84 Whistling Duck Dr · Bridgeville, DE 19933

$339,000

3 bd · 3.0 ba · 1,225 sqft · SingleFamily public records · 41 Days on market

Built 2014 5,663 sqft lot $277/sqft · 20% above area Est $374k · 9% under $330/mo HOA · 13% of rent ↓ 3% since listing

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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 +11.7/15.0
• Cash flow +8.0/30.0
• Appreciation +5.6/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• DSCR +2.1/10.0

Listing remarks MLS

This charming Craftsman-style home, built in 2014, boasts 1,625 sq. ft. of luxurious living space with brand new LVP throughout. It features an open floor plan that seamlessly blends comfort and elegance. Enjoy culinary delights in a kitchen with low maintenance quartz countertops and large single bowl sink for easy cleanup. Relax in the inviting living area, complete with a cozy gas fireplace, or retreat to the primary suite with a spacious walk-in closet and a beautifully appointed bathroom featuring a walk-in shower. Step outside to your screened patio, perfect for enjoying serene views of the adjoining golf course. With access to a community pool and an attached garage, this home offers a lifestyle of convenience and leisure. Embrace the tranquility and sophistication of Heritage Shores, where every day feels like a getaway. Experience the perfect blend of luxury and comfort in your new home.

Key facts

• 5,663 sq ft lot
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $339k.

Deal economics

• At list price, monthly cash flow is $-342 ($-4k/yr) — negative.
• To cash-flow at today's rent, offer at most $279k (17.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $253k (25.4% below list).
• Recommended offer: $253k (25.4% below list) — sets the bar for 1% rule.
• Cap rate 5.1% vs local median 3.7% 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: schools F, 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.
• Market conditions: 108 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $6k of equity ($2k loan paydown + $4k appreciation (1.1% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• By year 6, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 41 days — a 3% lower offer ($329k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 70% 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 $252,956 (25.4% 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 41 days. Have you received any prior offers? Is the seller open to a 25% 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 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?
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: 0.75% ✗
• Cap rate: 5.08%
• Cash-on-cash: -4.32%
• DSCR: 0.81
• GRM: 11.2

CMA / ARV

• ARV (median comp): $373,601
• List price: $339,000
• Delta: -9.26%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Whistling Duck Dr	0.01mi	3/2.0	1,190 (-3%)	10mo	$338,000	$284	82
48 Champions Dr	0.42mi	2/2.0 (-1)	1,311 (+7%)	22mo	$349,990	$267	41

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: -2.7%
• Equity multiple: 0.86×
• Total profit: $-13,048
• Equity at exit: $118,234

10-year hold

• IRR: 2.3%
• Equity multiple: 1.29×
• Total profit: $27,320
• Equity at exit: $159,078

Cash invested: $94,920 (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 19933

• Home prices YoY: 0.4%
• Active inventory: 108
• Price-to-rent: 11.2×

Monthly cashflow live

• Estimated rent: $2,530 medium
• Mortgage (P&I): −$1,778
• Tax from tax record: −$91 /mo · $1,096/yr
• Insurance: −$141
• HOA: −$330
• Vacancy / Maint / Mgmt: −$531
• Net cashflow: $-342

Break-even live

Break-even rent $2,962

Max offer price $278,594

Occupancy floor —

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: $84,750
• Closing costs: $10,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
377 Waterside Sq Bridgeville, DE	3.0	2.5	1253	$2,500	$2.00	43d	1	0.70mi
501 Branch Run Rd Bridgeville, DE	2.0–3.0	2.5–3.5	1635	$2,595	$1.59	13d	12	1.18mi

HOA detail

• Monthly dues: $330 · $3,960/yr
• Likely covers: gaspool

Listing history 5 events

1. 2026-05-06
   status Pending 909-char remark

   Show marketing remark (909 chars)

   This charming Craftsman-style home, built in 2014, boasts 1,625 sq. ft. of luxurious living space with brand new LVP throughout. It features an open floor plan that seamlessly blends comfort and elegance. Enjoy culinary delights in a kitchen with low maintenance quartz countertops and large single bowl sink for easy cleanup. Relax in the inviting living area, complete with a cozy gas fireplace, or retreat to the primary suite with a spacious walk-in closet and a beautifully appointed bathroom featuring a walk-in shower. Step outside to your screened patio, perfect for enjoying serene views of the adjoining golf course. With access to a community pool and an attached garage, this home offers a lifestyle of convenience and leisure. Embrace the tranquility and sophistication of Heritage Shores, where every day feels like a getaway. Experience the perfect blend of luxury and comfort in your new home.

2. 2026-04-27
   price $339,000 909-char remark

   Show marketing remark (909 chars)

   This charming Craftsman-style home, built in 2014, boasts 1,625 sq. ft. of luxurious living space with brand new LVP throughout. It features an open floor plan that seamlessly blends comfort and elegance. Enjoy culinary delights in a kitchen with low maintenance quartz countertops and large single bowl sink for easy cleanup. Relax in the inviting living area, complete with a cozy gas fireplace, or retreat to the primary suite with a spacious walk-in closet and a beautifully appointed bathroom featuring a walk-in shower. Step outside to your screened patio, perfect for enjoying serene views of the adjoining golf course. With access to a community pool and an attached garage, this home offers a lifestyle of convenience and leisure. Embrace the tranquility and sophistication of Heritage Shores, where every day feels like a getaway. Experience the perfect blend of luxury and comfort in your new home.

3. 2026-04-22
   price $346,900 909-char remark

   Show marketing remark (909 chars)

   This charming Craftsman-style home, built in 2014, boasts 1,625 sq. ft. of luxurious living space with brand new LVP throughout. It features an open floor plan that seamlessly blends comfort and elegance. Enjoy culinary delights in a kitchen with low maintenance quartz countertops and large single bowl sink for easy cleanup. Relax in the inviting living area, complete with a cozy gas fireplace, or retreat to the primary suite with a spacious walk-in closet and a beautifully appointed bathroom featuring a walk-in shower. Step outside to your screened patio, perfect for enjoying serene views of the adjoining golf course. With access to a community pool and an attached garage, this home offers a lifestyle of convenience and leisure. Embrace the tranquility and sophistication of Heritage Shores, where every day feels like a getaway. Experience the perfect blend of luxury and comfort in your new home.

4. 2026-03-27
   listed $350,000 Active 909-char remark

   Show marketing remark (909 chars)

   This charming Craftsman-style home, built in 2014, boasts 1,625 sq. ft. of luxurious living space with brand new LVP throughout. It features an open floor plan that seamlessly blends comfort and elegance. Enjoy culinary delights in a kitchen with low maintenance quartz countertops and large single bowl sink for easy cleanup. Relax in the inviting living area, complete with a cozy gas fireplace, or retreat to the primary suite with a spacious walk-in closet and a beautifully appointed bathroom featuring a walk-in shower. Step outside to your screened patio, perfect for enjoying serene views of the adjoining golf course. With access to a community pool and an attached garage, this home offers a lifestyle of convenience and leisure. Embrace the tranquility and sophistication of Heritage Shores, where every day feels like a getaway. Experience the perfect blend of luxury and comfort in your new home.

5. 2026-03-27
   historical $350,000 909-char remark

   Show marketing remark (909 chars)

   This charming Craftsman-style home, built in 2014, boasts 1,625 sq. ft. of luxurious living space with brand new LVP throughout. It features an open floor plan that seamlessly blends comfort and elegance. Enjoy culinary delights in a kitchen with low maintenance quartz countertops and large single bowl sink for easy cleanup. Relax in the inviting living area, complete with a cozy gas fireplace, or retreat to the primary suite with a spacious walk-in closet and a beautifully appointed bathroom featuring a walk-in shower. Step outside to your screened patio, perfect for enjoying serene views of the adjoining golf course. With access to a community pool and an attached garage, this home offers a lifestyle of convenience and leisure. Embrace the tranquility and sophistication of Heritage Shores, where every day feels like a getaway. Experience the perfect blend of luxury and comfort in your new home.

ⓘ 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: $1,096 · $91/mo
• Projected year-2 tax: $1,531 · $128/mo
• Expected delta: +$435/yr (+$36/mo · 39.7%)

ⓘ 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 ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 70% 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: $30,355
• − Mortgage interest: −$18,989
• − Property taxes: −$1,096
• − Insurance: −$1,695
• − Repairs & maintenance: −$2,428
• − Management: −$2,428
• − HOA: −$3,960
• − Depreciation: −$9,862
• Taxable loss: −$10,104
• Est. tax savings @ 24.0%: +$2,425
• After-tax cash flow: $-1,678/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: 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

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
• City population: 11,409
• Population (ZIP): 11,409

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%

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%

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

Price history

-3.1% since first listed

5 events — show timeline

• 2026-05-06 Pending — BRIGHT MLS
• 2026-04-27 Price Changed $339,000 BRIGHT MLS
• 2026-04-22 Price Changed $346,900 BRIGHT MLS
• 2026-03-27 Listed $350,000 BRIGHT MLS
• 2026-03-27 Coming Soon $350,000 BRIGHT MLS

Property tax history

+1.5%/yr

Latest (2025): $1,096 · +4.3% YoY. Source: county tax records.