517 W 25th St · Wilmington, DE 19802

$175,000

3 bd · 1.0 ba · 1,325 sqft · Townhouse public records · 17 Days on market

Built 1923 1,742 sqft lot $132/sqft · 33% below area Est $260k · 33% 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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.1/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to 517 W 25th St, a well-maintained corner-lot townhome offering space, updates, and great value. This well-maintained 3-bedroom, 1-bath townhome offers 1,325 sq ft of comfortable living space along with a fenced-in backyard, perfect for privacy and outdoor enjoyment. Inside, you’ll find hardwood floors throughout and a spacious main level featuring a large living room with fireplace, a formal dining room, and a kitchen with pantry for added storage. Upstairs includes three ample-sized bedrooms and a full bathroom, with balcony access from the third bedroom overlooking the backyard — a unique and inviting feature. Recent updates provide added peace of mind, including stainless steel appliances, heating system, chimney lining, privacy fence, electrical box, interior and exterior painting, and backyard porch steps. With its combination of space, updates, and outdoor features, this home presents a fantastic opportunity for homeowners or investors alike. Schedule your tour today!

Key facts

• Built 1923
• Listed 17 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $290 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $172k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.3% vs local median 5.7% 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+, schools D, commute D.
• Red Clay Consolidated School District (suburban): math 27% / reading 42% proficiency, ranked #12 of 26 in DE (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.7%/yr); 129 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% 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).
• This rent runs 39% of the median local income ($54k/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 $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 + 5.7% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($172k) is reasonable based on typical stale-listing flexibility.
• 8 sale attempts since 26y 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 $79k; list at $175k implies a 122% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1923 — 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 $172,375 (1.5% below list)

Questions for the listing agent

1. Built in 1923 — 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. 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?
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. 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.
6. 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.
7. 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: 1.01% ✓
• Cap rate: 8.28%
• Cash-on-cash: 7.10%
• DSCR: 1.32
• GRM: 8.2

CMA / ARV

• ARV (median comp): $260,483
• List price: $175,000
• Delta: -32.82%
• 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
623 W Twenty Eighth St	0.19mi	3/1.5	1,250 (-6%)	0mo	$235,000	$188	79
212 W 25th St	0.25mi	3/1.0	1,225 (-8%)	1mo	$80,000	$65	75
2708 Thompson Pl	0.21mi	3/1.0	1,175 (-11%)	1mo	$215,000	$183	71
2412 Lamotte St	0.49mi	3/1.0	1,275 (-4%)	0mo	$125,000	$98	70
2011 N West St	0.38mi	4/1.0 (+1)	1,375 (+4%)	1mo	$135,000	$98	70
305 W 21st St	0.29mi	3/1.5	1,450 (+9%)	1mo	$290,000	$200	68
3208 N Madison St	0.43mi	3/1.0	1,200 (-9%)	2mo	$274,999	$229	63
2009 N Tatnall St	0.43mi	3/1.0	1,475 (+11%)	1mo	$170,000	$115	60
125 W 20th St	0.42mi	3/1.0	1,500 (+13%)	0mo	$235,000	$157	58
24 W 30th St	0.45mi	3/2.0	1,478 (+12%)	0mo	$280,000	$189	56
222 E 30th St	0.65mi	3/2.0	1,400 (+6%)	1mo	$280,000	$200	55
709 E 26th St	0.70mi	3/2.5	1,375 (+4%)	0mo	$230,000	$167	55

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 · 5.72% rent growth · sell at horizon

5-year hold

• IRR: -2.6%
• Equity multiple: 0.90×
• Total profit: $-4,954
• Equity at exit: $26,093

10-year hold

• IRR: 9.7%
• Equity multiple: 1.83×
• Total profit: $40,897
• Equity at exit: $15,131

Cash invested: $49,000 (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 19802

• Rents YoY: 5.7%
• Active inventory: 129
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,769 high
• Mortgage (P&I): −$918
• Tax from tax record: −$117 /mo · $1,404/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $290

Break-even live

Break-even rent $1,402

Max offer price $175,000

Occupancy floor 79%

Sensitivity live

Price	-10% $389	-5% $339	+0% $290	+5% $240	+10% $191
Rent	-10% $150	-5% $220	+0% $290	+5% $360	+10% $430
Rate	-1.0pp $378	-0.5pp $334	base $290	+0.5pp $245	+1.0pp $198

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	25d	1	0.09mi
306 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	25d	1	0.18mi
306 W 23rd St Unit 2 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	45d	1	0.18mi
314 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	1300	$1,295	$1.00	25d	1	0.18mi
302 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1450	$1,295	$0.89	25d	1	0.18mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	45d	1	0.19mi
2401 N West St Wilmington, DE	4.0	1.0	1650	$1,900	$1.15	16d	1	0.25mi
400 W 29th St Wilmington, DE	3.0	1.5	1125	$1,950	$1.73	45d	1	0.26mi
125 W 23rd St Wilmington, DE	4.0	2.0	1672	$1,995	$1.19	45d	1	0.28mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,500	$1.36	14d	1	0.29mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,700	$1.55	11d	1	0.29mi
604 W 20th St Unit 2 Wilmington, DE	2.0	1.0	900	$1,195	$1.33	25d	1	0.30mi
2923 N Washington St Wilmington, DE	3.0	1.0	1225	$1,600	$1.31	0d	1	0.35mi
2518 N Tatnall St Wilmington, DE	4.0	1.5	1575	$1,995	$1.27	45d	1	0.35mi
3003 N Washington St Wilmington, DE	3.0	1.0	1250	$1,950	$1.56	45d	1	0.37mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	45d	1	0.44mi
3005 N West St Wilmington, DE	3.0	1.0	1176	$1,900	$1.62	25d	1	0.44mi
103 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	45d	1	0.50mi
3408 Miller Rd Wilmington, DE	1.0–2.0	1.0–2.0	889	$1,775	$2.00	0d	8	0.59mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	14d	1	0.63mi
507 Barrett St Wilmington, DE	3.0	1.0	1275	$1,700	$1.33	45d	1	0.67mi
903 Shallcross Ave Wilmington, DE	2.0	1.5	1575	$2,195	$1.39	25d	1	0.77mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	45d	1	0.78mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	19d	1	0.82mi
2601 N Heald St Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	0d	1	0.90mi
1301 N Harrison St Wilmington, DE	1.0–2.0	1.0	1050	$1,850	$1.76	6d	1	0.91mi
1610 N Broom St Unit 2 Wilmington, DE	2.0	1.0	1000	$2,150	$2.15	45d	1	0.92mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	0d	1	0.93mi
1207 Delaware Ave Wilmington, DE	2.0	1.0	1200	$1,700	$1.42	12d	1	0.94mi
1124 Clifford Brown Walk Wilmington, DE	2.0	1.0	1240	$1,625	$1.31	45d	1	0.95mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	0d	61	0.96mi
518 E 12th St Wilmington, DE	2.0	1.0	875	$1,425	$1.63	21d	1	0.97mi
1210 Delaware Ave Unit 3 Wilmington, DE	2.0	1.0	1200	$2,395	$2.00	45d	1	0.98mi
1212 Delaware Ave Wilmington, DE	2.0	1.0–2.0	925	$2,695	$2.91	14d	4	0.99mi
1212 Delaware Ave Wilmington, DE	2.0	1.0–2.0	700	$2,495	$3.56	45d	4	0.99mi
1501 N Broom St Unit 2/3 Wilmington, DE	2.0	2.5	1250	$2,500	$2.00	6d	1	0.99mi
547 Eastlawn Ave Wilmington, DE	3.0	1.0	1400	$1,995	$1.43	45d	1	1.00mi
613 W 10th St Wilmington, DE	2.0	1.0	1100	$1,745	$1.59	45d	1	1.01mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	18d	1	1.02mi
913 N Market St Wilmington, DE	1.0–2.0	1.0–2.0	974	$1,985	$2.04	45d	5	1.03mi

Listing history 20 events

1. 2026-05-03
   status Pending 1010-char remark

   Show marketing remark (1010 chars)

   Welcome to 517 W 25th St, a well-maintained corner-lot townhome offering space, updates, and great value. This well-maintained 3-bedroom, 1-bath townhome offers 1,325 sq ft of comfortable living space along with a fenced-in backyard, perfect for privacy and outdoor enjoyment. Inside, you’ll find hardwood floors throughout and a spacious main level featuring a large living room with fireplace, a formal dining room, and a kitchen with pantry for added storage. Upstairs includes three ample-sized bedrooms and a full bathroom, with balcony access from the third bedroom overlooking the backyard — a unique and inviting feature. Recent updates provide added peace of mind, including stainless steel appliances, heating system, chimney lining, privacy fence, electrical box, interior and exterior painting, and backyard porch steps. With its combination of space, updates, and outdoor features, this home presents a fantastic opportunity for homeowners or investors alike. Schedule your tour today!

2. 2026-04-16
   listed $175,000 Active 1010-char remark

   Show marketing remark (1010 chars)

   Welcome to 517 W 25th St, a well-maintained corner-lot townhome offering space, updates, and great value. This well-maintained 3-bedroom, 1-bath townhome offers 1,325 sq ft of comfortable living space along with a fenced-in backyard, perfect for privacy and outdoor enjoyment. Inside, you’ll find hardwood floors throughout and a spacious main level featuring a large living room with fireplace, a formal dining room, and a kitchen with pantry for added storage. Upstairs includes three ample-sized bedrooms and a full bathroom, with balcony access from the third bedroom overlooking the backyard — a unique and inviting feature. Recent updates provide added peace of mind, including stainless steel appliances, heating system, chimney lining, privacy fence, electrical box, interior and exterior painting, and backyard porch steps. With its combination of space, updates, and outdoor features, this home presents a fantastic opportunity for homeowners or investors alike. Schedule your tour today!

3. 2026-04-14
   historical $175,000 1010-char remark

   Show marketing remark (1010 chars)

   Welcome to 517 W 25th St, a well-maintained corner-lot townhome offering space, updates, and great value. This well-maintained 3-bedroom, 1-bath townhome offers 1,325 sq ft of comfortable living space along with a fenced-in backyard, perfect for privacy and outdoor enjoyment. Inside, you’ll find hardwood floors throughout and a spacious main level featuring a large living room with fireplace, a formal dining room, and a kitchen with pantry for added storage. Upstairs includes three ample-sized bedrooms and a full bathroom, with balcony access from the third bedroom overlooking the backyard — a unique and inviting feature. Recent updates provide added peace of mind, including stainless steel appliances, heating system, chimney lining, privacy fence, electrical box, interior and exterior painting, and backyard porch steps. With its combination of space, updates, and outdoor features, this home presents a fantastic opportunity for homeowners or investors alike. Schedule your tour today!

4. 2007-12-11
   historical
5. 2007-10-11
   listed $142,500
6. 2007-10-06
   historical
7. 2007-08-06
   listed $144,900
8. 2007-07-23
   historical
9. 2007-03-23
   listed $147,500
10. 2007-03-17
    historical
11. 2006-12-17
    listed $149,900
12. 2005-12-01
    soldstatus $79,000
13. 2005-11-30
    soldstatus $79,000
14. 2005-11-01
    listed $79,000
15. 2000-10-20
    soldstatus $38,000
16. 2000-10-19
    listed $38,000
17. 2000-10-19
    historical
18. 2000-09-16
    historical
19. 2000-06-26
    listed $44,900
20. 1978-11-01
    soldstatus $24,900

ⓘ 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: $1,404 · $117/mo
• Projected year-2 tax: $1,404 · $117/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 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: $21,229
• − Mortgage interest: −$9,803
• − Property taxes: −$1,404
• − Insurance: −$875
• − Repairs & maintenance: −$1,698
• − Management: −$1,698
• − Depreciation: −$5,091
• Taxable income: $660
• Est. tax owed @ 24.0%: −$158
• After-tax cash flow: $3,321/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: Red Clay Consolidated School District
• NCES district ID: 1001300
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $64,298
• Composite: 31.25/100
• National rank: #6027
• State rank: #12 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): 26,051
• Household income: $53,812
• Rent vs Own: 51.5% rent · 48.5% own
• Severe rent burden: 1816.0

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 (68%)
• Race & ethnicity: Black 68% White 20% Hispanic / Latino 7% Two or more races 5%
• Hispanic origin (detail): Puerto Rican 4%
• Common ancestry: Slovak 1% Romanian 1% Italian 1%
• Foreign-born: 11% · Canada, Jamaica, China
• Languages at home: 92% English-only · Spanish 4% Arabic 0%

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: ▼ -296.47%
• Current HPI: 225.6613
• Rent YoY: ▲ 5.72%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+602.8% since first listed

20 events — show timeline

• 2026-05-03 Pending — BRIGHT MLS
• 2026-04-16 Listed $175,000 BRIGHT MLS
• 2026-04-14 Coming Soon $175,000 BRIGHT MLS
• 2007-12-11 Listing Removed — BRIGHT MLS
• 2007-10-11 Listed $142,500 BRIGHT MLS
• 2007-10-06 Listing Removed — BRIGHT MLS
• 2007-08-06 Listed $144,900 BRIGHT MLS
• 2007-07-23 Listing Removed — BRIGHT MLS
• 2007-03-23 Listed $147,500 BRIGHT MLS
• 2007-03-17 Listing Removed — BRIGHT MLS
• 2006-12-17 Listed $149,900 BRIGHT MLS
• 2005-12-01 Sold (Public Records) $79,000 Public Records
• 2005-11-30 Sold (MLS) $79,000 BRIGHT MLS
• 2005-11-01 Listed $79,000 BRIGHT MLS
• 2000-10-20 Sold (MLS) $38,000 BRIGHT MLS
• 2000-10-19 Listing Removed — BRIGHT MLS
• 2000-10-19 Listed $38,000 BRIGHT MLS
• 2000-09-16 Listing Removed — BRIGHT MLS
• 2000-06-26 Listed $44,900 BRIGHT MLS
• 1978-11-01 Sold (Public Records) $24,900 Public Records

Property tax history

+3.7%/yr

Latest (2024): $1,404 · +15.1% YoY. Source: county tax records.