921 N Lombard St · Wilmington, DE 19801

$169,900

4 bd · 1.0 ba · 1,925 sqft · Townhouse public records · 38 Days on market

Built 1880 1,742 sqft lot $88/sqft · 21% below area Est $216k · 21% under

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Why this score? — see what drove the B 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 +29.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Make An Offer On This. Big Semi-Detached Brick Townhome, Has Been Exten- Sively Damaged By Fire. Located Close To Redeveloping Area. Property Is Sold Strictly As Is, Seller Makes No Representations As To Condition. Buyer To Inspect For Self Prior To Making Offer. Sold As Is! Be Very Careful When Walking Through. Enter At Your Own Risk.

Key facts

• Rear fenced yard
• Front porch
• Built 1880

Tags

• FRONT PORCH
• REAR FENCED YARD
• FULL UNFINISHED BASEMENT

Property features AI

Finance

• Other: Assessor reported above-grade finished area: 1,925 (source: Assessor)
• Financial info: Land assessed separately from improvements
• HOA & community: Ground rent paid annually

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Municipal trash service; Natural gas for heating and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Property condition: Average
• Construction: Brick construction; Block foundation; Roof condition listed as unknown; Above-grade and below-grade structures
• Exterior features: Property is not in a federal flood zone; Lot dimensions approximately 16.30 x 107.50

Interior

• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating; 100 Amp electrical service; Natural gas hot water
• Interior features: Full basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $170k.

Deal economics

• At list price, monthly cash flow is $624 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $165k (3.0% below list) — sets the bar for market timing.
• Cap rate 10.7% vs local median 5.6% in Wilmington — 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 (#52 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, commute D, crime 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: Shue-Medill Middle School (math 21% / reading 30%, grade F, #21 of 36 statewide, top 57%, 808 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 (+1.6%/yr); 75 active listings in the ZIP; 18 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% of comp listings sitting > 30 days — soft ceiling on asking rent; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k 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 + 1.6% rent growth), your $48k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 38 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 4 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 $90k; list at $170k implies a 89% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.
• 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 $164,803 (3.0% below list)

Questions for the listing agent

1. It's been on market 38 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 1.26% ✓
• Cap rate: 10.70%
• Cash-on-cash: 15.74%
• DSCR: 1.70
• GRM: 6.6

CMA / ARV

• ARV (median comp): $215,732
• List price: $169,900
• Delta: -21.24%
• 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
328 Compton Ct	0.12mi	4/1.5	2,031 (+6%)	7mo	$230,000	$113	78
508 Taylor St	0.11mi	3/3.5 (-1)	1,975 (+3%)	1mo	$315,000	$159	75
702 E Seventh	0.26mi	3/1.5 (-1)	1,950 (+1%)	7mo	$227,900	$117	73
30 E Mccaulley Ct	0.12mi	3/3.0 (-1)	1,700 (-12%)	1mo	$141,000	$83	61
1703 N Pine St	0.51mi	3/2.0 (-1)	1,825 (-5%)	0mo	$117,000	$64	58
837 N Madison St	0.68mi	4/1.5	1,775 (-8%)	0mo	$315,000	$177	53
402 W 6th St	0.57mi	3/2.5 (-1)	1,800 (-6%)	1mo	$249,000	$138	50
225 W 17th St	0.70mi	3/2.5 (-1)	1,950 (+1%)	8mo	$340,000	$174	47
802 E 22nd St	0.63mi	3/2.5 (-1)	1,750 (-9%)	1mo	$200,000	$114	44
310 W 14th St	0.54mi	3/2.5 (-1)	1,675 (-13%)	2mo	$425,000	$254	41
31 E 23rd St	0.72mi	3/2.0 (-1)	1,675 (-13%)	2mo	$249,999	$149	34
29 E 23rd St	0.72mi	3/1.5 (-1)	1,675 (-13%)	7mo	$130,000	$78	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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 5.1%
• Equity multiple: 1.19×
• Total profit: $9,193
• Equity at exit: $25,333

10-year hold

• IRR: 13.2%
• Equity multiple: 1.99×
• Total profit: $47,108
• Equity at exit: $14,690

Cash invested: $47,572 (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 19801

• Rents YoY: 1.6%
• Active inventory: 75
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $2,142 high
• Mortgage (P&I): −$891
• Tax from tax record: −$106 /mo · $1,275/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$450
• Net cashflow: $624

Break-even live

Break-even rent $1,352

Max offer price $169,900

Occupancy floor 66%

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Rent comps 18 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	18d	1	0.35mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	2d	117	0.41mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	43d	1	0.48mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	16d	1	0.77mi
125 W 23rd St Wilmington, DE	4.0	2.0	1672	$1,995	$1.19	43d	1	0.85mi
2401 N West St Wilmington, DE	4.0	1.0	1650	$1,900	$1.15	15d	1	0.90mi
2518 N Tatnall St Wilmington, DE	4.0	1.5	1575	$1,995	$1.27	43d	1	0.90mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	24d	1	1.08mi
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,850	$1.23	4d	1	1.12mi
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	24d	1	1.16mi
2923 N Washington St Wilmington, DE	3.0	1.0	1225	$1,600	$1.31	1d	1	1.20mi
3003 N Washington St Wilmington, DE	3.0	1.0	1250	$1,950	$1.56	43d	1	1.22mi
1110 Maple St Wilmington, DE	3.0	1.0	1525	$1,600	$1.05	43d	1	1.26mi
547 Eastlawn Ave Wilmington, DE	3.0	1.0	1400	$1,995	$1.43	43d	1	1.30mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	43d	1	1.32mi
21 Stroud St Unit 1 Wilmington, DE	3.0	1.5	1875	$1,900	$1.01	43d	1	1.38mi
1624 W 9th St Wilmington, DE	3.0	2.5	1780	$2,500	$1.40	18d	1	1.39mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	43d	1	1.48mi

Listing history 24 events

1. 2026-06-18
   days on market $169,900 Active 38 DOM
2. 2026-06-17
   days on market $169,900 Active 37 DOM
3. 2026-06-16
   days on market $169,900 Active 36 DOM
4. 2026-06-15
   days on market $169,900 Active 35 DOM
5. 2026-06-13
   days on market $169,900 Active 33 DOM
6. 2026-06-13
   days on market $169,900 Active 32 DOM
7. 2026-06-09
   days on market $169,900 Active 29 DOM
8. 2026-06-08
   days on market $169,900 Active 28 DOM
9. 2026-06-07
   days on market $169,900 Active 27 DOM
10. 2026-06-04
    days on market $169,900 Active 24 DOM
11. 2026-06-03
    days on market $169,900 Active 23 DOM
12. 2026-06-02
    days on market $169,900 Active 22 DOM
13. 2026-06-01
    days on market $169,900 Active 21 DOM
14. 2026-05-31
    days on market $169,900 Active 20 DOM
15. 2026-05-11
    listed $169,900 Active 192-char remark
16. 2003-03-20
    soldstatus $90,000
17. 1999-12-29
    soldstatus $6,000 337-char remark

    Show marketing remark (337 chars)

    Make An Offer On This. Big Semi-Detached Brick Townhome, Has Been Exten- Sively Damaged By Fire. Located Close To Redeveloping Area. Property Is Sold Strictly As Is, Seller Makes No Representations As To Condition. Buyer To Inspect For Self Prior To Making Offer. Sold As Is! Be Very Careful When Walking Through. Enter At Your Own Risk.

18. 1999-12-10
    historical 337-char remark

    Show marketing remark (337 chars)

    Make An Offer On This. Big Semi-Detached Brick Townhome, Has Been Exten- Sively Damaged By Fire. Located Close To Redeveloping Area. Property Is Sold Strictly As Is, Seller Makes No Representations As To Condition. Buyer To Inspect For Self Prior To Making Offer. Sold As Is! Be Very Careful When Walking Through. Enter At Your Own Risk.

19. 1999-11-10
    listed $6,000 337-char remark

    Show marketing remark (337 chars)

    Make An Offer On This. Big Semi-Detached Brick Townhome, Has Been Exten- Sively Damaged By Fire. Located Close To Redeveloping Area. Property Is Sold Strictly As Is, Seller Makes No Representations As To Condition. Buyer To Inspect For Self Prior To Making Offer. Sold As Is! Be Very Careful When Walking Through. Enter At Your Own Risk.

20. 1999-10-30
    historical
21. 1999-07-13
    listed $6,000
22. 1999-05-12
    historical
23. 1999-04-12
    listed $49,900
24. 1996-02-26
    soldstatus $65,000

ⓘ 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: $1,275 · $106/mo
• Projected year-2 tax: $1,275 · $106/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 8/10 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 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,705
• − Mortgage interest: −$9,517
• − Property taxes: −$1,275
• − Insurance: −$850
• − Repairs & maintenance: −$2,056
• − Management: −$2,056
• − Depreciation: −$4,943
• Taxable income: $5,008
• Est. tax owed @ 24.0%: −$1,202
• After-tax cash flow: $6,288/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 — Wilmington

• Score: 64/100
• State rank: #52
• US rank: #14251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, DE
• County: New Castle County · 483,412 people
• City population: 173,480
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 16,327
• Household income: $52,810
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 919.0

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: Predominantly Black (67%)
• Race & ethnicity: Black 67% White 15% Hispanic / Latino 9% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% Chinese 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: ▼ -112.65%
• Current HPI: 151.1288
• Rent YoY: ▲ 1.59%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+161.4% since first listed

10 events — show timeline

• 2026-05-11 Listed $169,900 BRIGHT MLS
• 2003-03-20 Sold (Public Records) $90,000 Public Records
• 1999-12-29 Sold (MLS) $6,000 BRIGHT MLS
• 1999-12-10 Listing Removed — BRIGHT MLS
• 1999-11-10 Listed $6,000 BRIGHT MLS
• 1999-10-30 Listing Removed — BRIGHT MLS
• 1999-07-13 Listed $6,000 BRIGHT MLS
• 1999-05-12 Listing Removed — BRIGHT MLS
• 1999-04-12 Listed $49,900 BRIGHT MLS
• 1996-02-26 Sold (Public Records) $65,000 Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,275 · +2.6% YoY. Source: county tax records.