305 Rosa St · Georgetown, DE 19947

$250,000

3 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 51 Days on market

Built 1974 7,405 sqft lot $229/sqft · 15% below area Est $295k · 15% 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).

• ARV discount +14.3/15.0
• Cash flow +12.9/30.0
• DSCR +3.8/10.0
• Livability +3.4/5.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.4/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home! This WELL maintained property is waiting for its new owners! Conveniently located close to Delaware beaches, shopping, and entertainment is this charming 3 bedroom home. Home features original hardwood flooring in main living areas and spacious screened porch off the front of the property! This house won't last long, schedule your tour today!

Key facts

• Screened-in porch
• Shopping and dining
• 7,405 sq ft lot

Tags

• ORIGINAL HARDWOOD FLOORS
• SCREENED-IN PORCH
• SHOPPING AND DINING

Property features AI

Exterior

• Parking: Driveway
• Utilities: Public water; Public sewer; Electric hot water
• Home design: Detached property; Pitched roof; Fee simple ownership
• Construction: Concrete perimeter foundation; Above-grade and below-grade structures noted; Finished above-grade area approximately 1,092
• Exterior features: Lot dimensions approximately 65 x 120; Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom
• Heating & cooling: Electric baseboard heating; Cooling: Other
• Interior features: Drywall walls and ceilings; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $250k.

Deal economics

• At list price, monthly cash flow is $-76 ($-907/yr) — negative.
• To cash-flow at today's rent, offer at most $237k (5.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $185k (26.1% below list).
• Recommended offer: $185k (26.1% below list) — sets the bar for 1% rule.
• Cap rate 6.2% vs local median 2.4% in Georgetown — 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 68/100 on livability (#35 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A+, cost of living B+; Watch: amenities D+, commute D+, crime F.
• Indian River School District (rural): math 25% / reading 41% proficiency, ranked #14 of 26 in DE (top 54%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: North Georgetown Elementary School (math 14% / reading 21%, grade F, #84 of 105 statewide, top 80%, 774 students, 0% FRL); Georgetown Middle School (math 19% / reading 37%, grade F, #18 of 36 statewide, top 51%, 885 students, 0% FRL); Sussex Central High School (math 23% / reading 42%, grade F, #24 of 40 statewide, top 59%, 2,039 students, 0% FRL) — zoned schools average 0% FRL vs 49% district-wide (49 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 204 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 46d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.
• Climate carrying-cost: severe flood risk; severe wind risk, 80% 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 $184,849 (26.1% 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 51 days. Have you received any prior offers? Is the seller open to a 26% concession, seller financing, or rate buy-down credit?
3. Built in 1974 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.74% ✗
• Cap rate: 6.20%
• Cash-on-cash: -0.34%
• DSCR: 0.98
• GRM: 11.3

CMA / ARV

• ARV (median comp): $294,537
• List price: $250,000
• Delta: -15.12%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
30 Douglas St	0.37mi	3/1.0	1,008 (-8%)	6mo	$260,000	$258	64
14 Brittingham Ln	0.45mi	4/2.0 (+1)	1,100 (+1%)	7mo	$285,000	$259	63
305 Robinson St	0.61mi	3/1.0	1,071 (-2%)	8mo	$295,000	$275	62
407 Elizabeth St	0.56mi	2/1.0 (-1)	1,104 (+1%)	10mo	$289,990	$263	59
21 Carriage Ln	0.72mi	3/2.0	1,000 (-8%)	10mo	$260,000	$260	40

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: -18.5%
• Equity multiple: 0.35×
• Total profit: $-45,416
• Equity at exit: $37,276

10-year hold

• IRR: -10.9%
• Equity multiple: 0.34×
• Total profit: $-46,114
• Equity at exit: $21,615

Cash invested: $70,000 (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 19947

• Home prices YoY: -9.3%
• Active inventory: 204
• Price-to-rent: 11.3×

Monthly cashflow live

• Estimated rent: $1,848 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$65 /mo · $782/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$388
• Net cashflow: $-76

Break-even live

Break-even rent $1,944

Max offer price $236,643

Occupancy floor 99%

Sensitivity live

Price	-10% $66	-5% $-5	+0% $-76	+5% $-146	+10% $-217
Rent	-10% $-222	-5% $-149	+0% $-76	+5% $-3	+10% $70
Rate	-1.0pp $50	-0.5pp $-12	base $-76	+0.5pp $-140	+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: $62,500
• Closing costs: $7,500
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
401 College Park Dr Georgetown, DE	1.0–2.0	1.0–2.0	856	$1,649	$1.93	15d	1	1.07mi
674 N Bedford St Georgetown, DE	4.0	2.0	1450	$2,250	$1.55	45d	1	1.12mi
24015 Crab Apple Ct Unit 3-206 Georgetown, DE	2.0	2.0	1174	$1,760	$1.50	45d	1	1.33mi
24015 Crab Apple Ct Unit 5-304 Georgetown, DE	2.0	2.0	1179	$1,760	$1.49	15d	1	1.33mi

Listing history 19 events

1. 2026-06-21
   days on market $250,000 Active 51 DOM
2. 2026-06-18
   days on market $250,000 Active 48 DOM
3. 2026-06-17
   days on market $250,000 Active 47 DOM
4. 2026-06-16
   days on market $250,000 Active 46 DOM
5. 2026-06-15
   days on market $250,000 Active 45 DOM
6. 2026-06-14
   days on market $250,000 Active 43 DOM
7. 2026-06-13
   days on market $250,000 Active 42 DOM
8. 2026-06-10
   pricedays on market $250,000 Active 40 DOM
9. 2026-06-09
   days on market $260,000 Active 39 DOM
10. 2026-06-08
    days on market $260,000 Active 38 DOM
11. 2026-06-07
    days on market $260,000 Active 37 DOM
12. 2026-06-02
    days on market $260,000 Active 32 DOM
13. 2026-06-01
    days on market $260,000 Active 31 DOM
14. 2026-05-31
    days on market $260,000 Active 30 DOM
15. 2026-05-30
    days on market $260,000 Active 29 DOM
16. 2026-05-01
    listed $260,000 Active 449-char remark
17. 2023-12-18
    soldstatus $240,000 Closed 360-char remark

    Show marketing remark (360 chars)

    Welcome home! This WELL maintained property is waiting for its new owners! Conveniently located close to Delaware beaches, shopping, and entertainment is this charming 3 bedroom home. Home features original hardwood flooring in main living areas and spacious screened porch off the front of the property! This house won't last long, schedule your tour today!

18. 2023-11-01
    status Pending 360-char remark

    Show marketing remark (360 chars)

    Welcome home! This WELL maintained property is waiting for its new owners! Conveniently located close to Delaware beaches, shopping, and entertainment is this charming 3 bedroom home. Home features original hardwood flooring in main living areas and spacious screened porch off the front of the property! This house won't last long, schedule your tour today!

19. 2023-10-15
    listed $240,000 Active 360-char remark

    Show marketing remark (360 chars)

    Welcome home! This WELL maintained property is waiting for its new owners! Conveniently located close to Delaware beaches, shopping, and entertainment is this charming 3 bedroom home. Home features original hardwood flooring in main living areas and spacious screened porch off the front of the property! This house won't last long, schedule your tour today!

ⓘ 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: $782 · $65/mo
• Projected year-2 tax: $1,116 · $93/mo
• Expected delta: +$334/yr (+$28/mo · 42.7%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 80% 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: $22,182
• − Mortgage interest: −$14,004
• − Property taxes: −$782
• − Insurance: −$1,916
• − Repairs & maintenance: −$1,775
• − Management: −$1,775
• − Depreciation: −$7,273
• Taxable loss: −$5,343
• Est. tax savings @ 24.0%: +$1,282
• After-tax cash flow: $375/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: Indian River School District
• NCES district ID: 1000680
• Math proficiency: 25% ▼ -27.00%
• Reading proficiency: 41% ▼ -17.00%
• Median HH income: $53,838
• Composite: 28.99/100
• National rank: #6620
• State rank: #14 of 26 in DE

Livability — Georgetown

• Score: 68/100
• State rank: #35
• US rank: #9760

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Georgetown, DE
• Population (ZIP): 19,343

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 0.62)
• Race & ethnicity: White 48% Hispanic / Latino 37% Two or more races 11% Black 10% Native American 1%
• Hispanic origin (detail): Mexican 5% Puerto Rican 2%
• Common ancestry: Romanian 2% Lithuanian 1% Slovak 1%
• Foreign-born: 19% · Canada
• Languages at home: 65% English-only · Spanish 33% French/Haitian/Cajun 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: ▼ -35.22%
• Current HPI: 341.8283
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+4.2% since first listed

5 events — show timeline

• 2026-06-09 Price Changed $250,000 BRIGHT MLS
• 2026-05-01 Listed $260,000 BRIGHT MLS
• 2023-12-18 Sold (MLS) $240,000 BRIGHT MLS
• 2023-11-01 Pending — BRIGHT MLS
• 2023-10-15 Listed $240,000 BRIGHT MLS

Property tax history

+11.3%/yr

Latest (2025): $782 · +195.6% YoY. Source: county tax records.