139 Acorn Ln · Dover, DE 19901

$279,900

2 bd · 1.0 ba · 996 sqft · SingleFamily public records · 55 Days on market

Built 1950 0.32 ac lot $281/sqft · 18% above area Est $334k · 16% under

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Why this score? — see what drove the F 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 +14.7/15.0
• Cash flow +6.7/30.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Schools +2.0/10.0
• DSCR +1.0/10.0
• 1% rule +0.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Move-in ready and just refreshed for its new owner! This updated home features new kitchen & appliances, new flooring, and fresh paint throughout. Enjoy the warmth and character of the knotty pine family room with a cozy fireplace, perfect for relaxing or entertaining. The shaded front yard offers a great place to unwind and enjoy the outdoors. An oversized detached one-car garage provides additional space ideal for a workshop, storage, tools, or hobbies. Conveniently located close to shopping, dining, and everything Dover has to offer, and just a stone’s throw from Rt. 1 for easy access north or south. A great value at this price point in today’s market—schedule your showing before it's gone. Seller is hooking home into City of Dover water and sewer before settlement.

Key facts

• 0.32 acre lot
• Garage
• Built 1950

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-443 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $202k (28.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $154k (44.9% below list).
• Recommended offer: $154k (44.9% 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: schools C-, crime F, commute F.
• 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.
• Market conditions: Rents rising (+2.0%/yr); 184 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 45d 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).

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.
• 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 55 days — a 3% lower offer ($272k) 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.
• Current owner paid $216k; 29% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate 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 $154,283 (44.9% 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 55 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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. 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?
7. 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.
8. 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.
9. 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: 0.55% ✗
• Cap rate: 4.39%
• Cash-on-cash: -6.79%
• DSCR: 0.70
• GRM: 15.1

CMA / ARV

• ARV (median comp): $333,605
• List price: $279,900
• Delta: -16.10%
• 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
1014 White Oak Rd	0.55mi	2/1.0	1,013 (+2%)	3mo	$245,000	$242	69
1492 N Little Creek Rd #3	0.33mi	3/2.0 (+1)	980 (-2%)	12mo	$62,000	$63	63
1520 N Little Creek Rd	0.35mi	3/1.0 (+1)	912 (-8%)	3mo	$170,000	$186	62
721 S Halsey Rd	0.59mi	2/1.0	966 (-3%)	7mo	$270,000	$280	62
108 N Halsey Rd	0.51mi	3/1.0 (+1)	1,064 (+7%)	2mo	$262,500	$247	58
728 White Oak Rd	0.68mi	2/1.0	982 (-1%)	10mo	$240,000	$244	58
1061 S Little Creek Rd #207	0.64mi	2/2.0	1,056 (+6%)	3mo	$85,000	$80	54
195 Mitscher Rd	0.51mi	3/1.5 (+1)	1,040 (+4%)	11mo	$255,000	$245	53
114 Spruance Rd	0.40mi	3/2.0 (+1)	1,100 (+10%)	3mo	$190,000	$173	52
106 Mitscher Rd	0.44mi	3/1.0 (+1)	1,128 (+13%)	7mo	$237,000	$210	46
740 E Division St	0.56mi	3/1.0 (+1)	1,064 (+7%)	14mo	$289,900	$272	46
358 Frear Dr	0.70mi	3/1.5 (+1)	1,130 (+14%)	7mo	$297,500	$263	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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -29.0%
• Equity multiple: 0.04×
• Total profit: $-75,232
• Equity at exit: $41,734

10-year hold

• IRR: -33.0%
• Equity multiple: -0.38×
• Total profit: $-108,462
• Equity at exit: $24,201

Cash invested: $78,372 (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 19901

• Rents YoY: 2.0%
• Active inventory: 184
• Price-to-rent: 15.1×

Monthly cashflow live

• Estimated rent: $1,543 high
• Mortgage (P&I): −$1,468
• Tax from tax record: −$78 /mo · $934/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $-443

Break-even live

Break-even rent $2,104

Max offer price $201,570

Occupancy floor —

Sensitivity live

Price	-10% $-285	-5% $-364	+0% $-443	+5% $-523	+10% $-602
Rent	-10% $-565	-5% $-504	+0% $-443	+5% $-382	+10% $-322
Rate	-1.0pp $-302	-0.5pp $-372	base $-443	+0.5pp $-516	+1.0pp $-590

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: $69,975
• Closing costs: $8,397
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
177 Willis Rd Dover, DE	1.0–2.0	1.0	851	$1,605	$1.88	44d	27	0.38mi
143 Mitscher Rd Dover, DE	2.0	1.0	770	$1,500	$1.95	44d	1	0.42mi
480 Country Dr Dover, DE	3.0	1.0–2.0	715	$1,653	$2.31	44d	22	0.76mi
820 Carvel Dr Dover, DE	1.0–2.0	1.0–1.5	782	$1,435	$1.83	44d	12	0.89mi
814 New Castle Ave Dover, DE	3.0	1.0	950	$1,650	$1.74	44d	1	1.27mi
5 S State St Dover, DE	1.0	1.5	1100	$1,200	$1.09	44d	1	1.31mi
12 S State St Unit 2 Dover, DE	1.0	1.0	800	$1,195	$1.49	44d	1	1.34mi

Listing history 6 events

1. 2026-03-27
   listed $279,900 Active 803-char remark

   Show marketing remark (803 chars)

   Move-in ready and just refreshed for its new owner! This updated home features new kitchen & appliances, new flooring, and fresh paint throughout. Enjoy the warmth and character of the knotty pine family room with a cozy fireplace, perfect for relaxing or entertaining. The shaded front yard offers a great place to unwind and enjoy the outdoors. An oversized detached one-car garage provides additional space ideal for a workshop, storage, tools, or hobbies. Conveniently located close to shopping, dining, and everything Dover has to offer, and just a stone’s throw from Rt. 1 for easy access north or south. A great value at this price point in today’s market—schedule your showing before it's gone. Seller is hooking home into City of Dover water and sewer before settlement.

2. 2026-03-22
   historical $279,900 803-char remark

   Show marketing remark (803 chars)

   Move-in ready and just refreshed for its new owner! This updated home features new kitchen & appliances, new flooring, and fresh paint throughout. Enjoy the warmth and character of the knotty pine family room with a cozy fireplace, perfect for relaxing or entertaining. The shaded front yard offers a great place to unwind and enjoy the outdoors. An oversized detached one-car garage provides additional space ideal for a workshop, storage, tools, or hobbies. Conveniently located close to shopping, dining, and everything Dover has to offer, and just a stone’s throw from Rt. 1 for easy access north or south. A great value at this price point in today’s market—schedule your showing before it's gone. Seller is hooking home into City of Dover water and sewer before settlement.

3. 2023-10-20
   historical $1,500
4. 2023-10-07
   listed $1,500
5. 2017-09-27
   soldstatus $216,500
6. 1999-03-02
   soldstatus $75,000

ⓘ 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: $934 · $78/mo
• Projected year-2 tax: $1,278 · $107/mo
• Expected delta: +$345/yr (+$29/mo · 37.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 66% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥101°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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,514
• − Mortgage interest: −$15,679
• − Property taxes: −$934
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$8,143
• Taxable loss: −$10,603
• Est. tax savings @ 24.0%: +$2,545
• After-tax cash flow: $-2,776/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

• County: Kent County · 82,184 people
• City population: 76,581
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

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 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

+273.2% since first listed

6 events — show timeline

• 2026-03-27 Listed $279,900 BRIGHT MLS
• 2026-03-22 Coming Soon $279,900 BRIGHT MLS
• 2023-10-20 Rental Removed $1,500 BRIGHTMLS
• 2023-10-07 Listed for Rent $1,500 BRIGHTMLS
• 2017-09-27 Sold (Public Records) $216,500 Public Records
• 1999-03-02 Sold (Public Records) $75,000 Public Records

Property tax history

+4.5%/yr

Latest (2024): $934 · +37.0% YoY. Source: county tax records.