1593A Compass Point Dr · Bridgeville, DE 19933

$299,990

3 bd · 2.5 ba · 1,629 sqft · Townhouse · 27 Days on market

Built 2026 Good condition $184/sqft · 19% below area Est $371k · 19% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.0/30.0
• Appreciation +5.6/10.0
• DSCR +4.2/10.0
• Condition / age +4.0/5.0
• 1% rule +3.9/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Schools +2.4/10.0

Listing remarks

Set on a secluded end homesite backing to the golf course, this Nassau Cove offers peaceful views, added natural light, and a seamless blend of comfort and style. The gourmet kitchen features rich brown cabinetry, a spacious island, and included appliances - even the refrigerator - flowing effortlessly into the great room and dining area, all accented by luxury vinyl plank flooring and a sought-after first-floor owner's suite. Welcome to effortless living at The Villas at Heritage Shores. This bright, corner homesite offers scenic surroundings, perfect for slow mornings or relaxed evenings on your optional patio.

Key facts

• Unfinished basement
• Gourmet kitchen
• Golf course views

Tags

• GOLF COURSE VIEWS
• GOURMET KITCHEN
• FIRST-FLOOR OWNER'S SUITE
• OPEN-CONCEPT MAIN LEVEL
• FIRST-FLOOR GUEST BEDROOM
• UNFINISHED BASEMENT

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $300k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $36 ($434/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 $267k (11.0% below list).
• Recommended offer: $267k (11.0% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% 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: 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.
• Zoned schools: Woodbridge Early Childhood Education Center (592 students, 0% FRL); Woodbridge Middle School (math 13% / reading 37%, grade F, #22 of 36 statewide, top 63%, 598 students, 0% FRL); Woodbridge High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 723 students, 0% FRL) — zoned schools average 0% FRL vs 59% district-wide (59 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 169 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); 40% 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).
• At $2,670/mo this rent would consume 52% of the median local household income ($61k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $5k of equity ($2k loan paydown + $3k appreciation (1.1% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (1.1% appreciation + 3.0% rent growth), your $84k cash investment doubles in ~9 years — after that, you're playing with house money.
• By year 6, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 27 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 68% 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 $267,007 (11.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
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: 0.89% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (median comp): $370,562
• List price: $299,990
• Delta: -19.04%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
42 Whistling Duck Dr	0.30mi	2/2.0 (-1)	1,683 (+3%)	5mo	$320,000	$190	69
52 Whistling Duck Dr	0.34mi	2/2.0 (-1)	1,716 (+5%)	0mo	$339,500	$198	68
399 Heritage Shores Cir	0.12mi	2/2.0 (-1)	1,500 (-8%)	15mo	$380,000	$253	61
391 Heritage Shores Cir	0.14mi	2/2.0 (-1)	1,500 (-8%)	20mo	$339,590	$226	56
34 White Pelican Ct	0.56mi	2/2.0 (-1)	1,645 (+1%)	11mo	$305,000	$185	56
98 Whistling Duck Dr	0.53mi	2/2.0 (-1)	1,602 (-2%)	12mo	$330,000	$206	55
49 Whistling Duck Dr	0.33mi	2/2.0 (-1)	1,593 (-2%)	22mo	$318,000	$200	55
64 Whistling Duck Dr	0.39mi	2/2.0 (-1)	1,658 (+2%)	21mo	$295,000	$178	54
387 Heritage Shores Cir	0.16mi	2/2.0 (-1)	1,449 (-11%)	16mo	$349,990	$242	54
30 White Pelican Ct	0.56mi	2/2.0 (-1)	1,605 (-2%)	15mo	$285,000	$178	52
66 Whistling Duck Dr	0.40mi	2/2.0 (-1)	1,464 (-10%)	15mo	$345,000	$236	45

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: 2.3%
• Equity multiple: 1.12×
• Total profit: $10,039
• Equity at exit: $104,628

10-year hold

• IRR: 6.8%
• Equity multiple: 1.84×
• Total profit: $70,789
• Equity at exit: $140,772

Cash invested: $83,997 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 23 active · 4 under contract
• Months of supply: 27.6 mo (4%/mo absorbed)
• Median asking: $289,990 ($182/sqft)
• Median days on market: 48 d
• This list price: 74% of active listings are priced below it
• ARV vs active asking: +24.6% above current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 19933

• Home prices YoY: 0.4%
• Active inventory: 169
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,670 high
• Mortgage (P&I): −$1,573
• Tax est. 1.5%: −$375 /mo · $4,500/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$561
• Net cashflow: $36

Break-even live

Break-even rent $2,624

Max offer price $299,990

Occupancy floor 94%

Sensitivity live

Price	-10% $244	-5% $140	+0% $36	+5% $-67	+10% $-171
Rent	-10% $-175	-5% $-69	+0% $36	+5% $142	+10% $247
Rate	-1.0pp $187	-0.5pp $112	base $36	+0.5pp $-42	+1.0pp $-121

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: $74,998
• Closing costs: $9,000
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
12 Whistling Duck Dr Bridgeville, DE	3.0	2.0	1902	$2,800	$1.47	0d	1	0.21mi
377 Waterside Sq Bridgeville, DE	3.0	2.5	1253	$2,500	$2.00	184d	1	0.23mi
318 Choptank Dr Bridgeville, DE	2.0–3.0	3.5	1986	$2,550	$1.28	0d	3	0.61mi
106 Heritage Shores Cir Bridgeville, DE	2.0–4.0	2.0–3.0	1839	$3,354	$1.82	0d	12	0.70mi
23613 Linkside Dr Bridgeville, DE	3.0	2.0	1650	$2,000	$1.21	184d	1	0.98mi

Listing history 22 events

1. 2026-07-08
   days on market $299,990 Active 27 DOM
2. 2026-07-06
   days on market $299,990 Active 26 DOM
3. 2026-07-05
   days on market $299,990 Active 25 DOM
4. 2026-07-04
   days on market $299,990 Active 24 DOM
5. 2026-07-03
   days on market $299,990 Active 23 DOM
6. 2026-07-02
   days on market $299,990 Active 22 DOM
7. 2026-07-01
   days on market $299,990 Active 21 DOM
8. 2026-06-30
   days on market $299,990 Active 20 DOM
9. 2026-06-29
   days on market $299,990 Active 19 DOM
10. 2026-06-28
    days on market $299,990 Active 18 DOM
11. 2026-06-27
    days on market $299,990 Active 17 DOM
12. 2026-06-26
    days on market $299,990 Active 15 DOM
13. 2026-06-22
    days on market $299,990 Active 12 DOM
14. 2026-06-21
    days on market $299,990 Active 11 DOM
15. 2026-06-21
    days on market $299,990 Active 10 DOM
16. 2026-06-18
    days on market $299,990 Active 8 DOM
17. 2026-06-17
    days on market $299,990 Active 7 DOM
18. 2026-06-16
    days on market $299,990 Active 6 DOM
19. 2026-06-15
    days on market $299,990 Active 5 DOM
20. 2026-06-13
    days on market $299,990 Active 3 DOM
21. 2026-06-12
    remarks 699-char remark
22. 2026-06-12
    listed $299,990 Active 2 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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 68% 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: $32,041
• − Mortgage interest: −$16,804
• − Property taxes: −$4,500
• − Insurance: −$1,500
• − Repairs & maintenance: −$2,563
• − Management: −$2,563
• − Depreciation: −$8,727
• Taxable loss: −$4,617
• Est. tax savings @ 24.0%: +$1,108
• After-tax cash flow: $1,542/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.

Condition & rehab AI · 12 photos

Good 80/100 None rehab

This well-maintained townhouse is move-in ready with a good condition score and a neutral color palette. It offers a modern kitchen, bathrooms, and living spaces with ample natural light and a spacious layout. The property is located on a secluded end homesite backing to the golf course, providing a peaceful and serene environment.

Value-add opportunities

• Both Painting the exterior siding — Enhances curb appeal and value ↑
• Both Landscaping the front yard — Improves curb appeal and enhances property value ↑
• Resale Reorganizing the kitchen cabinets — Creates a more functional and visually appealing kitchen space ↑

F Composite school gradezoned avg 24/100

Zoned Schools

Elementary Phillis Wheatley Elementary School F DE #57/105 Nat'l #28,012/41,679 Middle Woodbridge Middle School F DE #22/36 Nat'l #10,338/14,009 High Woodbridge High School F DE #32/40 Nat'l #14,491/17,239

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

C Composite livability gradescore 64/100

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
• County: Sussex · 248,853 people
• City population: 11,409
• Population (ZIP): 11,409
• Household income: $61,261
• Rent vs Own: 22.4% rent · 77.6% own
• Severe rent burden: 4% of renters

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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%

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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%
• Languages at home: 80% English-only · Spanish 16% French/Haitian/Cajun 3% Other Indo-European 1%

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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