216-B Highland Blvd #76 · New Castle, DE 19720

$185,000

2 bd · 2.0 ba · 1,300 sqft · Townhouse · 31 Days on market

Built 1988 Good condition $142/sqft · 15% below area Est $217k · 15% under $260/mo HOA · 14% of rent

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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).

• ARV discount +14.1/15.0
• Cash flow +10.1/30.0
• 1% rule +4.8/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• DSCR +2.9/10.0
• Rent growth +2.5/5.0
• Schools +2.1/10.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully updated 2-bedroom, 2-bathroom condo offering a warm, inviting, and quiet living experience. This home has been freshly painted throughout and features new flooring and new doors, giving it a clean, modern feel. The fully renovated kitchen includes a stylish backsplash, self-cleaning oven, large refrigerator, and a sleek touchless faucet—perfect for both everyday living and entertaining. Both bathrooms have been updated and include new ventilation fans for added comfort. Enjoy the convenience of a brand-new washer and dryer, along with generously sized bedrooms that offer plenty of space to relax and unwind. Step outside onto your private balcony, where mature trees create

Key facts

• New ventilation fans
• New doors
• Private balcony

Tags

• UPDATED KITCHEN
• PRIVATE BALCONY
• MATURE TREES
• NEW FLOORING
• NEW DOORS
• NEW VENTILATION FANS

Property features AI

Finance

• HOA & community: Monthly HOA fee of $260; HOA covers water, lawn care (front), and snow removal; Common grounds

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer
• Home design: Condominium ownership; End of row townhouse; Entry level: 2
• Construction: Vinyl and aluminum siding; Brick/mortar foundation; Estimated year built
• Exterior features: Above-grade and below-grade structures noted; No tidal water

Interior

• Kitchen: Built-in range; Gas oven/range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level; 2 full bathrooms total
• Heating & cooling: Central heating (natural gas); Central air conditioning (natural gas); Natural gas hot water
• Interior features: No basement; Estimated living area
• Laundry & utility: Front-loading washer; Dryer

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $185k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-109 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $169k (8.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $181k (2.2% below list).
• Recommended offer: $169k (8.5% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#13 in DE) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, cost of living A; Watch: crime F, commute F.
• Colonial School District (suburban): math 15% / reading 30% proficiency, ranked #23 of 26 in DE (top 88%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: New Castle Elementary School (math 12% / reading 22%, grade F, #86 of 105 statewide, top 86%, 407 students, 0% FRL); Read (George) Middle School (math 11% / reading 32%, grade F, #27 of 36 statewide, top 77%, 694 students, 0% FRL); Penn (William) High School (math 16% / reading 30%, grade F, #29 of 40 statewide, top 72%, 2,239 students, 0% FRL) — zoned schools average 0% FRL vs 53% district-wide (53 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 144 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 $1k of loan paydown is wiped out by about $6k 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 31 days — a 3% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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

• 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 $169,193 (8.5% 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 31 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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. 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 5.58%
• Cash-on-cash: -2.53%
• DSCR: 0.89
• GRM: 8.5

CMA / ARV

• ARV (median comp): $216,818
• List price: $185,000
• Delta: -14.67%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Lanford	0.14mi	3/1.5 (+1)	1,325 (+2%)	5mo	$286,000	$216	80
17 Lanford Rd	0.16mi	3/1.5 (+1)	1,375 (+6%)	6mo	$278,000	$202	71
30 Freedom Trl	0.34mi	3/1.5 (+1)	1,250 (-4%)	8mo	$260,000	$208	64
1020 Old Forge Rd	0.60mi	2/1.5	1,325 (+2%)	5mo	$245,000	$185	63
427 Stonebridge Blvd	0.27mi	3/2.5 (+1)	1,150 (-12%)	1mo	$284,000	$247	61
24 Ashley	0.41mi	3/1.5 (+1)	1,225 (-6%)	6mo	$270,000	$220	59
10 Candlewick Ct	0.27mi	3/1.5 (+1)	1,150 (-12%)	3mo	$230,000	$200	59
9 Brian Ct	0.39mi	3/1.5 (+1)	1,225 (-6%)	8mo	$269,900	$220	58
1098 Old Forge Rd	0.74mi	2/1.5	1,325 (+2%)	5mo	$233,000	$176	56
2 Evlon Ct	0.47mi	3/2.5 (+1)	1,400 (+8%)	6mo	$230,000	$164	53
318 Stonebridge Blvd	0.31mi	3/2.5 (+1)	1,150 (-12%)	8mo	$270,000	$235	52
1022 Old Forge Rd	0.60mi	3/2.5 (+1)	1,400 (+8%)	4mo	$270,500	$193	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -20.4%
• Equity multiple: 0.29×
• Total profit: $-36,748
• Equity at exit: $27,584

10-year hold

• IRR: -13.2%
• Equity multiple: 0.22×
• Total profit: $-40,199
• Equity at exit: $15,995

Cash invested: $51,800 (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 19720

• Active inventory: 144
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$260
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $-109

Break-even live

Break-even rent $1,947

Max offer price $169,193

Occupancy floor —

Sensitivity live

Price	-10% $19	-5% $-45	+0% $-109	+5% $-173	+10% $-237
Rent	-10% $-252	-5% $-181	+0% $-109	+5% $-38	+10% $34
Rate	-1.0pp $-16	-0.5pp $-62	base $-109	+0.5pp $-157	+1.0pp $-206

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
9 Clinton Ct New Castle, DE	2.0	1.0	950	$1,750	$1.84	21d	1	0.10mi
401 Bedford Ln New Castle, DE	1.0–2.0	1.0–2.0	865	$1,895	$2.19	5d	9	0.14mi
7 Laird Ln New Castle, DE	2.0	1.5	1600	$1,800	$1.12	46d	1	0.19mi
102 Stone Hurst Ct New Castle, DE	2.0	2.0	1043	$1,800	$1.73	26d	1	0.25mi
101 Paisley Ln New Castle, DE	1.0–2.0	1.0–1.5	1150	$1,795	$1.56	20d	1	0.26mi
22 Candlewick Ct New Castle, DE	3.0	1.5	1200	$1,850	$1.54	26d	1	0.28mi
125 Stonebridge Blvd New Castle, DE	3.0	2.5	1700	$2,250	$1.32	46d	1	0.34mi
243 Stonebridge Blvd New Castle, DE	3.0	2.5	1650	$2,100	$1.27	21d	1	0.36mi
2801 Stonebridge Blvd New Castle, DE	1.0–2.0	1.0–2.0	843	$1,717	$2.04	0d	10	0.39mi
16 Elks Trl New Castle, DE	1.0	1.5	1800	$1,500	$0.83	15d	1	0.44mi
9 Richeson Dr New Castle, DE	2.0	2.5	1250	$1,900	$1.52	46d	1	0.48mi

HOA detail

• Monthly dues: $260 · $3,120/yr

Listing history 13 events

1. 2026-06-13
   days on market $185,000 Active 31 DOM
2. 2026-06-09
   days on market $185,000 Active 27 DOM
3. 2026-06-08
   days on market $185,000 Active 26 DOM
4. 2026-06-07
   days on market $185,000 Active 25 DOM
5. 2026-06-04
   days on market $185,000 Active 22 DOM
6. 2026-06-03
   days on market $185,000 Active 21 DOM
7. 2026-06-02
   days on market $185,000 Active 20 DOM
8. 2026-06-01
   days on market $185,000 Active 19 DOM
9. 2026-05-31
   days on market $185,000 Active 18 DOM
10. 2026-05-13
    listed $190,000 Active 891-char remark
11. 2026-05-11
    historical
12. 2026-04-28
    listed $1,580
13. 2026-04-27
    listed $190,000 Active

ⓘ 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 ≥103°F today · 15 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: $21,710
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − HOA: −$3,120
• − Depreciation: −$5,382
• Taxable loss: −$4,328
• Est. tax savings @ 24.0%: +$1,039
• After-tax cash flow: $-272/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 · 12 photos

Good 80/100 Cosmetic rehab

This well-maintained and recently updated condo offers a clean, modern feel with fresh paint, new flooring, and updated appliances. It is ready for move-in and would benefit from minor exterior and interior enhancements to further increase its value.

Value-add opportunities

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics.
• Both Landscaping improvements — Enhances curb appeal and adds value.
• Both New window treatments — Improves energy efficiency and aesthetics.
• Both New flooring in bathrooms — Enhances functionality and aesthetics.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Enhances curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Enhances curb appeal and adds value. ↑
• Both New window treatments — Improves energy efficiency and aesthetics. ↑
• Both New flooring in bathrooms — Enhances functionality and aesthetics. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Colonial School District
• NCES district ID: 1000230
• Math proficiency: 15% ▼ -10.00%
• Reading proficiency: 30% ▼ -9.00%
• Median HH income: $58,622
• Composite: 20.75/100
• National rank: #8517
• State rank: #23 of 26 in DE

Livability — New Castle

• Score: 72/100
• State rank: #13
• US rank: #5905

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Castle County · 483,412 people
• City population: 62,392
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 62,392
• Household income: $75,403
• Rent vs Own: 32.4% rent · 67.6% own
• Severe rent burden: 1852.0

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: Black 42% White 35% Hispanic / Latino 17% Two or more races 7% Asian 2%
• Hispanic origin (detail): Mexican 9% Puerto Rican 6% Dominican 2%
• Common ancestry: Romanian 4% Lithuanian 1% Swedish 1%
• Foreign-born: 12% · Canada
• Languages at home: 82% English-only · Spanish 13% French/Haitian/Cajun 1% Other Indo-European 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: ▼ -261.00%
• Current HPI: 255.0404
• Rent YoY: —
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

-99.2% since first listed

8 events — show timeline

• 2026-06-15 Rental Removed $1,560 BRIGHTMLS
• 2026-06-14 Listing Removed — BRIGHT MLS
• 2026-05-30 Price Changed $1,560 BRIGHTMLS
• 2026-05-29 Price Changed $185,000 BRIGHT MLS
• 2026-05-13 Listed $190,000 BRIGHT MLS
• 2026-05-11 Listing Removed — BRIGHT MLS
• 2026-04-28 Listed for Rent $1,580 BRIGHTMLS
• 2026-04-27 Listed $190,000 BRIGHT MLS