2.0	1080	$1,659	$1.54	13d	1	0.67mi
270 Brandywine Dr Bear, DE	1.0–2.0	1.0–2.0	1015	$2,295	$2.26	0d	1	1.11mi
157 Channing Dr Bear, DE	3.0	1.5	1075	$1,960	$1.82	6d	1	1.20mi
816 Lawrence Dr Newark, DE	2.0	1.0–2.0	636	$1,802	$2.83	2d	8	1.37mi

Listing history 2 events

1. 2026-06-17
   remarks 606-char remark
2. 2026-06-17
   listed $130,000 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: $4,368 · $364/mo
• Projected year-2 tax: $4,368 · $364/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 ≥102°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: $26,266
• − Mortgage interest: −$7,282
• − Property taxes: −$4,368
• − Insurance: −$650
• − Repairs & maintenance: −$2,101
• − Management: −$2,101
• − Depreciation: −$3,782
• Taxable income: $5,982
• Est. tax owed @ 24.0%: −$1,436
• After-tax cash flow: $6,116/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

• County: New Castle County · 483,412 people
• City population: 42,984
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 42,984
• Household income: $111,198
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 619.0

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 0.67)
• Race & ethnicity: White 50% Black 26% Hispanic / Latino 11% Asian 10% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 78% English-only · Spanish 8% Other Asian/Pacific 3% Other Indo-European 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: ▼ -159.00%
• Current HPI: 261.2988
• Rent YoY: ▲ 9.03%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+203.0% since first listed

19 events — show timeline

• 2026-06-17 Relisted — BRIGHT MLS
• 2026-06-10 Listed $130,000 BRIGHT MLS
• 2026-06-10 Listing Removed — BRIGHT MLS
• 2026-01-30 Pending — BRIGHT MLS
• 2026-01-30 Listing Removed — BRIGHT MLS
• 2026-01-08 Price Changed $195,000 BRIGHT MLS
• 2025-12-30 Price Changed $200,000 BRIGHT MLS
• 2025-12-15 Price Changed $205,000 BRIGHT MLS
• 2025-12-01 Price Changed $210,000 BRIGHT MLS
• 2025-11-08 Listed $215,000 BRIGHT MLS
• 2025-11-06 Coming Soon — BRIGHT MLS
• 2022-05-31 Sold (Public Records) $148,000 Public Records
• 2022-05-25 Sold (MLS) $185,000 BRIGHT MLS
• 2022-04-09 Pending — BRIGHT MLS
• 2022-04-09 Price Changed $185,000 BRIGHT MLS
• 2022-04-07 Listed $165,000 BRIGHT MLS
• 2003-08-01 Sold (Public Records) $74,000 Public Records
• 1989-09-01 Sold (Public Records) $69,500 Public Records
• 1985-06-01 Sold (Public Records) $42,900 Public Records

Property tax history

+13.4%/yr

Latest (2024): $4,368 · +205.6% YoY. Source: county tax records.