2206 Duckworth Rd · Claymont, DE 19809

$249,900

3 bd · 1.0 ba · 1,125 sqft · SingleFamily public records · 1 Days on market

Built 1963 6,534 sqft lot $222/sqft · 21% below area Est $315k · 21% 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).

• Cash flow +18.1/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Rent growth +4.0/5.0
• 1% rule +3.5/10.0
• Livability +3.5/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * * * * SOLD SIGHT UNSEEN * * * * * * * Estate sale being sold "as is". Investor alert! 2nd story (2 bedrooms and a full bath) not currently finished but could be to add extra living space. Great location!

Key facts

• 6,534 sq ft lot
• 3 parking spots
• Built 1963

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 $219 ($3k/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 $212k (15.1% below list).
• Recommended offer: $212k (15.1% below list) — sets the bar for 1% rule.
• Cap rate 7.3% vs local median 4.8% in Claymont — 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 69/100 on livability (#25 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute 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.
• Market conditions: Rents rising fast (+6.2%/yr); 48 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals leasing fast (median 1d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 31% of the median local income ($81k/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 $7k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $120k; list at $250k implies a 108% 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→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $212,089 (15.1% below list)

Questions for the listing agent

1. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 0.85% ✗
• Cap rate: 7.34%
• Cash-on-cash: 3.75%
• DSCR: 1.17
• GRM: 9.8

CMA / ARV

• ARV (median comp): $314,963
• List price: $249,900
• Delta: -20.66%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 Duckworth Rd	0.00mi	3/1.0	1,125 (0%)	0mo	$249,999	$222	100
2302 Grant Ave	0.26mi	3/2.0	1,125 (0%)	0mo	$338,500	$301	84
208 Smyrna Ave	0.27mi	2/1.0 (-1)	1,075 (-4%)	7mo	$260,000	$242	69
400 W Holly Oak Rd	0.38mi	3/1.0	1,225 (+9%)	4mo	$330,000	$269	64
913 Aldon Rd	0.45mi	2/1.0 (-1)	1,200 (+7%)	0mo	$300,000	$250	63
6 Odessa Ave	0.50mi	3/2.0	1,100 (-2%)	10mo	$296,750	$270	61
1810 Harrison Ave	0.42mi	4/1.0 (+1)	1,225 (+9%)	1mo	$335,000	$273	60
1908 Harrison Ave	0.40mi	4/1.0 (+1)	1,050 (-7%)	9mo	$305,000	$290	58
2308 Mckinley Ave	0.44mi	2/1.0 (-1)	1,200 (+7%)	11mo	$225,000	$188	54
102 Laurel Ave	0.46mi	2/1.5 (-1)	1,000 (-11%)	1mo	$336,300	$336	52
322 New York Ave	0.68mi	3/1.0	1,040 (-8%)	8mo	$310,000	$298	49
2811 Green St	0.73mi	3/1.5	1,175 (+4%)	10mo	$365,000	$311	48

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 · 6.18% rent growth · sell at horizon

5-year hold

• IRR: -7.4%
• Equity multiple: 0.72×
• Total profit: $-19,710
• Equity at exit: $37,261

10-year hold

• IRR: 5.3%
• Equity multiple: 1.44×
• Total profit: $30,886
• Equity at exit: $21,607

Cash invested: $69,972 (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 19809

• Rents YoY: 6.2%
• Active inventory: 48
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $2,121 medium
• Mortgage (P&I): −$1,311
• Tax from tax record: −$42 /mo · $508/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$445
• Net cashflow: $219

Break-even live

Break-even rent $1,844

Max offer price $249,900

Occupancy floor 85%

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: $62,475
• Closing costs: $7,497
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2101 Prior Rd Wilmington, DE	3.0	1.0–2.0	883	$2,217	$2.51	1d	11	0.24mi
2616 Philadelphia Pike Claymont, DE	2.0	1.0	888	$1,655	$1.86	1d	5	0.75mi
163 Wiltshire Rd Claymont, DE	3.0	2.0	1125	$2,050	$1.82	1d	1	1.41mi
2003 Flathers Way Unit M79 Claymont, DE	2.0	2.0	1350	$2,350	$1.74	5d	1	1.50mi

Listing history 4 events

1. 2026-05-04
   status Pending 228-char remark

   Show marketing remark (228 chars)

   * * * * * SOLD SIGHT UNSEEN * * * * * * * Estate sale being sold "as is". Investor alert! 2nd story (2 bedrooms and a full bath) not currently finished but could be to add extra living space. Great location!

2. 2026-04-14
   historical $249,900 228-char remark

   Show marketing remark (228 chars)

   * * * * * SOLD SIGHT UNSEEN * * * * * * * Estate sale being sold "as is". Investor alert! 2nd story (2 bedrooms and a full bath) not currently finished but could be to add extra living space. Great location!

3. 1992-08-31
   soldstatus $119,900
4. 1986-09-01
   soldstatus $61,000

ⓘ 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: $508 · $42/mo
• Projected year-2 tax: $979 · $82/mo
• Expected delta: +$470/yr (+$39/mo · 92.5%)

ⓘ 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 · 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: $25,451
• − Mortgage interest: −$13,998
• − Property taxes: −$508
• − Insurance: −$1,250
• − Repairs & maintenance: −$2,036
• − Management: −$2,036
• − Depreciation: −$7,270
• Taxable loss: −$1,648
• Est. tax savings @ 24.0%: +$395
• After-tax cash flow: $3,017/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 — Claymont

• Score: 69/100
• State rank: #25
• US rank: #8408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Castle County · 483,412 people
• City population: 15,460
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 14,311
• Household income: $81,288
• Rent vs Own: 25.9% rent · 74.1% own
• Severe rent burden: 468.0

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: Majority White (64%)
• Race & ethnicity: White 64% Black 24% Two or more races 6% Asian 4% Hispanic / Latino 4%
• Common ancestry: Romanian 6% Lithuanian 2% Slovak 1%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Spanish 2% Tagalog/Filipino 1% Other Asian/Pacific 1%

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: ▼ -153.39%
• Current HPI: 232.6107
• Rent YoY: ▲ 6.18%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+309.7% since first listed

4 events — show timeline

• 2026-05-04 Pending — BRIGHT MLS
• 2026-04-14 Coming Soon $249,900 BRIGHT MLS
• 1992-08-31 Sold (Public Records) $119,900 Public Records
• 1986-09-01 Sold (Public Records) $61,000 Public Records

Property tax history

-9.0%/yr

Latest (2024): $508 · +9.1% YoY. Source: county tax records.