602 Heatherfield Dr · Glasgow, DE 19701

$289,900

3 bd · 2.5 ba · 1,675 sqft · SingleFamily public records · 29 Days on market

Built 1997 8,712 sqft lot $173/sqft · at area comps Est $352k · 18% under $23/mo HOA · 1% of rent

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Why this score? — see what drove the C+ 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 +20.6/30.0
• ARV discount +15.0/15.0
• DSCR +6.6/10.0
• 1% rule +4.9/10.0
• Rent growth +4.8/5.0
• Livability +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Rarely available, spacious twin home in desirable Forest Glen II! This 2-bedroom, 1.1-bath property offers a flexible layout and great potential to make it your own. Enter on the first level and head up a few steps to the main living area, featuring a bright kitchen, convenient half bath, and generously sized living and dining rooms. Sliding doors lead to a rear deck overlooking a large, fenced backyard that backs to a peaceful wooded area—perfect for relaxing or entertaining. Upstairs, you’ll find two large bedrooms, including a primary suite with two walk-in closets. A full bathroom with new flooring completes this level. The lower level includes a garage with inside access, two spacious storage closets, a tiled family room, and a laundry area. There is also direct access to the backyard from this level. Recent updates include a newer roof, front door, appliances, and HVAC system. Bring your vision and make this home your own!

Key facts

• Bright kitchen
• Primary suite
• Peaceful wooded area

Tags

• BRIGHT KITCHEN
• REAR DECK
• LARGE FENCED BACKYARD
• PEACEFUL WOODED AREA
• PRIMARY SUITE
• TWO WALK-IN CLOSETS

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $290k.

Deal economics

• At list price, monthly cash flow is $390 ($5k/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 $286k (1.4% below list).
• Recommended offer: $286k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 3.5% in Glasgow — 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 77/100 on livability (#4 in DE, #3,151 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute 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.
• Zoned schools: Keene (William B.) Elementary School (math 22% / reading 32%, grade F, #59 of 105 statewide, top 60%, 474 students, 0% FRL); Gauger-Cobbs Middle School (math 11% / reading 26%, grade F, #30 of 36 statewide, top 86%, 779 students, 0% FRL); Glasgow High School (math 8% / reading 17%, grade F, #36 of 40 statewide, top 90%, 895 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+9.0%/yr); 112 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 31% of the median local income ($111k/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 $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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $81k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($286k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 27y 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.
• Current owner paid $182k; list at $290k implies a 60% gain — meaningful room to come down on a strong offer.

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 $285,551 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 0.99% ✗
• Cap rate: 7.91%
• Cash-on-cash: 5.76%
• DSCR: 1.26
• GRM: 8.5

CMA / ARV

• ARV (median comp): $352,302
• List price: $289,900
• Delta: -17.71%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
115 Skeet Cir E	0.37mi	3/1.5	1,675 (0%)	21mo	$335,000	$200	62
216 W Skeet Cir W	0.45mi	2/2.5 (-1)	1,650 (-2%)	16mo	$344,000	$208	58
227 Palermo Dr	0.50mi	3/2.0	1,675 (0%)	23mo	$360,000	$215	55
407 Empoli Dr	0.45mi	3/2.5	1,850 (+10%)	14mo	$379,900	$205	50
113 Dufferin Dr	0.73mi	4/1.5 (+1)	1,700 (+2%)	6mo	$385,000	$226	49
13 Bristlecone Ct	0.48mi	3/2.5	1,500 (-10%)	23mo	$395,000	$263	41
72 Broadleaf Dr	0.60mi	3/1.5	1,831 (+9%)	18mo	$275,000	$150	37
2856 Wrangle Hill Rd	0.55mi	3/2.0	1,425 (-15%)	19mo	$312,000	$219	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: -2.2%
• Equity multiple: 0.91×
• Total profit: $-7,087
• Equity at exit: $43,225

10-year hold

• IRR: 12.1%
• Equity multiple: 2.16×
• Total profit: $94,361
• Equity at exit: $25,065

Cash invested: $81,172 (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 19701

• Rents YoY: 9.0%
• Active inventory: 112
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,857 high
• Mortgage (P&I): −$1,520
• Tax from tax record: −$203 /mo · $2,439/yr
• Insurance: −$121
• HOA: −$23
• Vacancy / Maint / Mgmt: −$600
• Net cashflow: $390

Break-even live

Break-even rent $2,364

Max offer price $289,900

Occupancy floor 81%

Sensitivity live

Price	-10% $554	-5% $472	+0% $390	+5% $308	+10% $226
Rent	-10% $164	-5% $277	+0% $390	+5% $503	+10% $616
Rate	-1.0pp $536	-0.5pp $464	base $390	+0.5pp $315	+1.0pp $238

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: $72,475
• Closing costs: $8,697
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Woodchuck Pl Bear, DE	1.0–3.0	1.0–2.0	935	$2,235	$2.39	0d	44	0.40mi
308 Skeet Ave Bear, DE	3.0	2.0	1100	$2,300	$2.09	26d	1	0.49mi
50 Turnberry Ct Bear, DE	1.0–3.0	1.0–3.0	1598	$3,400	$2.13	0d	195	0.66mi
49 Willow Pl Newark, DE	3.0–4.0	2.0–3.5	1844	$2,725	$1.48	0d	1	0.73mi
1906 Porter Rd Bear, DE	3.0	2.5	2150	$3,200	$1.49	21d	1	1.07mi
10 McFarland Dr Newark, DE	1.0–2.0	1.0–2.0	955	$2,125	$2.22	0d	3	1.38mi
45 Longleaf Ln Bear, DE	4.0	2.5	2000	$3,200	$1.60	16d	1	1.39mi
1 Kennedy Cir Bear, DE	2.0–3.0	2.0–3.0	1702	$3,315	$1.95	0d	34	1.44mi
1951 Bellac Way Bear, DE	4.0	3.5	2250	$3,100	$1.38	45d	1	1.49mi

HOA detail

• Monthly dues: $23 · $276/yr

Listing history 26 events

1. 2026-06-10
   status $289,900 Pending 29 DOM
2. 2026-05-02
   historical Active Under Contract 954-char remark

   Show marketing remark (954 chars)

   Rarely available, spacious twin home in desirable Forest Glen II! This 2-bedroom, 1.1-bath property offers a flexible layout and great potential to make it your own. Enter on the first level and head up a few steps to the main living area, featuring a bright kitchen, convenient half bath, and generously sized living and dining rooms. Sliding doors lead to a rear deck overlooking a large, fenced backyard that backs to a peaceful wooded area—perfect for relaxing or entertaining. Upstairs, you’ll find two large bedrooms, including a primary suite with two walk-in closets. A full bathroom with new flooring completes this level. The lower level includes a garage with inside access, two spacious storage closets, a tiled family room, and a laundry area. There is also direct access to the backyard from this level. Recent updates include a newer roof, front door, appliances, and HVAC system. Bring your vision and make this home your own!

3. 2026-04-15
   price $289,900 954-char remark

   Show marketing remark (954 chars)

   Rarely available, spacious twin home in desirable Forest Glen II! This 2-bedroom, 1.1-bath property offers a flexible layout and great potential to make it your own. Enter on the first level and head up a few steps to the main living area, featuring a bright kitchen, convenient half bath, and generously sized living and dining rooms. Sliding doors lead to a rear deck overlooking a large, fenced backyard that backs to a peaceful wooded area—perfect for relaxing or entertaining. Upstairs, you’ll find two large bedrooms, including a primary suite with two walk-in closets. A full bathroom with new flooring completes this level. The lower level includes a garage with inside access, two spacious storage closets, a tiled family room, and a laundry area. There is also direct access to the backyard from this level. Recent updates include a newer roof, front door, appliances, and HVAC system. Bring your vision and make this home your own!

4. 2026-04-03
   listed $299,900 Active 954-char remark

   Show marketing remark (954 chars)

   Rarely available, spacious twin home in desirable Forest Glen II! This 2-bedroom, 1.1-bath property offers a flexible layout and great potential to make it your own. Enter on the first level and head up a few steps to the main living area, featuring a bright kitchen, convenient half bath, and generously sized living and dining rooms. Sliding doors lead to a rear deck overlooking a large, fenced backyard that backs to a peaceful wooded area—perfect for relaxing or entertaining. Upstairs, you’ll find two large bedrooms, including a primary suite with two walk-in closets. A full bathroom with new flooring completes this level. The lower level includes a garage with inside access, two spacious storage closets, a tiled family room, and a laundry area. There is also direct access to the backyard from this level. Recent updates include a newer roof, front door, appliances, and HVAC system. Bring your vision and make this home your own!

5. 2020-08-21
   soldstatus $181,600
6. 2020-08-18
   soldstatus $227,000 Closed 1006-char remark

   Show marketing remark (1006 chars)

   This townhouse is perfect for you. Conveniently located right off of RT 40, this home is in one of the easiest locations for commuters. Sitting on one of the largest lots in the neighborhood, this two bedroom townhome is SPACIOUS. The main floor is tastefully painted a neutral gray color with an open floor plan. Comfortably host your guest all in the same area as you re cooking, watching tv, and relaxing. The kitchen has gotten a small facelift with freshly painted white cabinets and new flooring. Head upstairs to the master bedroom featuring cathedral ceilings and two walk-in closets. The full bathroom has received new laminate flooring and a freshly painted vanity to make getting ready easy. The second bedroom is almost as large as the master! No space has been spared in either bedroom. In the basement, engineered hardwood has been laid down. Turn this into your own hang out space? Love the outdoors? This home has a huge deck with stairs to walk out into the yard. Schedule your tour today!

7. 2020-07-03
   status Pending 1006-char remark

   Show marketing remark (1006 chars)

   This townhouse is perfect for you. Conveniently located right off of RT 40, this home is in one of the easiest locations for commuters. Sitting on one of the largest lots in the neighborhood, this two bedroom townhome is SPACIOUS. The main floor is tastefully painted a neutral gray color with an open floor plan. Comfortably host your guest all in the same area as you re cooking, watching tv, and relaxing. The kitchen has gotten a small facelift with freshly painted white cabinets and new flooring. Head upstairs to the master bedroom featuring cathedral ceilings and two walk-in closets. The full bathroom has received new laminate flooring and a freshly painted vanity to make getting ready easy. The second bedroom is almost as large as the master! No space has been spared in either bedroom. In the basement, engineered hardwood has been laid down. Turn this into your own hang out space? Love the outdoors? This home has a huge deck with stairs to walk out into the yard. Schedule your tour today!

8. 2020-07-03
   price $227,000 1006-char remark

   Show marketing remark (1006 chars)

   This townhouse is perfect for you. Conveniently located right off of RT 40, this home is in one of the easiest locations for commuters. Sitting on one of the largest lots in the neighborhood, this two bedroom townhome is SPACIOUS. The main floor is tastefully painted a neutral gray color with an open floor plan. Comfortably host your guest all in the same area as you re cooking, watching tv, and relaxing. The kitchen has gotten a small facelift with freshly painted white cabinets and new flooring. Head upstairs to the master bedroom featuring cathedral ceilings and two walk-in closets. The full bathroom has received new laminate flooring and a freshly painted vanity to make getting ready easy. The second bedroom is almost as large as the master! No space has been spared in either bedroom. In the basement, engineered hardwood has been laid down. Turn this into your own hang out space? Love the outdoors? This home has a huge deck with stairs to walk out into the yard. Schedule your tour today!

9. 2020-06-19
   price $220,000 1006-char remark

   Show marketing remark (1006 chars)

   This townhouse is perfect for you. Conveniently located right off of RT 40, this home is in one of the easiest locations for commuters. Sitting on one of the largest lots in the neighborhood, this two bedroom townhome is SPACIOUS. The main floor is tastefully painted a neutral gray color with an open floor plan. Comfortably host your guest all in the same area as you re cooking, watching tv, and relaxing. The kitchen has gotten a small facelift with freshly painted white cabinets and new flooring. Head upstairs to the master bedroom featuring cathedral ceilings and two walk-in closets. The full bathroom has received new laminate flooring and a freshly painted vanity to make getting ready easy. The second bedroom is almost as large as the master! No space has been spared in either bedroom. In the basement, engineered hardwood has been laid down. Turn this into your own hang out space? Love the outdoors? This home has a huge deck with stairs to walk out into the yard. Schedule your tour today!

10. 2020-06-18
    listed $215,000 Active 1006-char remark

    Show marketing remark (1006 chars)

    This townhouse is perfect for you. Conveniently located right off of RT 40, this home is in one of the easiest locations for commuters. Sitting on one of the largest lots in the neighborhood, this two bedroom townhome is SPACIOUS. The main floor is tastefully painted a neutral gray color with an open floor plan. Comfortably host your guest all in the same area as you re cooking, watching tv, and relaxing. The kitchen has gotten a small facelift with freshly painted white cabinets and new flooring. Head upstairs to the master bedroom featuring cathedral ceilings and two walk-in closets. The full bathroom has received new laminate flooring and a freshly painted vanity to make getting ready easy. The second bedroom is almost as large as the master! No space has been spared in either bedroom. In the basement, engineered hardwood has been laid down. Turn this into your own hang out space? Love the outdoors? This home has a huge deck with stairs to walk out into the yard. Schedule your tour today!

11. 2020-03-21
    historical
12. 2020-03-09
    listed $225,000 Active
13. 2016-08-29
    soldstatus $155,000
14. 2016-08-24
    soldstatus $155,000
15. 2016-08-24
    soldstatus $155,000 Sold
16. 2016-07-28
    status Under Contract
17. 2016-07-06
    historical Contingent - Other
18. 2016-06-10
    listed $160,000 Active
19. 2016-06-10
    listed $160,000
20. 2002-03-22
    soldstatus $141,900
21. 2002-01-16
    historical
22. 2001-12-20
    listed $141,900
23. 2000-04-17
    soldstatus $105,900
24. 2000-04-14
    soldstatus $105,900
25. 1999-12-20
    historical
26. 1999-12-09
    listed $105,900

ⓘ 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: $2,439 · $203/mo
• Projected year-2 tax: $2,439 · $203/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 ≥103°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: $34,286
• − Mortgage interest: −$16,239
• − Property taxes: −$2,439
• − Insurance: −$1,450
• − Repairs & maintenance: −$2,743
• − Management: −$2,743
• − HOA: −$276
• − Depreciation: −$8,433
• Taxable loss: −$37
• Est. tax savings @ 24.0%: +$9
• After-tax cash flow: $4,687/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 — Glasgow

• Score: 77/100
• State rank: #4
• US rank: #3151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Glasgow, DE
• County: New Castle County · 483,412 people
• City population: 56,049
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 42,984
• Household income: $111,198
• Rent vs Own: 19.5% rent · 80.5% own
• Severe rent burden: 619.0

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: White 50% Black 26% Hispanic / Latino 11% Asian 10% Two or more races 7%
• Hispanic origin (detail): Mexican 4% Puerto Rican 4%
• Common ancestry: Romanian 4% Lithuanian 2% Slovak 1%
• Foreign-born: 17% · Canada, China, Vietnam
• Languages at home: 78% English-only · Spanish 8% Other Asian/Pacific 3% Other Indo-European 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: ▼ -159.00%
• Current HPI: 261.2988
• Rent YoY: ▲ 9.03%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+173.7% since first listed

25 events — show timeline

• 2026-05-02 Contingent — BRIGHT MLS
• 2026-04-15 Price Changed $289,900 BRIGHT MLS
• 2026-04-03 Listed $299,900 BRIGHT MLS
• 2020-08-21 Sold (Public Records) $181,600 Public Records
• 2020-08-18 Sold (MLS) $227,000 BRIGHT MLS
• 2020-07-03 Pending — BRIGHT MLS
• 2020-07-03 Price Changed $227,000 BRIGHT MLS
• 2020-06-19 Price Changed $220,000 BRIGHT MLS
• 2020-06-18 Listed $215,000 BRIGHT MLS
• 2020-03-21 Listing Removed — BRIGHT MLS
• 2020-03-09 Listed $225,000 BRIGHT MLS
• 2016-08-29 Sold (Public Records) $155,000 Public Records
• 2016-08-24 Sold (MLS) $155,000 TREND
• 2016-08-24 Sold (MLS) $155,000 BRIGHT MLS
• 2016-07-28 Pending — TREND
• 2016-07-06 Contingent — TREND
• 2016-06-10 Listed $160,000 TREND
• 2016-06-10 Listed $160,000 BRIGHT MLS
• 2002-03-22 Sold (MLS) $141,900 BRIGHT MLS
• 2002-01-16 Listing Removed — BRIGHT MLS
• 2001-12-20 Listed $141,900 BRIGHT MLS
• 2000-04-17 Sold (Public Records) $105,900 Public Records
• 2000-04-14 Sold (MLS) $105,900 BRIGHT MLS
• 1999-12-20 Listing Removed — BRIGHT MLS
• 1999-12-09 Listed $105,900 BRIGHT MLS

Property tax history

+3.5%/yr

Latest (2024): $2,439 · +2.7% YoY. Source: county tax records.