1101 W 6th St · Laurel, DE 19956

$219,900

4 bd · 1.0 ba · 1,680 sqft · SingleFamily · 1 Days on market

Built 1950 0.41 ac lot Est $282k · 22% 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).

• ARV discount +15.0/15.0
• Cash flow +14.6/30.0
• Appreciation +10.0/10.0
• DSCR +4.5/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.8/10.0

Listing remarks

Opportunity awaits with this solid 4-bedroom, 1-bath rancher offering plenty of potential and room to make it your own! Home is ready for your personal touches, updates and improvements. Features include an unfinished basement providing excellent storage or future expansion possibilities, plus all appliances are included. Enjoy the benefits of town water and sewer, and a beautiful setting with the backyard bordering Broad Creek. Whether you're a first-time buyer, investor, or someone looking for a home to customize, this property offers a great opportunity to build equity and create the home you've been envisioning!

Key facts

• Unfinished basement
• Town sewer
• Town water

Tags

• UNFINISHED BASEMENT
• TOWN WATER
• TOWN SEWER
• BACKYARD BORDERING BROAD CREEK

Property features AI

Finance

• Other: Fee simple ownership; Property condition listed as average; Ground rent paid annually; Pets allowed with no restrictions

Exterior

• Parking: Driveway parking (1 space), total 1 garage/parking space
• Utilities: Public water; Public sewer; Electric hot water; 200+ amp electrical service; Cable TV available; Cable internet service; Municipal trash collection
• Home design: Detached single-family home; Main entrance faces south; Building not winterized
• Construction: Stick built construction; Block foundation; Shingle roof; Insulated windows; Year built estimated
• Exterior features: Sidewalks; Street lights; Rear yard; Water access to Broad Creek (creek frontage)

Interior

• Kitchen: Gas oven/range; Refrigerator
• Bedrooms: Four bedrooms on the main level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Heat pump(s) with electric heating; Central air conditioning (electric)
• Interior features: Traditional floor plan with combination dining/living area; Window treatments; Drywall walls and ceilings; Insulated doors
• Laundry & utility: Basement utility space (unfinished)

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $220k.

Deal economics

• At list price, monthly cash flow is $54 ($652/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 $170k (22.9% below list).
• Recommended offer: $170k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.9% in Laurel — 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 63/100 on livability (#57 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing A; Watch: employment D+, schools F, crime F.
• Laurel School District (suburban): math 15% / reading 27% proficiency, ranked #25 of 26 in DE (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 92 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($2k loan paydown + $22k appreciation (10.0% local appreciation)).
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $62k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $169,500 (22.9% below list)

Questions for the listing agent

1. Built in 1950 — 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 F-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: 0.77% ✗
• Cap rate: 6.59%
• Cash-on-cash: 1.06%
• DSCR: 1.05
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $282,240
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
223 W 7th St	0.38mi	3/1.0 (-1)	1,600 (-5%)	3mo	$87,500	$55	67
102 W 9th St	0.39mi	3/1.0 (-1)	1,694 (+1%)	15mo	$215,000	$127	63
9162 Sharptown Rd	0.74mi	3/1.0 (-1)	1,600 (-5%)	6mo	$269,000	$168	47
110 Maryland Ave	0.63mi	3/2.0 (-1)	1,638 (-2%)	17mo	$275,000	$168	43
30671 Old Sailor Rd	0.57mi	3/2.0 (-1)	1,428 (-15%)	1mo	$344,900	$242	38
107 Maple St	0.30mi	5/2.0 (+1)	1,920 (+14%)	19mo	$263,000	$137	37
128 Brooklyn Ave	0.74mi	3/1.0 (-1)	1,440 (-14%)	1mo	$289,000	$201	36
207 E 6th St	0.69mi	4/2.0	1,800 (+7%)	19mo	$257,000	$143	36
510 Central Ave S	0.54mi	3/2.5 (-1)	1,470 (-12%)	15mo	$290,000	$197	31
95 6th St W	0.54mi	3/3.0 (-1)	1,880 (+12%)	16mo	$300,000	$160	29

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 25.0%
• Equity multiple: 3.00×
• Total profit: $123,106
• Equity at exit: $198,103

10-year hold

• IRR: 22.1%
• Equity multiple: 6.84×
• Total profit: $359,568
• Equity at exit: $427,217

Cash invested: $61,572 (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 19956

• Home prices YoY: 10.5%
• Active inventory: 92
• Price-to-rent: 10.8×

Monthly cashflow live

• Estimated rent: $1,695 medium
• Mortgage (P&I): −$1,153
• Tax from tax record: −$40 /mo · $479/yr
• Insurance: −$92
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $54

Break-even live

Break-even rent $1,626

Max offer price $219,900

Occupancy floor 92%

Sensitivity live

Price	-10% $179	-5% $117	+0% $54	+5% $-8	+10% $-333
Rent	-10% $-80	-5% $-13	+0% $54	+5% $121	+10% $188
Rate	-1.0pp $165	-0.5pp $110	base $54	+0.5pp $-3	+1.0pp $-61

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: $54,975
• Closing costs: $6,597
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1205 W 6th St Laurel, DE	3.0	2.0	1440	$1,695	$1.18	44d	1	0.17mi

Listing history 2 events

1. 2026-06-19
   remarks 623-char remark
2. 2026-06-19
   listed $219,900 Active 1 DOM

ⓘ 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: $479 · $40/mo
• Projected year-2 tax: $877 · $73/mo
• Expected delta: +$398/yr (+$33/mo · 83.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,340
• − Mortgage interest: −$12,318
• − Property taxes: −$479
• − Insurance: −$1,100
• − Repairs & maintenance: −$1,627
• − Management: −$1,627
• − Depreciation: −$6,397
• Taxable loss: −$3,208
• Est. tax savings @ 24.0%: +$770
• After-tax cash flow: $1,422/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: Laurel School District
• NCES district ID: 1000810
• Math proficiency: 15% ▼ -22.00%
• Reading proficiency: 27% ▼ -19.00%
• Median HH income: $47,135
• Composite: 18.42/100
• National rank: #8933
• State rank: #25 of 26 in DE

Livability — Laurel

• Score: 63/100
• State rank: #57
• US rank: #15428

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Laurel, DE
• Population (ZIP): 16,274

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (68%)
• Race & ethnicity: White 68% Black 16% Hispanic / Latino 14% Two or more races 8%
• Hispanic origin (detail): Mexican 1% Puerto Rican 2%
• Common ancestry: Russian 2% Italian 1% Hispanic 1%
• Foreign-born: 9% · Canada
• Languages at home: 86% English-only · Spanish 12% French/Haitian/Cajun 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 28.72%
• Current HPI: 301.6055
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-06-18 Listed $219,900 BRIGHT MLS

Property tax history

+7.8%/yr

Latest (2025): $479 · +86.3% YoY. Source: county tax records.