8 Denham Ave · Claymont, DE 19703

$185,000

3 bd · 1.0 ba · 1,175 sqft · Townhouse public records · 12 Days on market

Built 1920 1,742 sqft lot $157/sqft · 19% below area Est $228k · 19% 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 +28.2/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +6.6/10.0
• Livability +3.5/5.0
• Rent growth +3.3/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

Key facts

• Private driveway
• Main floor laundry
• Large yard

Tags

• LVP FLOORING
• MAIN FLOOR LAUNDRY
• LARGE YARD
• PRIVATE DRIVEWAY
• CONVENIENTLY LOCATED

Property features AI

Exterior

• Parking: On-street parking; Alley access
• Utilities: Public water; Public sewer; Natural gas heating fuel; Electric hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Estimated year built
• Construction: Block construction; Block foundation; Above-grade and below-grade structures
• Exterior features: Sidewalks; Street lighting; Not in a federal flood zone

Interior

• Kitchen: Kitchen (appliances not specified)
• Bedrooms: Three bedrooms on the upper level; Total of 3 bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: 90% forced air heating; Other cooling
• Interior features: Estimated living area; Full basement
• Laundry & utility: Main floor laundry

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $185k.

Deal economics

• At list price, monthly cash flow is $587 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 10.1% vs local median 4.8% in Claymont — 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 69/100 on livability (#25 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: schools C-, amenities F, commute 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.
• Market conditions: Rents rising (+3.1%/yr); 35 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 0d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 33% of the median local income ($77k/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.
• At projected returns (-3.0% appreciation + 3.1% rent growth), your $52k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 7 sale attempts since 18y 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 $96k; list at $185k implies a 93% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. Built in 1920 — 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. 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.
4. 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.
5. 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: 1.16% ✓
• Cap rate: 10.10%
• Cash-on-cash: 13.59%
• DSCR: 1.60
• GRM: 7.2

CMA / ARV

• ARV (median comp): $227,684
• List price: $185,000
• Delta: -18.75%
• 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
26 Denham Ave	0.03mi	3/1.0	1,125 (-4%)	5mo	$200,000	$178	87
11 Denham Ave	0.02mi	3/1.5	1,233 (+5%)	3mo	$214,000	$174	86
22 Denham Ave	0.02mi	3/2.0	1,175 (0%)	14mo	$230,000	$196	83
18 Denham Ave	0.02mi	3/1.0	1,275 (+8%)	8mo	$220,000	$173	79
1126 Sterling Ave	0.71mi	3/1.0	1,130 (-4%)	2mo	$160,000	$142	59
10 Woodfield Dr	0.59mi	2/1.5 (-1)	1,150 (-2%)	7mo	$250,000	$217	56
139 Wiltshire Rd	0.74mi	3/1.5	1,125 (-4%)	15mo	$125,000	$111	44
715 Peachtree Rd	0.75mi	3/1.5	1,273 (+8%)	9mo	$280,000	$220	41
3858 Green St	0.44mi	2/2.5 (-1)	1,350 (+15%)	5mo	$335,000	$248	40
1118 Sterling	0.73mi	3/1.0	1,005 (-14%)	9mo	$130,000	$129	35
3745 Green St	0.58mi	2/2.0 (-1)	1,350 (+15%)	7mo	$345,000	$256	33
109 Wiltshire Rd	0.71mi	3/2.0	1,325 (+13%)	14mo	$265,000	$200	30

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 · 3.13% rent growth · sell at horizon

5-year hold

• IRR: 3.8%
• Equity multiple: 1.15×
• Total profit: $7,594
• Equity at exit: $27,584

10-year hold

• IRR: 13.4%
• Equity multiple: 2.07×
• Total profit: $55,590
• Equity at exit: $15,995

Cash invested: $51,800 (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 19703

• Rents YoY: 3.1%
• Active inventory: 35
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,147 high
• Mortgage (P&I): −$970
• Tax from tax record: −$62 /mo · $750/yr
• Insurance: −$77
• HOA: −$0
• Vacancy / Maint / Mgmt: −$451
• Net cashflow: $587

Break-even live

Break-even rent $1,405

Max offer price $185,000

Occupancy floor 68%

Sensitivity live

Price	-10% $691	-5% $639	+0% $587	+5% $534	+10% $482
Rent	-10% $417	-5% $502	+0% $587	+5% $671	+10% $756
Rate	-1.0pp $680	-0.5pp $634	base $587	+0.5pp $539	+1.0pp $490

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2003 Flathers Way Unit M79 Claymont, DE	2.0	2.0	1350	$2,350	$1.74	6d	1	0.44mi
700 Darley Green Dr Claymont, DE	1.0–3.0	1.0–2.0	1195	$2,800	$2.34	0d	1	0.50mi
237 Ridge Rd Claymont, DE	2.0	1.0	950	$1,700	$1.79	23d	1	0.61mi
1000 Cedartree Ln Claymont, DE	3.0	1.0–2.0	905	$1,900	$2.10	0d	12	0.66mi
915 Cedartree Ln Claymont, DE	1.0–2.0	1.0–1.5	850	$1,900	$2.24	0d	19	0.70mi
749 Montclair Dr Claymont, DE	1.0–2.0	1.0–1.5	900	$1,747	$1.94	0d	6	0.70mi
163 Wiltshire Rd Claymont, DE	3.0	2.0	1125	$2,050	$1.82	0d	1	0.76mi
3131 Meetinghouse Rd Upper Chichester, PA	1.0–3.0	1.0–2.5	945	$2,644	$2.80	0d	21	0.97mi
2726 Jacqueline Dr Wilmington, DE	1.0–2.0	1.0–2.0	675	$1,675	$2.48	0d	24	1.09mi
2601 Carpenter Station Rd Wilmington, DE	1.0–3.0	1.0–2.5	1405	$2,600	$1.85	0d	17	1.09mi
2616 Philadelphia Pike Claymont, DE	2.0	1.0	888	$1,655	$1.86	0d	5	1.42mi

Listing history 32 events

1. 2026-06-15
   status $185,000 Pending 12 DOM
2. 2026-05-06
   historical Active Under Contract 719-char remark
3. 2026-04-24
   listed $185,000 Active 719-char remark
4. 2021-05-13
   soldstatus $96,000
5. 2021-04-30
   soldstatus $120,000 Closed 659-char remark

   Show marketing remark (659 chars)

   Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

6. 2021-04-28
   status Pending 659-char remark

   Show marketing remark (659 chars)

   Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

7. 2021-04-06
   historical Active Under Contract 659-char remark

   Show marketing remark (659 chars)

   Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

8. 2021-03-31
   status Active 659-char remark

   Show marketing remark (659 chars)

   Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

9. 2021-03-29
   historical Active Under Contract 659-char remark

   Show marketing remark (659 chars)

   Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

10. 2021-03-18
    status Pending 659-char remark

    Show marketing remark (659 chars)

    Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

11. 2021-03-15
    listed $119,000 Active 659-char remark

    Show marketing remark (659 chars)

    Great opportunity to own an updated, three bedroom, one bath home. The seller's have spared no expense on updating this home for the new owner. The entire home has been freshly painted, new flooring throughout, updated appliances, new heater and tankless water heater. The kitchen has plenty of counter and cabinet space with a mudroom/laundry room attached. The bath has been updated with tile shower and sliding barn style door. The three bedrooms are spacious. The house comes furnished if your buyer would like the contents. Located a short drive to Philadelphia, Wilmington, major highways and shopping. Home was previously used for an airbnb and rental.

12. 2015-07-24
    soldstatus $22,900

    Show marketing remark (184 chars)

    Investor alert! Home being sold "AS IS". Home has been gutted. No utilities, pipes missing, etc. Home could use some TLC, would be a great project to then resell or rent out.

13. 2015-07-24
    soldstatus $22,900 Sold

    Show marketing remark (184 chars)

    Investor alert! Home being sold "AS IS". Home has been gutted. No utilities, pipes missing, etc. Home could use some TLC, would be a great project to then resell or rent out.

14. 2015-07-16
    status Under Contract
15. 2015-07-15
    soldstatus $22,900 Sold
16. 2015-06-22
    status Under Contract
17. 2015-06-18
    historical

    Show marketing remark (184 chars)

    Investor alert! Home being sold "AS IS". Home has been gutted. No utilities, pipes missing, etc. Home could use some TLC, would be a great project to then resell or rent out.

18. 2015-05-07
    price $24,900
19. 2015-04-06
    price $32,900
20. 2015-02-19
    price $37,900
21. 2015-01-07
    listed $44,500 Active

    Show marketing remark (184 chars)

    Investor alert! Home being sold "AS IS". Home has been gutted. No utilities, pipes missing, etc. Home could use some TLC, would be a great project to then resell or rent out.

22. 2015-01-07
    listed $24,900

    Show marketing remark (184 chars)

    Investor alert! Home being sold "AS IS". Home has been gutted. No utilities, pipes missing, etc. Home could use some TLC, would be a great project to then resell or rent out.

23. 2008-11-21
    soldstatus $118,400
24. 2008-10-27
    historical
25. 2008-10-15
    listed $118,900
26. 2008-08-06
    soldstatus $53,000
27. 2008-07-31
    soldstatus $70,000
28. 2008-05-13
    historical
29. 2008-01-15
    listed $71,900
30. 2004-09-10
    soldstatus $47,000
31. 2004-07-01
    soldstatus $51,234
32. 1984-02-01
    soldstatus $20,000

ⓘ 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: $750 · $62/mo
• Projected year-2 tax: $911 · $76/mo
• Expected delta: +$162/yr (+$13/mo · 21.6%)

ⓘ 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 ≥104°F today · 15 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: $25,767
• − Mortgage interest: −$10,363
• − Property taxes: −$750
• − Insurance: −$925
• − Repairs & maintenance: −$2,061
• − Management: −$2,061
• − Depreciation: −$5,382
• Taxable income: $4,225
• Est. tax owed @ 24.0%: −$1,014
• After-tax cash flow: $6,025/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 — Claymont

• Score: 69/100
• State rank: #25
• US rank: #8408

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Claymont, DE
• County: New Castle County · 483,412 people
• City population: 15,460
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 15,460
• Household income: $76,939
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 577.0

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: Diverse neighborhood (Simpson 0.64)
• Race & ethnicity: White 53% Black 26% Hispanic / Latino 9% Asian 8% Two or more races 6%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Romanian 5% Lithuanian 2% Italian 2%
• Foreign-born: 12% · Canada, China
• Languages at home: 84% English-only · Spanish 6% Other Indo-European 5% 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: ▼ -148.17%
• Current HPI: 265.6693
• Rent YoY: ▲ 3.13%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+825.0% since first listed

32 events — show timeline

• 2026-06-15 Pending — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-04-24 Listed $185,000 BRIGHT MLS
• 2021-05-13 Sold (Public Records) $96,000 Public Records
• 2021-04-30 Sold (MLS) $120,000 BRIGHT MLS
• 2021-04-28 Pending — BRIGHT MLS
• 2021-04-06 Contingent — BRIGHT MLS
• 2021-03-31 Relisted — BRIGHT MLS
• 2021-03-29 Contingent — BRIGHT MLS
• 2021-03-18 Pending — BRIGHT MLS
• 2021-03-15 Listed $119,000 BRIGHT MLS
• 2015-07-24 Sold (MLS) $22,900 TREND
• 2015-07-24 Sold (MLS) $22,900 BRIGHT MLS
• 2015-07-16 Pending — TREND
• 2015-07-15 Sold (MLS) $22,900 TREND
• 2015-06-22 Pending — TREND
• 2015-06-18 Listing Removed — BRIGHT MLS
• 2015-05-07 Price Changed $24,900 TREND
• 2015-04-06 Price Changed $32,900 TREND
• 2015-02-19 Price Changed $37,900 TREND
• 2015-01-07 Listed $44,500 TREND
• 2015-01-07 Listed $24,900 BRIGHT MLS
• 2008-11-21 Sold (MLS) $118,400 BRIGHT MLS
• 2008-10-27 Listing Removed — BRIGHT MLS
• 2008-10-15 Listed $118,900 BRIGHT MLS
• 2008-08-06 Sold (Public Records) $53,000 Public Records
• 2008-07-31 Sold (MLS) $70,000 BRIGHT MLS
• 2008-05-13 Listing Removed — BRIGHT MLS
• 2008-01-15 Listed $71,900 BRIGHT MLS
• 2004-09-10 Sold (Public Records) $47,000 Public Records
• 2004-07-01 Sold (Public Records) $51,234 Public Records
• 1984-02-01 Sold (Public Records) $20,000 Public Records

Property tax history

+2.1%/yr

Latest (2024): $750 · +9.2% YoY. Source: county tax records.