2800 N West St · Wilmington, DE 19802

$50,000

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

Built 1920 2,178 sqft lot

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Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming Soon! Beautifully renovated corner rowhouse. A full renovation includes all new windows, HVAC system, kitchen, bathrooms, flooring, fence! The main level features living room with recessed lights, kitchen, dining room, and a powder room. The kitchen opens to the dining room with flowing tile floors and stainless steel appliances. The two-tone kitchen cabinets and modern blue backsplash add style, different than the ordinary. The second floor houses 3 bedrooms all carpet free. The full bath has been renovated and has stylish tile on walls and floor and new vanity. The corner lot offers a large yard with a new fence added for privacy. Seller is offering 3% assistance towards buyer's closing cost for a full price offer, great opportunity to buy down your rate!

Key facts

• Built 1920

Property features AI

Finance

• Other: Ownership: Fee simple; Property condition listed as below average

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Municipal trash service
• Home design: End-of-row townhouse; Entry and other structures include above-grade and below-grade areas
• Construction: Stucco exterior; Block foundation; Built year recorded by assessor
• Exterior features: Board fencing; Corner lot

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Full basement; Living room; Family room
• Laundry & utility: Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $50k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $50k).
• Cap rate 32.4% 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.
• Red Clay Consolidated School District (suburban): math 27% / reading 42% proficiency, ranked #12 of 26 in DE (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 119 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 25d 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 41% 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 $346 of loan paydown is wiped out by about $2k 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 + 5.7% rent growth), your $14k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• 10 sale attempts since 31y ago 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

• Watch-outs: flood insurance adds $56/mo; built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; 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 $50,000

Questions for the listing agent

1. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 3.63% ✓
• Cap rate: 32.38%
• Cash-on-cash: 93.16%
• DSCR: 5.14
• GRM: 2.3

CMA / ARV

• ARV (on-the-fly): $225,450
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2412 Lamotte St	0.28mi	3/1.0	1,275 (-6%)	0mo	$125,000	$98	77
24 W 30th St	0.14mi	3/2.0	1,478 (+10%)	0mo	$280,000	$189	74
2708 Thompson Pl	0.12mi	3/1.0	1,175 (-13%)	1mo	$215,000	$183	72
709 E 26th St	0.41mi	3/2.5	1,375 (+2%)	0mo	$230,000	$167	72
2011 N West St	0.44mi	4/1.0 (+1)	1,375 (+2%)	1mo	$135,000	$98	70
623 W Twenty Eighth St	0.36mi	3/1.5	1,250 (-7%)	0mo	$235,000	$188	68
305 W 21st St	0.43mi	3/1.5	1,450 (+7%)	1mo	$290,000	$200	65
2321 N Tatnall St	0.26mi	3/1.5	1,525 (+13%)	0mo	$216,000	$142	64
2009 N Tatnall St	0.45mi	3/1.0	1,475 (+9%)	1mo	$170,000	$115	63
125 W 20th St	0.48mi	3/1.0	1,500 (+11%)	0mo	$235,000	$157	59
222 W 22nd St	0.39mi	3/2.5	1,525 (+13%)	1mo	$265,000	$174	54
108 E 35th St	0.49mi	4/2.0 (+1)	1,525 (+13%)	1mo	$225,000	$148	46

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: 92.2%
• Equity multiple: 5.48×
• Total profit: $62,752
• Equity at exit: $7,455

10-year hold

• IRR: 95.7%
• Equity multiple: 12.55×
• Total profit: $161,637
• Equity at exit: $4,323

Cash invested: $14,000 (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 19802

• Rents YoY: 5.7%
• Active inventory: 119
• Price-to-rent: 2.3×

Monthly cashflow live

• Estimated rent: $1,817 high
• Mortgage (P&I): −$262
• Tax from tax record: −$65 /mo · $783/yr
• Insurance: −$21
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$381
• Net cashflow: $1,031

Break-even live

Break-even rent $511

Max offer price $50,000

Occupancy floor 38%

Sensitivity live

Price	-10% $1,060	-5% $1,045	+0% $1,031	+5% $1,017	+10% $1,003
Rent	-10% $888	-5% $960	+0% $1,031	+5% $1,103	+10% $1,175
Rate	-1.0pp $1,056	-0.5pp $1,044	base $1,031	+0.5pp $1,018	+1.0pp $1,005

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: $12,500
• Closing costs: $1,500
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2923 N Washington St Wilmington, DE	3.0	1.0	1225	$1,600	$1.31	2d	1	0.15mi
2518 N Tatnall St Wilmington, DE	4.0	1.5	1575	$1,995	$1.27	44d	1	0.15mi
3005 N West St Wilmington, DE	3.0	1.0	1176	$1,900	$1.62	25d	1	0.16mi
3003 N Washington St Wilmington, DE	3.0	1.0	1250	$1,950	$1.56	44d	1	0.17mi
400 W 29th St Wilmington, DE	3.0	1.5	1125	$1,950	$1.73	44d	1	0.17mi
2401 N West St Wilmington, DE	4.0	1.0	1650	$1,900	$1.15	16d	1	0.24mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	44d	1	0.27mi
125 W 23rd St Wilmington, DE	4.0	2.0	1672	$1,995	$1.19	44d	1	0.29mi
103 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	44d	1	0.30mi
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	25d	1	0.30mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	13d	1	0.31mi
302 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1450	$1,295	$0.89	25d	1	0.33mi
306 W 23rd St Unit 2 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	44d	1	0.34mi
306 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	25d	1	0.34mi
314 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	1300	$1,295	$1.00	25d	1	0.36mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	44d	1	0.36mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,500	$1.36	13d	1	0.53mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,700	$1.55	11d	1	0.53mi
507 Barrett St Wilmington, DE	3.0	1.0	1275	$1,700	$1.33	44d	1	0.55mi
2601 N Heald St Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	0d	1	0.59mi
604 W 20th St Unit 2 Wilmington, DE	2.0	1.0	900	$1,195	$1.33	25d	1	0.60mi
3408 Miller Rd Wilmington, DE	1.0–2.0	1.0–2.0	889	$1,775	$2.00	6d	6	0.65mi
547 Eastlawn Ave Wilmington, DE	3.0	1.0	1400	$1,995	$1.43	44d	1	0.66mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	0d	1	0.72mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	19d	1	0.86mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	44d	1	0.87mi
518 E 12th St Wilmington, DE	2.0	1.0	875	$1,425	$1.63	21d	1	0.89mi
1124 Clifford Brown Walk Wilmington, DE	2.0	1.0	1240	$1,625	$1.31	44d	1	0.91mi
903 Shallcross Ave Wilmington, DE	2.0	1.5	1575	$2,195	$1.39	25d	1	1.00mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	2d	1	1.01mi
2 Colony Blvd Wilmington, DE	1.0–2.0	1.0–2.0	1112	$2,500	$2.25	0d	6	1.01mi
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	25d	1	1.02mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	19d	1	1.02mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	2d	62	1.03mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	18d	1	1.06mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	44d	5	1.08mi
310 Shipley Rd Wilmington, DE	2.0	2.0	1010	$1,722	$1.71	2d	2	1.14mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,745	$1.04	6d	1	1.14mi
212 W 9th St Unit 204 Wilmington, DE	2.0	2.0	1671	$1,795	$1.07	44d	1	1.14mi
228 W 9th St Unit 201 Wilmington, DE	2.0	2.0	1031	$1,695	$1.64	45d	1	1.15mi

Listing history 4 events

1. 2026-06-18
   status $50,000 Pending 1 DOM
2. 2026-06-17
   status $50,000 Active Under Contract 1 DOM
3. 2026-06-13
   remarks 48-char remark
4. 2026-06-13
   listed $50,000 Pending 1 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: $783 · $65/mo
• Projected year-2 tax: $783 · $65/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 8/10 Severe FEMA zone X (unshaded) · 99% 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: $21,800
• − Mortgage interest: −$2,801
• − Property taxes: −$783
• − Insurance: −$916
• − Repairs & maintenance: −$1,744
• − Management: −$1,744
• − Depreciation: −$1,455
• Taxable income: $12,357
• Est. tax owed @ 24.0%: −$2,966
• After-tax cash flow: $9,410/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: Red Clay Consolidated School District
• NCES district ID: 1001300
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $64,298
• Composite: 31.25/100
• National rank: #6027
• State rank: #12 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

+300.0% since first listed

36 events — show timeline

• 2026-06-12 Pending — BRIGHT MLS
• 2026-06-12 Listed $50,000 BRIGHT MLS
• 2022-12-29 Sold (Public Records) $168,000 Public Records
• 2022-12-22 Sold (MLS) $210,000 BRIGHT MLS
• 2022-12-12 Pending — BRIGHT MLS
• 2022-11-28 Contingent — BRIGHT MLS
• 2022-10-08 Price Changed $225,000 BRIGHT MLS
• 2022-10-01 Listed $240,000 BRIGHT MLS
• 2022-09-25 Coming Soon $240,000 BRIGHT MLS
• 2021-12-28 Sold (Public Records) $68,000 Public Records
• 2021-12-17 Sold (MLS) $68,000 BRIGHT MLS
• 2021-12-02 Pending — BRIGHT MLS
• 2021-11-12 Listed $79,000 BRIGHT MLS
• 2021-02-24 Pending — BRIGHT MLS
• 2020-11-20 Pending — BRIGHT MLS
• 2020-11-03 Pending — BRIGHT MLS
• 2020-11-02 Listing Removed — BRIGHT MLS
• 2020-11-02 Listing Removed — BRIGHT MLS
• 2020-05-07 Listed $70,000 BRIGHT MLS
• 2007-06-16 Listing Removed — BRIGHT MLS
• 2007-04-18 Listed $125,900 BRIGHT MLS
• 2004-10-29 Sold (Public Records) $69,900 Public Records
• 2004-10-29 Sold (MLS) $69,900 BRIGHT MLS
• 2004-09-16 Listing Removed — BRIGHT MLS
• 2004-09-07 Listed $69,900 BRIGHT MLS
• 2002-07-01 Sold (Public Records) $59,000 Public Records
• 2002-06-26 Sold (MLS) $59,000 BRIGHT MLS
• 2002-05-08 Listing Removed — BRIGHT MLS
• 2001-11-20 Listed $59,000 BRIGHT MLS
• 2000-12-31 Listing Removed — BRIGHT MLS
• 2000-07-25 Listed $69,000 BRIGHT MLS
• 1999-08-30 Listing Removed — BRIGHT MLS
• 1999-02-23 Listed $79,990 BRIGHT MLS
• 1996-01-25 Listing Removed — BRIGHT MLS
• 1995-08-01 Listed $72,000 BRIGHT MLS
• 1991-09-09 Sold (Public Records) $12,500 Public Records

Property tax history

+3.7%/yr

Latest (2024): $783 · +15.1% YoY. Source: county tax records.