127 Eastlawn Ave · Wilmington, DE 19802

$199,900

3 bd · 1.0 ba · 1,150 sqft · Townhouse public records · 17 Days on market

Built 1936 Est $181k · 11% over

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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).

• Cash flow +14.6/30.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Rent growth +3.9/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• ARV discount +2.7/15.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully maintained home offering the perfect blend of character, comfort, and convenience. From the moment you arrive, you'll appreciate the inviting curb appeal and thoughtfully designed living spaces throughout. Inside, you'll find a bright and spacious layout featuring generous room sizes, abundant natural light, and updates that make everyday living easy. The well-appointed kitchen flows seamlessly into the main living areas, creating an ideal setting for both entertaining and daily life. Upstairs, comfortable bedrooms provide plenty of space to relax and unwind. Outside, enjoy a private backyard perfect for gatherings, gardening, or simply enjoying the outdoors. Con

Key facts

• Built 1936

Property features AI

Exterior

• Utilities: Has air conditioning
• Home design: Townhouse

Interior

• Bedrooms: 3 bedrooms
• Bathrooms: 1 bathroom
• Interior features: Air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $200k.

Deal economics

• At list price, monthly cash flow is $48 ($575/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 $181k (9.5% below list).
• Recommended offer: $181k (9.5% below list) — sets the bar for 1% rule.

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.
• Brandywine School District (suburban): math 28% / reading 40% proficiency, ranked #11 of 26 in DE (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Carrcroft Elementary School (math 32% / reading 27%, grade F, #50 of 105 statewide, top 53%, 477 students, 0% FRL); Springer Middle School (math 24% / reading 40%, grade F, #15 of 36 statewide, top 40%, 797 students, 0% FRL); Brandywine High School (math 32% / reading 47%, grade F, #12 of 40 statewide, top 31%, 950 students, 0% FRL) — zoned schools average 0% FRL vs 38% district-wide (38 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising fast (+5.7%/yr); 132 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); 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 40% 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 $6k 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.

Negotiation context

• It's been on market 17 days — a 2% lower offer ($197k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $180,934 (9.5% below list)

Questions for the listing agent

1. Built in 1936 — 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. 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: 0.91% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.03%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $180,550
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
417 E 35th St	0.14mi	3/1.0	1,150 (0%)	2mo	$227,000	$197	92
2717 N West St	0.53mi	3/1.0	1,150 (0%)	2mo	$155,000	$135	74
31 W 40th St	0.35mi	3/1.0	1,225 (+6%)	2mo	$170,000	$139	71
11 E 42nd St	0.38mi	3/1.5	1,075 (-6%)	1mo	$252,500	$235	69
3208 N Madison St	0.50mi	3/1.0	1,200 (+4%)	2mo	$274,999	$229	68
2708 Thompson Pl	0.59mi	3/1.0	1,175 (+2%)	1mo	$215,000	$183	68
3003 N Tatnall St	0.34mi	2/1.0 (-1)	1,050 (-9%)	1mo	$165,000	$157	64
103 W 29th St	0.42mi	3/1.5	1,250 (+9%)	2mo	$150,000	$120	62
212 W 25th St	0.67mi	3/1.0	1,225 (+6%)	1mo	$80,000	$65	57
2601 N Heald St	0.49mi	3/1.0	1,022 (-11%)	2mo	$145,000	$142	57
2412 Lamotte St	0.60mi	3/1.0	1,275 (+11%)	0mo	$125,000	$98	54
206 W 26th St	0.62mi	3/2.0	1,250 (+9%)	2mo	$228,000	$182	51

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: -11.6%
• Equity multiple: 0.57×
• Total profit: $-24,227
• Equity at exit: $29,806

10-year hold

• IRR: 1.1%
• Equity multiple: 1.09×
• Total profit: $5,013
• Equity at exit: $17,284

Cash invested: $55,972 (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: 132
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,809 high
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$380
• Net cashflow: $48

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 92%

Sensitivity live

Price	-10% $186	-5% $117	+0% $48	+5% $-21	+10% $-90
Rent	-10% $-95	-5% $-24	+0% $48	+5% $119	+10% $191
Rate	-1.0pp $149	-0.5pp $99	base $48	+0.5pp $-4	+1.0pp $-57

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 Eastlawn Ave Wilmington, DE	3.0	1.0	1400	$1,995	$1.43	45d	1	0.25mi
3005 N West St Wilmington, DE	3.0	1.0	1176	$1,900	$1.62	26d	1	0.38mi
2705 Speakman Pl Wilmington, DE	3.0	1.5	1100	$1,975	$1.80	14d	1	0.41mi
3003 N Washington St Wilmington, DE	3.0	1.0	1250	$1,950	$1.56	45d	1	0.45mi
2923 N Washington St Wilmington, DE	3.0	1.0	1225	$1,600	$1.31	0d	1	0.47mi
2601 N Heald St Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	0d	1	0.50mi
507 Barrett St Wilmington, DE	3.0	1.0	1275	$1,700	$1.33	45d	1	0.53mi
2 Colony Blvd Wilmington, DE	1.0–2.0	1.0–2.0	1112	$2,500	$2.25	0d	6	0.53mi
400 W 29th St Wilmington, DE	3.0	1.5	1125	$1,950	$1.73	45d	1	0.56mi
103 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1025	$1,795	$1.75	45d	1	0.61mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	45d	1	0.64mi
608 W Lea Blvd Wilmington, DE	1.0–2.0	1.0	825	$1,500	$1.82	45d	1	0.74mi
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	26d	1	0.75mi
201 Philadelphia Pike Unit 216 Wilmington, DE	2.0	1.0	850	$1,400	$1.65	45d	1	0.76mi
310 Shipley Rd Wilmington, DE	2.0	2.0	1010	$1,722	$1.71	0d	2	0.77mi
201 1/2 Philadelphia Pike #326 Wilmington, DE	2.0	1.0	779	$1,595	$2.05	45d	1	0.79mi
302 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1450	$1,295	$0.89	26d	1	0.81mi
306 W 23rd St Unit 2 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	45d	1	0.82mi
306 W 23rd St Unit 1 Wilmington, DE	2.0	1.0	1475	$1,295	$0.88	26d	1	0.82mi
3408 Miller Rd Wilmington, DE	1.0–2.0	1.0–2.0	889	$1,775	$2.00	0d	8	0.83mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	45d	1	0.84mi
314 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	1300	$1,295	$1.00	26d	1	0.84mi
312 Concord Ave Unit 2 Wilmington, DE	2.0	1.0	700	$1,295	$1.85	26d	1	0.84mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	0d	1	0.84mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,500	$1.36	14d	1	1.01mi
409 W 20th St Unit 2 Wilmington, DE	2.0	1.0	1100	$1,700	$1.55	12d	1	1.01mi
240 Philadelphia Pike Wilmington, DE	3.0	2.0	1400	$2,100	$1.50	4d	1	1.03mi
604 W 20th St Unit 2 Wilmington, DE	2.0	1.0	900	$1,195	$1.33	26d	1	1.08mi
608 W 20th St Wilmington, DE	2.0	1.0	800	$1,400	$1.75	45d	1	1.08mi
518 E 12th St Wilmington, DE	2.0	1.0	875	$1,425	$1.63	22d	1	1.16mi
1124 Clifford Brown Walk Wilmington, DE	2.0	1.0	1240	$1,625	$1.31	45d	1	1.20mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	0d	1	1.21mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	20d	1	1.23mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	20d	1	1.24mi
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	26d	1	1.26mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	45d	1	1.27mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	19d	1	1.29mi
835 N Spruce St Wilmington, DE	3.0	1.0	775	$1,700	$2.19	0d	1	1.37mi
1001 N Orange St Wilmington, DE	1.0–2.0	1.0–2.0	833	$2,135	$2.56	0d	61	1.42mi
1204 Terra Hill Dr Wilmington, DE	2.0	1.5	1000	$1,610	$1.61	0d	6	1.44mi

Listing history 10 events

1. 2026-06-21
   days on market $199,900 Coming Soon 17 DOM
2. 2026-06-18
   days on market $199,900 Coming Soon 14 DOM
3. 2026-06-17
   days on market $199,900 Coming Soon 13 DOM
4. 2026-06-16
   days on market $199,900 Coming Soon 12 DOM
5. 2026-06-15
   days on market $199,900 Coming Soon 11 DOM
6. 2026-06-13
   days on market $199,900 Coming Soon 9 DOM
7. 2026-06-09
   days on market $199,900 Coming Soon 5 DOM
8. 2026-06-08
   days on market $199,900 Coming Soon 4 DOM
9. 2026-06-07
   remarks 699-char remark
10. 2026-06-07
    listed $199,900 Coming Soon 3 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $21,712
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,737
• − Management: −$1,737
• − Depreciation: −$5,815
• Taxable loss: −$2,773
• Est. tax savings @ 24.0%: +$665
• After-tax cash flow: $1,240/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: Brandywine School District
• NCES district ID: 1001240
• Math proficiency: 28% ▼ -13.00%
• Reading proficiency: 40% ▼ -13.00%
• Median HH income: $68,743
• Composite: 31.27/100
• National rank: #6019
• State rank: #11 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