4 E Clairmont Dr · Bear, DE 19702

$305,000

3 bd · 1.0 ba · 1,350 sqft · SingleFamily public records · 39 Days on market

Built 1954 0.32 ac lot $226/sqft · 10% below area Est $339k · 10% under

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Why this score? — see what drove the D 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 +12.0/30.0
• ARV discount +12.0/15.0
• Livability +3.7/5.0
• DSCR +3.5/10.0
• Rent growth +3.0/5.0
• 1% rule +2.6/10.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Price Decrease! Motivated Seller! One Floor Living! 3 BR Ranch in Glendale, with large family room, brick wood burning fireplace, and sliding doors leading to back deck and an oversized fenced in backyard. Home has hardwoods in living room, hall and bedrooms. Remodeled kitchen and bath, with granite counter tops. Homeowners have replaced the roof, have vapor barrier in crawl space, and changed the home from oil to natural gas heat. There is a front deck and a garage, which is being used for storage, and that has doors to the backyard. Close to parks, schools, libraries and shopping. Buyers are offering an AHS Home Warranty at settlement.

Key facts

• 0.32 acre lot
• Garage
• Built 1954

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $305k.

Deal economics

• At list price, monthly cash flow is $-74 ($-883/yr) — negative.
• To cash-flow at today's rent, offer at most $292k (4.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $231k (24.4% below list).
• Recommended offer: $231k (24.4% below list) — sets the bar for 1% rule.
• Cap rate 6.0% vs local median 4.7% in Bear — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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 (+2.2%/yr); 151 active listings in the ZIP; 12 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $9k 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.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($296k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 24y ago; this cycle's ask has dropped $45k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $189k; list at $305k implies a 61% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.
• 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 $230,706 (24.4% 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. It's been on market 39 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
3. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.76% ✗
• Cap rate: 6.00%
• Cash-on-cash: -1.03%
• DSCR: 0.95
• GRM: 11.0

CMA / ARV

• ARV (median comp): $338,584
• List price: $305,000
• Delta: -9.92%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
10 E Clairmont Dr	0.04mi	3/1.5	1,300 (-4%)	9mo	$349,900	$269	82
129 Kingston Dr	0.65mi	3/1.5	1,350 (0%)	6mo	$440,000	$326	62
7 Andrea Rd	0.10mi	3/1.5	1,550 (+15%)	13mo	$325,000	$210	58
24 E Clairmont Dr	0.14mi	3/1.0	1,200 (-11%)	21mo	$335,000	$279	57
1 Glendale Blvd	0.24mi	4/2.0 (+1)	1,500 (+11%)	10mo	$355,000	$237	53
33 Rawlings Dr	0.63mi	3/2.0	1,425 (+6%)	21mo	$366,399	$257	40
518 Hambleton Ln	0.74mi	3/2.0	1,550 (+15%)	23mo	$465,000	$300	18

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 · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -18.9%
• Equity multiple: 0.34×
• Total profit: $-56,070
• Equity at exit: $45,476

10-year hold

• IRR: -13.0%
• Equity multiple: 0.26×
• Total profit: $-62,775
• Equity at exit: $26,371

Cash invested: $85,400 (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 19702

• Rents YoY: 2.2%
• Active inventory: 151
• Price-to-rent: 11.0×

Monthly cashflow live

• Estimated rent: $2,307 high
• Mortgage (P&I): −$1,599
• Tax from tax record: −$170 /mo · $2,035/yr
• Insurance: −$127
• HOA: −$0
• Vacancy / Maint / Mgmt: −$484
• Net cashflow: $-74

Break-even live

Break-even rent $2,400

Max offer price $292,003

Occupancy floor 98%

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: $76,250
• Closing costs: $9,150
• Reserves months: —
• Total cash needed: —

Rent comps 12 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
13 Honeysuckle Dr Newark, DE	3.0	2.0	1300	$2,300	$1.77	43d	1	0.88mi
35 Honeysuckle Dr Newark, DE	3.0	1.5	1250	$2,400	$1.92	17d	1	0.97mi
1 Iris Pl Newark, DE	3.0	2.0	1525	$2,400	$1.57	16d	1	1.01mi
104 Sandburg Pl Newark, DE	2.0	2.0	1080	$1,659	$1.54	12d	1	1.08mi
104 Sandburg Pl Newark, DE	3.0	2.0	1368	$1,889	$1.38	43d	1	1.08mi
1 Kennedy Cir Bear, DE	1.0–3.0	1.0–3.0	1582	$3,315	$2.09	1d	39	1.12mi
13 Farland Way Newark, DE	3.0	1.5	1175	$2,100	$1.79	5d	1	1.23mi
13 Farland Way Newark, DE	3.0	2.0	1175	$2,100	$1.79	24d	1	1.23mi
270 Brandywine Dr Bear, DE	1.0–2.0	1.0–2.0	1015	$2,455	$2.42	1d	1	1.27mi
182 Darling St Newark, DE	3.0	2.5	1345	$2,450	$1.82	43d	1	1.30mi
9000 Rembrandt Cir Newark, DE	1.0–2.0	1.0–2.0	855	$1,772	$2.07	22d	1	1.32mi
4 Arnold Pl Newark, DE	2.0	2.5	1225	$2,500	$2.04	43d	1	1.43mi

Listing history 17 events

1. 2026-05-11
   status Pending 646-char remark

   Show marketing remark (646 chars)

   Price Decrease! Motivated Seller! One Floor Living! 3 BR Ranch in Glendale, with large family room, brick wood burning fireplace, and sliding doors leading to back deck and an oversized fenced in backyard. Home has hardwoods in living room, hall and bedrooms. Remodeled kitchen and bath, with granite counter tops. Homeowners have replaced the roof, have vapor barrier in crawl space, and changed the home from oil to natural gas heat. There is a front deck and a garage, which is being used for storage, and that has doors to the backyard. Close to parks, schools, libraries and shopping. Buyers are offering an AHS Home Warranty at settlement.

2. 2026-05-09
   price $305,000 646-char remark

   Show marketing remark (646 chars)

   Price Decrease! Motivated Seller! One Floor Living! 3 BR Ranch in Glendale, with large family room, brick wood burning fireplace, and sliding doors leading to back deck and an oversized fenced in backyard. Home has hardwoods in living room, hall and bedrooms. Remodeled kitchen and bath, with granite counter tops. Homeowners have replaced the roof, have vapor barrier in crawl space, and changed the home from oil to natural gas heat. There is a front deck and a garage, which is being used for storage, and that has doors to the backyard. Close to parks, schools, libraries and shopping. Buyers are offering an AHS Home Warranty at settlement.

3. 2026-05-02
   price $330,000 646-char remark

   Show marketing remark (646 chars)

   Price Decrease! Motivated Seller! One Floor Living! 3 BR Ranch in Glendale, with large family room, brick wood burning fireplace, and sliding doors leading to back deck and an oversized fenced in backyard. Home has hardwoods in living room, hall and bedrooms. Remodeled kitchen and bath, with granite counter tops. Homeowners have replaced the roof, have vapor barrier in crawl space, and changed the home from oil to natural gas heat. There is a front deck and a garage, which is being used for storage, and that has doors to the backyard. Close to parks, schools, libraries and shopping. Buyers are offering an AHS Home Warranty at settlement.

4. 2026-04-29
   price $344,900 646-char remark

   Show marketing remark (646 chars)

   Price Decrease! Motivated Seller! One Floor Living! 3 BR Ranch in Glendale, with large family room, brick wood burning fireplace, and sliding doors leading to back deck and an oversized fenced in backyard. Home has hardwoods in living room, hall and bedrooms. Remodeled kitchen and bath, with granite counter tops. Homeowners have replaced the roof, have vapor barrier in crawl space, and changed the home from oil to natural gas heat. There is a front deck and a garage, which is being used for storage, and that has doors to the backyard. Close to parks, schools, libraries and shopping. Buyers are offering an AHS Home Warranty at settlement.

5. 2026-04-03
   listed $349,900 Active 646-char remark

   Show marketing remark (646 chars)

   Price Decrease! Motivated Seller! One Floor Living! 3 BR Ranch in Glendale, with large family room, brick wood burning fireplace, and sliding doors leading to back deck and an oversized fenced in backyard. Home has hardwoods in living room, hall and bedrooms. Remodeled kitchen and bath, with granite counter tops. Homeowners have replaced the roof, have vapor barrier in crawl space, and changed the home from oil to natural gas heat. There is a front deck and a garage, which is being used for storage, and that has doors to the backyard. Close to parks, schools, libraries and shopping. Buyers are offering an AHS Home Warranty at settlement.

6. 2026-03-19
   historical $349,900 646-char remark

   Show marketing remark (646 chars)

   Price Decrease! Motivated Seller! One Floor Living! 3 BR Ranch in Glendale, with large family room, brick wood burning fireplace, and sliding doors leading to back deck and an oversized fenced in backyard. Home has hardwoods in living room, hall and bedrooms. Remodeled kitchen and bath, with granite counter tops. Homeowners have replaced the roof, have vapor barrier in crawl space, and changed the home from oil to natural gas heat. There is a front deck and a garage, which is being used for storage, and that has doors to the backyard. Close to parks, schools, libraries and shopping. Buyers are offering an AHS Home Warranty at settlement.

7. 2009-12-07
   soldstatus $189,000
8. 2009-12-04
   soldstatus $189,000 504-char remark

   Show marketing remark (504 chars)

   Nice 3 bedroom ranch in Glendale features a large family room with a brick wood burning fireplace, hardwoods in the living room and bedroom, a new heater and an updated kitchen and bath, all on an oversized lot of nearly a third of an acre with mature shade trees. Great neighborhood convenient to parks, schools, libraries and shopping. Oversized garage currently used as storage/workshop has access to the rear yard. Ideal starter home, still time to take advantage of the first time buyers tax credit.

9. 2009-12-04
   soldstatus $189,000

   Show marketing remark (504 chars)

   Nice 3 bedroom ranch in Glendale features a large family room with a brick wood burning fireplace, hardwoods in the living room and bedroom, a new heater and an updated kitchen and bath, all on an oversized lot of nearly a third of an acre with mature shade trees. Great neighborhood convenient to parks, schools, libraries and shopping. Oversized garage currently used as storage/workshop has access to the rear yard. Ideal starter home, still time to take advantage of the first time buyers tax credit.

10. 2009-10-13
    historical 504-char remark

    Show marketing remark (504 chars)

    Nice 3 bedroom ranch in Glendale features a large family room with a brick wood burning fireplace, hardwoods in the living room and bedroom, a new heater and an updated kitchen and bath, all on an oversized lot of nearly a third of an acre with mature shade trees. Great neighborhood convenient to parks, schools, libraries and shopping. Oversized garage currently used as storage/workshop has access to the rear yard. Ideal starter home, still time to take advantage of the first time buyers tax credit.

11. 2009-09-13
    listed $189,900 504-char remark

    Show marketing remark (504 chars)

    Nice 3 bedroom ranch in Glendale features a large family room with a brick wood burning fireplace, hardwoods in the living room and bedroom, a new heater and an updated kitchen and bath, all on an oversized lot of nearly a third of an acre with mature shade trees. Great neighborhood convenient to parks, schools, libraries and shopping. Oversized garage currently used as storage/workshop has access to the rear yard. Ideal starter home, still time to take advantage of the first time buyers tax credit.

12. 2009-09-13
    listed $189,900

    Show marketing remark (504 chars)

    Nice 3 bedroom ranch in Glendale features a large family room with a brick wood burning fireplace, hardwoods in the living room and bedroom, a new heater and an updated kitchen and bath, all on an oversized lot of nearly a third of an acre with mature shade trees. Great neighborhood convenient to parks, schools, libraries and shopping. Oversized garage currently used as storage/workshop has access to the rear yard. Ideal starter home, still time to take advantage of the first time buyers tax credit.

13. 2003-04-29
    soldstatus $138,000
14. 2003-04-28
    soldstatus $138,000
15. 2002-11-10
    listed $138,000
16. 1995-08-01
    soldstatus $90,000
17. 1995-08-01
    soldstatus $90,000

ⓘ 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: $2,035 · $170/mo
• Projected year-2 tax: $2,035 · $170/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: $27,685
• − Mortgage interest: −$17,085
• − Property taxes: −$2,035
• − Insurance: −$1,525
• − Repairs & maintenance: −$2,215
• − Management: −$2,215
• − Depreciation: −$8,873
• Taxable loss: −$6,263
• Est. tax savings @ 24.0%: +$1,503
• After-tax cash flow: $620/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

• Census place: Bear, DE
• County: New Castle County · 483,412 people
• City population: 42,984
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,683
• Household income: $92,446
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1421.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 38% Black 31% Hispanic / Latino 14% Asian 12% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 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: ▼ -241.79%
• Current HPI: 248.8414
• Rent YoY: ▲ 2.19%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+238.9% since first listed

17 events — show timeline

• 2026-05-11 Pending — BRIGHT MLS
• 2026-05-09 Price Changed $305,000 BRIGHT MLS
• 2026-05-02 Price Changed $330,000 BRIGHT MLS
• 2026-04-29 Price Changed $344,900 BRIGHT MLS
• 2026-04-03 Listed $349,900 BRIGHT MLS
• 2026-03-19 Coming Soon $349,900 BRIGHT MLS
• 2009-12-07 Sold (Public Records) $189,000 Public Records
• 2009-12-04 Sold (MLS) $189,000 TREND
• 2009-12-04 Sold (MLS) $189,000 BRIGHT MLS
• 2009-10-13 Listing Removed — BRIGHT MLS
• 2009-09-13 Listed $189,900 TREND
• 2009-09-13 Listed $189,900 BRIGHT MLS
• 2003-04-29 Sold (Public Records) $138,000 Public Records
• 2003-04-28 Sold (MLS) $138,000 BRIGHT MLS
• 2002-11-10 Listed $138,000 BRIGHT MLS
• 1995-08-01 Sold (Public Records) $90,000 Public Records
• 1995-08-01 Sold (Public Records) $90,000 Public Records

Property tax history

+3.5%/yr

Latest (2024): $2,035 · +2.8% YoY. Source: county tax records.