1217 Chestnut St · Wilmington, DE 19805

$150,000

2 bd · 1.0 ba · 850 sqft · Townhouse public records · 2 Days on market

Built 1900 1,307 sqft lot Est $116k · 30% over

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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 +25.4/30.0
• DSCR +8.4/10.0
• 1% rule +5.7/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to Hedgeville, located on the Southwest side of the City of Wilmington! A community brimming with charm and character from a bygone era! Conveniently located within moments to places of worship, educational facilities, interstate highways, the Central Business District, and a hop skip and jump to the attractions on the Riverfront! This quaint, brick row home is ready for its new custodian. Formal living space as you enter leads to traditional dining room, or you could flip the two and have the dining room first and living room second depending on your lifestyle needs. Kitchen is located on the rear of the main level and is graced with tile flooring, a light gray shaker style cabinet topped with a custom fitted counter, a double sink with upgraded faucet and soap dispenser. Gas cooking rounds out the function and rear door leads to fenced in yard with mature landscaping providing a dearth of shade to relax under after a hard day's grind. Lower level is host to laundry with new washer and dryer as well as ample storage space. Plush carpeting softens your steps as you make your way to the second level. Two well scaled sleeping chambers with thoughtful storage elements to retire and re-energize for the next day. Full bathroom services this level with upgraded tile flooring, fresh vanity, toilet, and is flanked by classic wall tile. Claw foot soaking tub to pamper yourself complete with shower fixtures is classic yet functional. Gas forced air furnace and hot water, upgraded electric and windows mean years of minimal maintenance expenditures and efficient operation. Excellent opportunity for First Time Home Buyer seeking an affordable dwelling, an investor looking to add to a performing income stream or start one from scratch. Take advantage of a softening interest rate environment and make the transition to home ownership a reality!

Key facts

• Double sink
• Brick row home
• Tile flooring

Tags

• BRICK ROW HOME
• FORMAL LIVING SPACE
• TRADITIONAL DINING ROOM
• TILE FLOORING
• CUSTOM FITTED COUNTER
• DOUBLE SINK

Property features AI

Finance

• Other: Assessor-sourced finished area (above grade) 850 sq ft; Ownership interest: Fee Simple

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric heating and hot water; Electric cooling
• Home design: Interior townhouse/rowhouse; Flat roof; Fee simple ownership; Major remodel/effective year 2024
• Construction: Brick construction; Slab foundation; Above grade and below grade structures
• Exterior features: Wood fencing; Lot approx. 14.20 x 85.00

Interior

• Kitchen: Stove; Microwave; Refrigerator; Dishwasher not listed
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Partially carpeted; Ceramic tile; Laminate plank
• Bathrooms: One full bathroom
• Heating & cooling: Electric hot water and baseboard heating; Electric cooling
• Interior features: Carpeted areas; Soaking tub; Ceiling fans; Dining area; Plaster walls
• Laundry & utility: Washer and dryer; Basement laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $150k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 9.1% vs local median 5.6% in Wilmington — 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 (#52 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, schools D, commute D.
• 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 (+6.3%/yr); 167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 32% of the median local income ($60k/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 $1k 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 + 6.3% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y ago; this cycle's ask is 3% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $150,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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. 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.
6. 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.
7. 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: 1.07% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $115,600
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4 Lower Oak St	0.35mi	2/1.0	850 (0%)	1mo	$112,500	$132	82
2 Lower Oak St	0.35mi	2/1.5	850 (0%)	1mo	$112,500	$132	80
1120 Beech St	0.27mi	2/1.0	825 (-3%)	6mo	$112,500	$136	78
117 N Dupont St	0.38mi	2/1.0	875 (+3%)	5mo	$138,000	$158	73
1317 Chestnut St	0.07mi	2/1.5	950 (+12%)	5mo	$85,000	$89	71
11 Cedar St	0.44mi	2/1.0	875 (+3%)	4mo	$110,000	$126	71
908 Marshall St	0.47mi	2/1.0	775 (-9%)	1mo	$95,000	$123	62
530 Harlan Blvd #510	0.53mi	1/1.0 (-1)	912 (+7%)	1mo	$282,500	$310	57
210 Lower Oak St	0.46mi	2/1.0	960 (+13%)	4mo	$154,000	$160	53
1409 W 4th St	0.31mi	3/1.0 (+1)	975 (+15%)	5mo	$140,000	$144	52
918 Wright St	0.53mi	2/1.0	975 (+15%)	1mo	$125,000	$128	50
210 5th Ave	0.57mi	2/1.0	975 (+15%)	6mo	$159,900	$164	44

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 1.9%
• Equity multiple: 1.08×
• Total profit: $3,228
• Equity at exit: $22,365

10-year hold

• IRR: 14.4%
• Equity multiple: 2.32×
• Total profit: $55,571
• Equity at exit: $12,969

Cash invested: $42,000 (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 19805

• Rents YoY: 6.3%
• Active inventory: 167
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,609 high
• Mortgage (P&I): −$787
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $345

Break-even live

Break-even rent $1,172

Max offer price $150,000

Occupancy floor 74%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1227 Linden St Wilmington, DE	3.0	2.0	950	$1,850	$1.95	4d	1	0.08mi
1110 Read St Wilmington, DE	2.0	1.0	1100	$1,250	$1.14	20d	1	0.09mi
1114 Lancaster Ave Wilmington, DE	2.0	1.0	775	$1,400	$1.81	24d	1	0.11mi
207 S DuPont St Wilmington, DE	1.0	1.5	1000	$1,495	$1.50	19d	1	0.36mi
128 Lower Oak St Wilmington, DE	2.0	1.0	871	$1,595	$1.83	4d	1	0.42mi
1215 W 7th St Apt 1 Wilmington, DE	1.0	1.0	1000	$1,275	$1.27	19d	1	0.46mi
331 Justison St Wilmington, DE	1.0–2.0	1.0–2.0	859	$2,205	$2.57	1d	9	0.48mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	19d	1	0.48mi
1522 W 7th St Unit 1 Wilmington, DE	2.0	1.0	900	$1,800	$2.00	4d	1	0.50mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	44d	1	0.51mi
401 Justison St Wilmington, DE	1.0	1.0	787	$1,855	$2.36	1d	13	0.51mi
1000 W 8th St Unit 3 Wilmington, DE	2.0	1.0	1050	$1,695	$1.61	24d	1	0.52mi
802 N Broom St Apt 2 Wilmington, DE	2.0	21.0	800	$1,695	$2.12	22d	1	0.53mi
1401 Maryland Ave Wilmington, DE	1.0	1.0	612	$1,275	$2.08	44d	1	0.53mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	13d	1	0.54mi
617 W 6th St Unit 617 B Wilmington, DE	3.0	1.0	1000	$1,600	$1.60	5d	1	0.56mi
231 5th Ave Wilmington, DE	2.0	1.0	1050	$1,350	$1.29	44d	1	0.58mi
800 N Adams St Wilmington, DE	1.0	1.0	650	$1,195	$1.84	44d	1	0.58mi
219 S Union St Unit B Wilmington, DE	1.0	1.0	1075	$1,150	$1.07	24d	1	0.58mi
709 Windsor St Unit 3 Wilmington, DE	2.0	1.0	980	$1,500	$1.53	44d	1	0.62mi
711 Windsor St Wilmington, DE	2.0	1.0	980	$1,460	$1.49	44d	1	0.62mi
101 Avenue of the Arts Wilmington, DE	1.0	1.0	726	$2,195	$3.02	1d	3	0.62mi
822 N Adams St Wilmington, DE	1.0	1.0	650	$1,225	$1.88	44d	1	0.63mi
1607 Howland St Wilmington, DE	3.0	1.0	1075	$1,900	$1.77	4d	1	0.64mi
600 N Washington St Wilmington, DE	1.0	1.0	700	$1,275	$1.82	44d	1	0.65mi
1200 W 10th St Apt 3 Wilmington, DE	1.0	1.0	650	$1,450	$2.23	4d	1	0.65mi
517 N West St Wilmington, DE	1.0	1.0	646	$1,295	$2.00	24d	1	0.66mi
225 W 4th St Unit 2 Wilmington, DE	2.0	1.0	1000	$1,599	$1.60	44d	1	0.68mi
225 W 4th St Unit 1 Wilmington, DE	1.0	1.0	750	$1,399	$1.87	44d	1	0.68mi
1507 Coleman St Wilmington, DE	2.0	1.0	650	$1,495	$2.30	24d	1	0.73mi
105 Christina Landing Dr #1503 Wilmington, DE	2.0	2.0	1025	$2,500	$2.44	17d	1	0.77mi
105 Christina Landing Dr Wilmington, DE	2.0	2.0	1025	$2,400	$2.34	10d	1	0.77mi
2 W 4th St Wilmington, DE	1.0	1.0	623	$1,908	$3.06	3d	5	0.77mi
613 W 10th St Wilmington, DE	2.0	1.0	1100	$1,745	$1.59	44d	1	0.78mi
210 N Market St Wilmington, DE	1.0	1.0	746	$1,750	$2.34	3d	6	0.78mi
115 Christina Landing Dr Wilmington, DE	1.0–2.0	1.0–2.0	1195	$2,796	$2.34	1d	13	0.79mi
703 Orange St Wilmington, DE	1.0–2.0	1.0	800	$1,475	$1.84	44d	1	0.80mi
824 N West St Wilmington, DE	1.0	1.0	700	$1,262	$1.80	44d	1	0.82mi
839 N Tatnall St Unit 303 Wilmington, DE	2.0	2.0	876	$1,475	$1.68	5d	1	0.83mi
15 W Girard St Unit 105 Wilmington, DE	2.0	1.0	740	$1,645	$2.22	5d	1	0.84mi

Listing history 7 events

1. 2026-06-18
   days on market $150,000 Active 2 DOM
2. 2026-06-17
   statusdays on market $150,000 Active 1 DOM
3. 2026-06-16
   days on market $150,000 Coming Soon 6 DOM
4. 2026-06-15
   days on market $150,000 Coming Soon 5 DOM
5. 2026-06-13
   days on market $150,000 Coming Soon 3 DOM
6. 2026-06-13
   remarks 699-char remark
7. 2026-06-13
   listed $150,000 Coming Soon 2 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: $925 · $77/mo
• Projected year-2 tax: $925 · $77/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 ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,309
• − Mortgage interest: −$8,402
• − Property taxes: −$925
• − Insurance: −$750
• − Repairs & maintenance: −$1,545
• − Management: −$1,545
• − Depreciation: −$4,364
• Taxable income: $1,779
• Est. tax owed @ 24.0%: −$427
• After-tax cash flow: $3,713/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 — Wilmington

• Score: 64/100
• State rank: #52
• US rank: #14251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, DE
• County: New Castle County · 483,412 people
• City population: 173,480
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,402
• Household income: $60,221
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1730.0

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 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 1% Arabic 1%

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: ▼ -291.16%
• Current HPI: 259.1455
• Rent YoY: ▲ 6.35%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+275.9% since first listed

16 events — show timeline

• 2026-06-11 Coming Soon $150,000 BRIGHT MLS
• 2024-10-22 Sold (Public Records) $145,000 Public Records
• 2024-10-21 Sold (MLS) $145,000 BRIGHT MLS
• 2024-09-18 Contingent — BRIGHT MLS
• 2024-08-29 Listed $145,000 BRIGHT MLS
• 2013-11-19 Sold (MLS) $33,000 BRIGHT MLS
• 2013-11-19 Sold (MLS) $33,000 TREND
• 2013-11-04 Pending — TREND
• 2013-11-03 Listing Removed — BRIGHT MLS
• 2013-10-27 Price Changed $34,900 TREND
• 2013-10-24 Price Changed $35,900 TREND
• 2013-10-10 Price Changed $37,900 TREND
• 2013-10-01 Listing Removed — BRIGHT MLS
• 2013-09-30 Listed $34,900 BRIGHT MLS
• 2013-09-30 Listed $39,900 TREND
• 2013-09-03 Listed $39,900 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2024): $925 · +2.6% YoY. Source: county tax records.