1528A Compass Dr · Bridgeville, DE 19933

$259,990

3 bd · 3.0 ba · 1,452 sqft · Townhouse · 28 Days on market

Built 2026 Excellent condition $179/sqft · 25% below area Est $346k · 25% 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 +16.0/30.0
• ARV discount +15.0/15.0
• Appreciation +5.6/10.0
• DSCR +4.9/10.0
• Condition / age +4.8/5.0
• 1% rule +4.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Discover this Dunmore at The Villas at Heritage Shores, ready for an August 2026 move-in! Situated on a desirable corner homesite, this end home offers added privacy with no rear neighbors. Inside, enjoy linen cabinetry, quartz countertops, upgraded finishes, and included appliances with a refrigerator. Luxury vinyl plank flooring flows throughout the main living areas, while the tiled owner's shower and rare third full bath offer comfort and convenience. Designed for effortless main-level living, the open-concept kitchen with a spacious island overlooks a bright great room, creating a comfortable space for both everyday living and entertaining.

Key facts

• Quartz countertops
• Corner homesite
• No rear neighbors

Tags

• CORNER HOMESITE
• NO REAR NEIGHBORS
• LINEN CABINETRY
• QUARTZ COUNTERTOPS
• UPGRADED FINISHES
• INCLUDED APPLIANCES

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath townhouse listed at $260k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $127 ($2k/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 $243k (6.4% below list).
• Recommended offer: $243k (6.4% below list) — sets the bar for 1% rule.
• Cap rate 6.9% vs local median 3.5% in Bridgeville — 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 64/100 on livability (#48 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A, crime B; Watch: 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.
• Zoned schools: Woodbridge Early Childhood Education Center (592 students, 0% FRL); Woodbridge Middle School (math 13% / reading 37%, grade F, #22 of 36 statewide, top 63%, 598 students, 0% FRL); Woodbridge High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 723 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 133 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 93d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% 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).
• At $2,435/mo this rent would consume 48% of the median local household income ($61k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $73k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 28 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $243,471 (6.4% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.09%
• DSCR: 1.09
• GRM: 8.9

CMA / ARV

• ARV (median comp): $346,252
• List price: $259,990
• Delta: -24.91%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
387 Heritage Shores Cir	0.18mi	2/2.0 (-1)	1,449 (-0%)	13mo	$349,990	$242	72
399 Heritage Shores Cir	0.14mi	2/2.0 (-1)	1,500 (+3%)	12mo	$380,000	$253	69
303 Waterside Sq	0.18mi	2/2.0 (-1)	1,449 (-0%)	21mo	$364,200	$251	65
391 Heritage Shores Cir	0.17mi	2/2.0 (-1)	1,500 (+3%)	17mo	$339,590	$226	64
66 Whistling Duck Dr	0.37mi	2/2.0 (-1)	1,464 (+1%)	12mo	$345,000	$236	62
301 Waterside Sq	0.19mi	2/2.0 (-1)	1,500 (+3%)	23mo	$330,690	$220	58
49 Whistling Duck Dr	0.31mi	2/2.0 (-1)	1,593 (+10%)	19mo	$318,000	$200	44
98 Whistling Duck Dr	0.50mi	2/2.0 (-1)	1,602 (+10%)	9mo	$330,000	$206	42
30 White Pelican Ct	0.53mi	2/2.0 (-1)	1,605 (+10%)	12mo	$285,000	$178	38
34 White Pelican Ct	0.53mi	2/2.0 (-1)	1,645 (+13%)	8mo	$305,000	$185	37
64 Whistling Duck Dr	0.36mi	2/2.0 (-1)	1,658 (+14%)	18mo	$295,000	$178	35

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: 4.0%
• Equity multiple: 1.20×
• Total profit: $14,774
• Equity at exit: $90,677

10-year hold

• IRR: 8.3%
• Equity multiple: 2.02×
• Total profit: $74,464
• Equity at exit: $122,002

Cash invested: $72,797 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 17 active
• Months of supply: 102.0 mo (1%/mo absorbed)
• Median asking: $299,900 ($184/sqft)
• Median days on market: 72 d
• This list price: lowest-priced of the active set
• ARV vs active asking: +29.5% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19933

• Home prices YoY: 0.4%
• Active inventory: 133
• Price-to-rent: 8.9×

Monthly cashflow live

• Estimated rent: $2,435 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$511
• Net cashflow: $127

Break-even live

Break-even rent $2,274

Max offer price $259,990

Occupancy floor 90%

Sensitivity live

Price	-10% $306	-5% $217	+0% $127	+5% $37	+10% $-53
Rent	-10% $-66	-5% $31	+0% $127	+5% $223	+10% $319
Rate	-1.0pp $258	-0.5pp $193	base $127	+0.5pp $59	+1.0pp $-9

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: $64,998
• Closing costs: $7,800
• Club membership (one-time): —
• 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	93d	1	0.27mi
501 Branch Run Rd Bridgeville, DE	2.0–3.0	2.5–3.5	1635	$2,595	$1.59	62d	12	0.76mi
23613 Linkside Dr Bridgeville, DE	3.0	2.0	1650	$2,000	$1.21	93d	1	0.96mi

Listing history 23 events

1. 2026-07-08
   days on market $259,990 Active 28 DOM
2. 2026-07-06
   days on market $259,990 Active 27 DOM
3. 2026-07-05
   days on market $259,990 Active 26 DOM
4. 2026-07-04
   days on market $259,990 Active 25 DOM
5. 2026-07-03
   days on market $259,990 Active 24 DOM
6. 2026-07-02
   days on market $259,990 Active 23 DOM
7. 2026-07-01
   days on market $259,990 Active 22 DOM
8. 2026-06-30
   days on market $259,990 Active 21 DOM
9. 2026-06-29
   days on market $259,990 Active 20 DOM
10. 2026-06-28
    days on market $259,990 Active 19 DOM
11. 2026-06-27
    days on market $259,990 Active 18 DOM
12. 2026-06-26
    days on market $259,990 Active 16 DOM
13. 2026-06-22
    days on market $259,990 Active 13 DOM
14. 2026-06-21
    days on market $259,990 Active 12 DOM
15. 2026-06-21
    days on market $259,990 Active 11 DOM
16. 2026-06-18
    days on market $259,990 Active 9 DOM
17. 2026-06-17
    days on market $259,990 Active 8 DOM
18. 2026-06-16
    days on market $259,990 Active 7 DOM
19. 2026-06-15
    days on market $259,990 Active 6 DOM
20. 2026-06-13
    days on market $259,990 Active 4 DOM
21. 2026-06-12
    days on market $259,990 Active 3 DOM
22. 2026-06-09
    remarks 699-char remark
23. 2026-06-09
    listed $259,990 Active 1 DOM

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

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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 68% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $29,217
• − Mortgage interest: −$14,563
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,337
• − Management: −$2,337
• − Depreciation: −$7,563
• Taxable loss: −$2,785
• Est. tax savings @ 24.0%: +$668
• After-tax cash flow: $2,189/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 · 5 photos

Excellent 95/100 None rehab

This move-in-ready townhouse is in excellent condition with modern finishes and upgrades, making it an ideal investment property.

Value-add opportunities

• Both Landscaping and curb appeal improvements — Enhances curb appeal and can attract more buyers or renters. ↑
• Both Add smart home features — Improves convenience and can be a selling point for buyers and renters. ↑
• Both Install smart thermostat — Saves energy and can be a selling point for buyers and renters. ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Phillis Wheatley Elementary School F DE #57/105 Nat'l #28,012/41,679 Middle Woodbridge Middle School F DE #22/36 Nat'l #10,338/14,009 High Woodbridge High School F DE #32/40 Nat'l #14,491/17,239

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

C Composite livability gradescore 64/100

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
• County: Sussex · 248,853 people
• City population: 11,409
• Population (ZIP): 11,409
• Household income: $61,261
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 4% of renters

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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%

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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%

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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