831 E 27th St · Wilmington, DE 19802

$209,000

2 bd · 1.0 ba · 684 sqft · Townhouse public records · 106 Days on market

Built 1952 2,178 sqft lot $306/sqft · 69% above area Est $221k · 6% 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 +14.0/30.0
• ARV discount +10.0/15.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• 1% rule +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The renovations and updates have just been completed on this brick townhouse featuring 3 bedrooms and 2 full baths. Enter into the main level living room and adjacent kitchen with unique breakfast bar by the front windows. The kitchen has been updated with new cabinets, appliances, quartz counters and bright LED lighting. New LVP flooring throughout. Also on this level are two bedrooms plus an updated bath. Downstairs is a family room/den area with laundry hookup plus another bedroom and full bath. Access the rear yard and off-street parking spot from this level. Lots of closet space available.

Key facts

• Quartz counters
• Updated cabinets
• Unique breakfast bar

Tags

• BRICK TOWNHOUSE
• UNIQUE BREAKFAST BAR
• UPDATED CABINETS
• NEW APPLIANCES
• QUARTZ COUNTERS
• BRIGHT LED LIGHTING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $209k.

Deal economics

• At list price, monthly cash flow is $25 ($302/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 $159k (23.9% below list).
• Recommended offer: $159k (23.9% below list) — sets the bar for 1% rule.

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+, commute D, crime F.
• Brandywine School District (suburban): math 28% / reading 40% proficiency, ranked #11 of 26 in DE (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carrcroft Elementary School (math 32% / reading 27%, grade F, #50 of 105 statewide, top 53%, 477 students, 0% FRL); Springer Middle School (math 24% / reading 40%, grade F, #15 of 36 statewide, top 40%, 797 students, 0% FRL); Brandywine High School (math 32% / reading 47%, grade F, #12 of 40 statewide, top 31%, 950 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 132 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 48% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 35% of the median local income ($54k/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 $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 106 days — a 9% lower offer ($190k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y ago; this cycle's ask has dropped $31k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1952 — 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 $159,143 (23.9% below list)

Questions for the listing agent

1. It's been on market 106 days. Have you received any prior offers? Is the seller open to a 24% concession, seller financing, or rate buy-down credit?
2. Built in 1952 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 0.76% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.9

CMA / ARV

• ARV (median comp): $221,408
• List price: $209,000
• Delta: -5.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1880 Superfine Ln #5	0.71mi	1/1.0 (-1)	600 (-12%)	19mo	$105,000	$175	26

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 · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -13.0%
• Equity multiple: 0.52×
• Total profit: $-27,899
• Equity at exit: $31,163

10-year hold

• IRR: -0.7%
• Equity multiple: 0.94×
• Total profit: $-3,254
• Equity at exit: $18,071

Cash invested: $58,520 (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 19802

• Rents YoY: 5.7%
• Active inventory: 132
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,591 high
• Mortgage (P&I): −$1,096
• Tax from tax record: −$49 /mo · $588/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$334
• Net cashflow: $25

Break-even live

Break-even rent $1,560

Max offer price $209,000

Occupancy floor 93%

Sensitivity live

Price	-10% $143	-5% $84	+0% $25	+5% $-34	+10% $-93
Rent	-10% $-101	-5% $-38	+0% $25	+5% $88	+10% $151
Rate	-1.0pp $130	-0.5pp $78	base $25	+0.5pp $-29	+1.0pp $-84

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: $52,250
• Closing costs: $6,270
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
108 E 28th St Wilmington, DE	1.0	1.0	600	$1,295	$2.16	0d	1	0.25mi
6 W 20th St Wilmington, DE	2.0	1.0	650	$1,395	$2.15	45d	1	0.66mi
312 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	700	$1,295	$1.85	26d	1	0.70mi
312 Concord Ave Unit 1 Wilmington, DE	1.0	1.0	600	$1,195	$1.99	45d	1	0.70mi
2 Colony Blvd Wilmington, DE	1.0–2.0	1.0–2.0	1112	$2,500	$2.25	0d	6	0.82mi
101 W 10th St Wilmington, DE	1.0	1.0	732	$2,150	$2.94	0d	13	1.07mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	0d	61	1.07mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	45d	5	1.09mi
116 W 9th St Wilmington, DE	1.0–2.0	1.0–2.0	813	$2,270	$2.79	0d	17	1.16mi
801 N Market St Unit 206 Wilmington, DE	1.0	1.0	728	$1,495	$2.05	7d	1	1.18mi
801 N Market St Unit 206 Wilmington, DE	1.0	1.0	728	$1,495	$2.05	45d	1	1.18mi
801 N Market St Unit 301 Wilmington, DE	1.0	1.0	630	$1,725	$2.74	45d	1	1.18mi
15 W Girard St Unit 105 Wilmington, DE	2.0	1.0	740	$1,645	$2.22	7d	1	1.20mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,211	$2.87	0d	115	1.20mi
164 Paladin Dr Wilmington, DE	1.0	1.0	600	$1,400	$2.33	45d	1	1.22mi
824 N West St Wilmington, DE	1.0	1.0	700	$1,262	$1.80	45d	1	1.22mi
4310 Miller Rd Wilmington, DE	1.0	1.0	650	$1,409	$2.17	45d	1	1.26mi
703 Orange St Wilmington, DE	1.0–2.0	1.0	800	$1,475	$1.84	45d	1	1.27mi
517 N Shipley St Wilmington, DE	2.0	1.0–2.0	822	$2,670	$3.25	0d	15	1.34mi
600 N Washington St Wilmington, DE	1.0	1.0	700	$1,275	$1.82	45d	1	1.40mi
2 W 4th St Wilmington, DE	1.0	1.0	623	$1,908	$3.06	5d	5	1.40mi
517 N West St Wilmington, DE	1.0	1.0	646	$1,295	$2.00	26d	1	1.40mi
507 N West St Wilmington, DE	1.0	1.0	500	$1,225	$2.45	0d	1	1.42mi
225 W 4th St Unit 1 Wilmington, DE	1.0	1.0	750	$1,399	$1.87	45d	1	1.43mi
822 N Adams St Wilmington, DE	1.0	1.0	650	$1,225	$1.88	45d	1	1.46mi
210 N Market St Wilmington, DE	1.0	1.0	746	$1,705	$2.28	0d	5	1.47mi
800 N Adams St Wilmington, DE	1.0	1.0	650	$1,195	$1.84	45d	1	1.49mi

Listing history 13 events

1. 2026-06-08
   statusdays on market $209,000 Pending 106 DOM
2. 2026-06-07
   days on market $209,000 Active 105 DOM
3. 2026-06-04
   pricedays on market $209,000 Active 102 DOM
4. 2026-06-03
   days on market $225,000 Active 101 DOM
5. 2026-06-02
   days on market $225,000 Active 100 DOM
6. 2026-06-01
   days on market $225,000 Active 99 DOM
7. 2026-05-31
   days on market $225,000 Active 98 DOM
8. 2026-03-25
   price $225,000 601-char remark

   Show marketing remark (601 chars)

   The renovations and updates have just been completed on this brick townhouse featuring 3 bedrooms and 2 full baths. Enter into the main level living room and adjacent kitchen with unique breakfast bar by the front windows. The kitchen has been updated with new cabinets, appliances, quartz counters and bright LED lighting. New LVP flooring throughout. Also on this level are two bedrooms plus an updated bath. Downstairs is a family room/den area with laundry hookup plus another bedroom and full bath. Access the rear yard and off-street parking spot from this level. Lots of closet space available.

9. 2026-02-22
   listed $239,900 Active 601-char remark

   Show marketing remark (601 chars)

   The renovations and updates have just been completed on this brick townhouse featuring 3 bedrooms and 2 full baths. Enter into the main level living room and adjacent kitchen with unique breakfast bar by the front windows. The kitchen has been updated with new cabinets, appliances, quartz counters and bright LED lighting. New LVP flooring throughout. Also on this level are two bedrooms plus an updated bath. Downstairs is a family room/den area with laundry hookup plus another bedroom and full bath. Access the rear yard and off-street parking spot from this level. Lots of closet space available.

10. 2024-11-06
    status Active
11. 2024-11-06
    historical
12. 2024-10-14
    status Pending
13. 2024-09-19
    listed $59,900 Active

ⓘ 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: $588 · $49/mo
• Projected year-2 tax: $900 · $75/mo
• Expected delta: +$312/yr (+$26/mo · 53.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 22% 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 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,097
• − Mortgage interest: −$11,707
• − Property taxes: −$588
• − Insurance: −$1,045
• − Repairs & maintenance: −$1,528
• − Management: −$1,528
• − Depreciation: −$6,080
• Taxable loss: −$3,379
• Est. tax savings @ 24.0%: +$811
• After-tax cash flow: $1,112/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: Brandywine School District
• NCES district ID: 1001240
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $68,743
• Composite: 31.27/100
• National rank: #6019
• State rank: #11 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): 26,051
• Household income: $53,812
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1816.0

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: Predominantly Black (68%)
• Race & ethnicity: Black 68% White 20% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 4% Arabic 0%

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: ▼ -296.47%
• Current HPI: 225.6613
• Rent YoY: ▲ 5.72%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+275.6% since first listed

6 events — show timeline

• 2026-03-25 Price Changed $225,000 BRIGHT MLS
• 2026-02-22 Listed $239,900 BRIGHT MLS
• 2024-11-06 Relisted — BRIGHT MLS
• 2024-11-06 Listing Removed — BRIGHT MLS
• 2024-10-14 Pending — BRIGHT MLS
• 2024-09-19 Listed $59,900 BRIGHT MLS

Property tax history

+3.1%/yr

Latest (2024): $588 · +10.2% YoY. Source: county tax records.