235 Charring Cross Dr · Dover, DE 19904

$295,000

2 bd · 1.5 ba · 1,804 sqft · Townhouse public records · 15 Days on market

Built 1996 6,186 sqft lot $164/sqft · 17% below area Est $355k · 17% under $22/mo HOA · 1% of rent

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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 +15.0/15.0
• Cash flow +8.7/30.0
• Livability +3.4/5.0
• Rent growth +3.3/5.0
• Condition / age +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.0/10.0
• 1% rule +1.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Three story townhome, 5 year old roof, 1 car garage, open floor plan.

Key facts

• Fishing pond
• Roof 5 years old
• On street parking

Tags

• FISHING POND
• ON STREET PARKING
• ROOF 5 YEARS OLD

Property features AI

Finance

• Other: Total below-grade finished area reported as 440; Above-grade finished area reported as 1,320
• HOA & community: HOA fee $265 annually

Exterior

• Parking: Front-entry attached garage (1 car); Concrete driveway; Off-street parking available
• Utilities: Public water; Public septic; Electric service available
• Home design: End-of-row townhouse; Fee simple ownership; Property in good condition; Composite roof
• Construction: Concrete and block construction; Concrete perimeter foundation
• Exterior features: Ramp to main level (accessibility feature); Lot approximately 39.06 x 134.44; Above-grade and below-grade structures

Interior

• Kitchen: Electric oven/range; Microwave; Dishwasher; Refrigerator
• Bedrooms: Two main-level bedrooms
• Flooring: Carpet; Tile/brick; Vinyl
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning; Electric hot water
• Interior features: Breakfast area; Combination dining/living area; Walk-in closet(s); Full basement
• Laundry & utility: Washer and dryer (washer/dryer hookups present)

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $295k.

Deal economics

• At list price, monthly cash flow is $-246 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $252k (14.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (33.1% below list).
• Recommended offer: $197k (33.1% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 67/100 on livability (#38 in DE) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: crime F, commute F, employment D-.
• Capital School District (urban): math 14% / reading 31% proficiency, ranked #24 of 26 in DE (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Zoned schools: Booker T. Washington Elementary School (math 27% / reading 42%, grade F, #34 of 105 statewide, top 37%, 334 students, 0% FRL); Dover High School (math 21% / reading 45%, grade F, #22 of 40 statewide, top 56%, 1,771 students, 0% FRL) — zoned schools average 0% FRL vs 56% district-wide (56 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+3.3%/yr); 225 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 35% of the median local income ($67k/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.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 15 days — a 2% lower offer ($291k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $99k; list at $295k implies a 198% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $197,335 (33.1% 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. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.67% ✗
• Cap rate: 5.29%
• Cash-on-cash: -3.57%
• DSCR: 0.84
• GRM: 12.5

CMA / ARV

• ARV (median comp): $354,639
• List price: $295,000
• Delta: -16.82%
• 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
212 Charring Cross Dr	0.08mi	3/1.5 (+1)	1,740 (-4%)	5mo	$250,000	$144	81
271 Trafalgar Dr	0.18mi	3/3.0 (+1)	1,800 (-0%)	5mo	$308,900	$172	76
112 Trafalgar Dr	0.21mi	3/2.5 (+1)	1,734 (-4%)	1mo	$280,000	$161	74
435 Worchester Dr	0.13mi	3/2.5 (+1)	1,734 (-4%)	13mo	$265,000	$153	67
261 Northdown Dr	0.24mi	3/2.5 (+1)	1,848 (+2%)	15mo	$262,500	$142	63
356 Tribbitt St	0.48mi	3/2.5 (+1)	1,872 (+4%)	5mo	$272,500	$146	58
259 E Sheldrake Cir	0.34mi	3/2.5 (+1)	1,954 (+8%)	5mo	$289,900	$148	58
115 E Sheldrake Cir	0.32mi	3/2.5 (+1)	1,912 (+6%)	11mo	$295,000	$154	56
185 W Sheldrake Cir	0.44mi	3/2.5 (+1)	1,954 (+8%)	1mo	$289,900	$148	56
335 Paradee Dr	0.39mi	3/2.5 (+1)	1,954 (+8%)	10mo	$297,000	$152	50
19 Stoney Dr	0.56mi	3/2.5 (+1)	1,741 (-4%)	13mo	$300,000	$172	48
351 Paradee Dr	0.42mi	3/2.5 (+1)	2,072 (+15%)	6mo	$295,000	$142	42

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 · 3.3% rent growth · sell at horizon

5-year hold

• IRR: -22.1%
• Equity multiple: 0.24×
• Total profit: $-62,969
• Equity at exit: $43,985

10-year hold

• IRR: -15.5%
• Equity multiple: 0.12×
• Total profit: $-72,982
• Equity at exit: $25,506

Cash invested: $82,600 (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 19904

• Rents YoY: 3.3%
• Active inventory: 225
• Price-to-rent: 12.5×

Monthly cashflow live

• Estimated rent: $1,973 high
• Mortgage (P&I): −$1,547
• Tax from tax record: −$113 /mo · $1,353/yr
• Insurance: −$123
• HOA: −$22
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-246

Break-even live

Break-even rent $2,284

Max offer price $251,592

Occupancy floor —

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: $73,750
• Closing costs: $8,850
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Trafalgar Dr Dover, DE	3.0	2.5	1600	$2,200	$1.38	43d	1	0.13mi
114 Thames Dr Dover, DE	2.0	2.5	1452	$1,650	$1.14	43d	1	0.15mi
105 Katrina Way Dover, DE	1.0–3.0	1.0–2.0	952	$1,800	$1.89	43d	22	0.35mi
38 Heatherfield Way Dover, DE	3.0	2.5	1530	$1,800	$1.18	43d	1	0.56mi
36 Arlberg Cir Dover, DE	3.0	2.0	1751	$2,200	$1.26	43d	1	1.28mi
629 Ruth Way Dover, DE	3.0–4.0	2.0–2.5	1665	$2,850	$1.71	43d	13	1.33mi
424 Ridgely Blvd Dover, DE	3.0	2.5	1432	$2,000	$1.40	43d	1	1.36mi
68 Village Dr Dover, DE	3.0	1.5	1530	$1,499	$0.98	43d	1	1.41mi
511 Nickerjack Way Dover, DE	3.0	2.0	1569	$2,800	$1.78	43d	1	1.47mi
502 Horsey Blvd Dover, DE	3.0	2.0	1604	$2,900	$1.81	43d	1	1.48mi

HOA detail

• Monthly dues: $22 · $264/yr

Listing history 18 events

1. 2026-06-19
   days on market $295,000 Active 15 DOM
2. 2026-06-18
   days on market $295,000 Active 14 DOM
3. 2026-06-17
   days on market $295,000 Active 13 DOM
4. 2026-06-16
   days on market $295,000 Active 12 DOM
5. 2026-06-15
   days on market $295,000 Active 11 DOM
6. 2026-06-14
   days on market $295,000 Active 9 DOM
7. 2026-06-13
   days on market $295,000 Active 8 DOM
8. 2026-06-10
   days on market $295,000 Active 6 DOM
9. 2026-06-09
   days on market $295,000 Active 5 DOM
10. 2026-06-08
    days on market $295,000 Active 4 DOM
11. 2026-06-07
    remarks 311-char remark
12. 2026-06-07
    days on marketlisting id $295,000 Active 3 DOM
13. 2026-06-02
    days on market $295,000 Active 21 DOM
14. 2026-06-01
    days on market $295,000 Active 20 DOM
15. 2026-05-31
    days on market $295,000 Active 19 DOM
16. 2026-05-30
    days on market $295,000 Active 18 DOM
17. 2026-05-12
    listed $295,000 Active 69-char remark

    Show marketing remark (69 chars)

    Three story townhome, 5 year old roof, 1 car garage, open floor plan.

18. 1997-08-29
    soldstatus $98,900

ⓘ 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: $1,353 · $113/mo
• Projected year-2 tax: $1,532 · $128/mo
• Expected delta: +$179/yr (+$15/mo · 13.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,680
• − Mortgage interest: −$16,525
• − Property taxes: −$1,353
• − Insurance: −$1,475
• − Repairs & maintenance: −$1,894
• − Management: −$1,894
• − HOA: −$264
• − Depreciation: −$8,582
• Taxable loss: −$8,307
• Est. tax savings @ 24.0%: +$1,994
• After-tax cash flow: $-955/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: Capital School District
• NCES district ID: 1000190
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $48,499
• Composite: 19.78/100
• National rank: #8703
• State rank: #24 of 26 in DE

Livability — Dover

• Score: 67/100
• State rank: #38
• US rank: #10574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, DE
• County: Kent County · 82,184 people
• City population: 76,581
• Metro: Dover, DE
• Population (ZIP): 38,818
• Household income: $66,908
• Rent vs Own: 38.0% rent · 62.0% own
• Severe rent burden: 1500.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 48% Black 35% Two or more races 9% Hispanic / Latino 8% Asian 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Hispanic 3% Romanian 2% Slovak 2%
• Foreign-born: 10% · Canada, South Korea
• Languages at home: 87% English-only · Spanish 5% French/Haitian/Cajun 3% German/W. Germanic 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -112.03%
• Current HPI: 187.6879
• Rent YoY: ▲ 3.30%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

+198.3% since first listed

3 events — show timeline

• 2026-06-04 Listed $295,000 BRIGHT MLS
• 2026-05-12 Listed $295,000 FSBO.com
• 1997-08-29 Sold (Public Records) $98,900 Public Records

Property tax history

+2.5%/yr

Latest (2025): $1,353 · +3.5% YoY. Source: county tax records.