803 W 7th St · Wilmington, DE 19801

$120,000

4 bd · 1.0 ba · 1,675 sqft · Townhouse public records · 200 Days on market

Built 1860 1,307 sqft lot $72/sqft · 31% below area Est $175k · 31% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Livability +3.2/5.0
• Rent growth +2.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ready to move in this spacious home with 4 bedrooms and 1.5 bathrooms. Ideal for homeowner or investor. Many recent improvements: fresh paint, new floors, new main level bathroom, fenced backyard, too many to list. .. Come and see it!

Key facts

• Built 1860
• Listed 200 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $919 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.
• Cap rate 15.5% 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.
• Christina School District (suburban): math 22% / reading 33% proficiency, ranked #18 of 26 in DE (top 69%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+1.6%/yr); 75 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• At $2,108/mo this rent would consume 48% of the median local household income ($53k/yr) (locally 919% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $830 of loan paydown is wiped out by about $4k 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 + 1.6% rent growth), your $34k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 200 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $35k (23%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $75k; list at $120k implies a 60% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1860 — 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 $105,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1860 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 1.76% ✓
• Cap rate: 15.48%
• Cash-on-cash: 32.81%
• DSCR: 2.46
• GRM: 4.7

CMA / ARV

• ARV (median comp): $175,083
• List price: $120,000
• Delta: -31.46%
• 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
1011 W 5th St	0.18mi	4/2.0	1,725 (+3%)	0mo	$240,000	$139	82
837 N Madison St	0.14mi	4/1.5	1,775 (+6%)	0mo	$315,000	$177	81
823 W 7th St	0.03mi	5/1.5 (+1)	1,825 (+9%)	2mo	$150,000	$82	75
1204 W 8th St	0.26mi	3/1.5 (-1)	1,525 (-9%)	1mo	$355,000	$233	66
402 W 6th St	0.26mi	3/2.5 (-1)	1,800 (+8%)	1mo	$249,000	$138	64
606 N Franklin St	0.30mi	4/2.0	1,500 (-10%)	2mo	$140,000	$93	63
1302 W 6th St	0.33mi	4/2.5	1,525 (-9%)	1mo	$265,000	$174	63
310 W 14th St	0.57mi	3/2.5 (-1)	1,675 (0%)	2mo	$425,000	$254	61
1407 W 6th St	0.45mi	5/1.0 (+1)	1,800 (+8%)	1mo	$233,000	$129	61
1022 Trenton Pl	0.27mi	3/1.5 (-1)	1,475 (-12%)	2mo	$295,000	$200	59
1528 W 4th St	0.57mi	4/1.5	1,525 (-9%)	2mo	$145,000	$95	55
315 S Jackson St	0.53mi	3/1.5 (-1)	1,475 (-12%)	1mo	$180,000	$122	47

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 · 1.59% rent growth · sell at horizon

5-year hold

• IRR: 26.4%
• Equity multiple: 2.07×
• Total profit: $36,090
• Equity at exit: $17,892

10-year hold

• IRR: 33.2%
• Equity multiple: 3.82×
• Total profit: $94,917
• Equity at exit: $10,375

Cash invested: $33,600 (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 19801

• Rents YoY: 1.6%
• Active inventory: 75
• Price-to-rent: 4.7×

Monthly cashflow live

• Estimated rent: $2,108 high
• Mortgage (P&I): −$629
• Tax from tax record: −$68 /mo · $811/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$443
• Net cashflow: $919

Break-even live

Break-even rent $945

Max offer price $120,000

Occupancy floor 51%

Sensitivity live

Price	-10% $986	-5% $953	+0% $919	+5% $885	+10% $851
Rent	-10% $752	-5% $835	+0% $919	+5% $1,002	+10% $1,085
Rate	-1.0pp $979	-0.5pp $949	base $919	+0.5pp $887	+1.0pp $856

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: $30,000
• Closing costs: $3,600
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	18d	1	0.23mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	14d	1	0.25mi
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,795	$1.20	0d	1	0.35mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	0d	115	0.36mi
232 N Franklin St Wilmington, DE	3.0	2.0	1150	$1,795	$1.56	45d	1	0.41mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	25d	1	0.41mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	12d	1	0.50mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	45d	1	0.55mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	45d	1	0.55mi
1607 Howland St Wilmington, DE	3.0	1.0	1075	$1,900	$1.77	5d	1	0.61mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	20d	1	0.62mi
1624 W 9th St Wilmington, DE	3.0	2.5	1780	$2,500	$1.40	20d	1	0.65mi
1110 Maple St Wilmington, DE	3.0	1.0	1525	$1,600	$1.05	45d	1	0.66mi
414 S Franklin St Wilmington, DE	3.0	2.0	1195	$1,895	$1.59	45d	1	0.68mi
115 N Clayton St Unit 115 Wilmington, DE	3.0	1.5	1200	$1,725	$1.44	12d	1	0.68mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	45d	1	0.71mi
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	25d	1	0.86mi
21 Stroud St Unit 1 Wilmington, DE	3.0	1.5	1875	$1,900	$1.01	45d	1	0.86mi
25 Stroud St Wilmington, DE	3.0	1.0	1200	$1,795	$1.50	5d	1	0.87mi
1913 W 2nd St Unit 1913 Wilmington, DE	5.0	1.5	1675	$2,050	$1.22	45d	1	0.88mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	18d	1	0.88mi
1525 Beech St Wilmington, DE	3.0	2.5	1850	$2,400	$1.30	6d	1	0.89mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	20d	1	0.93mi
1802 Maple St Wilmington, DE	3.0	1.5	1250	$2,500	$2.00	25d	1	0.97mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	0d	1	0.97mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	0d	1	0.97mi
7 6th Ave Wilmington, DE	3.0	2.0	1325	$1,800	$1.36	45d	1	1.01mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	45d	1	1.08mi
125 W 23rd St Wilmington, DE	4.0	2.0	1672	$1,995	$1.19	45d	1	1.11mi
1016 Clayton Rd Wilmington, DE	3.0	1.0	1150	$1,850	$1.61	6d	1	1.11mi
1508 Maryland Ave Wilmington, DE	3.0	1.5	1450	$1,850	$1.28	0d	1	1.12mi
2401 N West St Wilmington, DE	4.0	1.0	1650	$1,900	$1.15	16d	1	1.16mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	45d	1	1.18mi
1601 E Latimer Pl Wilmington, DE	4.0	1.0	1450	$2,195	$1.51	20d	1	1.18mi
918 E 17th St Unit 1 Wilmington, DE	3.0	1.0	1100	$1,795	$1.63	0d	1	1.21mi
1122 Coyne Pl Wilmington, DE	3.0	1.0	1350	$1,950	$1.44	45d	1	1.22mi
2518 N Tatnall St Wilmington, DE	4.0	1.5	1575	$1,995	$1.27	45d	1	1.25mi
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	25d	1	1.32mi
1601 Bonwood Rd Wilmington, DE	3.0	1.5	1500	$1,850	$1.23	25d	1	1.39mi
1936 Lakeview Rd Wilmington, DE	3.0	1.0	1350	$1,850	$1.37	16d	1	1.41mi

Listing history 33 events

1. 2026-06-17
   status $120,000 Pending 200 DOM
2. 2026-06-17
   days on market $120,000 Active 200 DOM
3. 2026-06-16
   days on market $120,000 Active 199 DOM
4. 2026-06-15
   days on market $120,000 Active 198 DOM
5. 2026-06-13
   days on market $120,000 Active 196 DOM
6. 2026-06-13
   days on market $120,000 Active 195 DOM
7. 2026-06-09
   days on market $120,000 Active 192 DOM
8. 2026-06-08
   days on market $120,000 Active 191 DOM
9. 2026-06-07
   days on market $120,000 Active 190 DOM
10. 2026-06-04
    days on market $120,000 Active 187 DOM
11. 2026-06-03
    days on market $120,000 Active 186 DOM
12. 2026-06-02
    days on market $120,000 Active 185 DOM
13. 2026-06-01
    days on market $120,000 Active 184 DOM
14. 2026-05-31
    days on market $120,000 Active 183 DOM
15. 2026-03-25
    price $120,000
16. 2026-01-12
    price $135,000
17. 2025-12-08
    price $140,000
18. 2025-11-29
    listed $155,000 Active
19. 2021-12-15
    soldstatus $75,000
20. 2021-12-03
    soldstatus $75,000 Closed 234-char remark

    Show marketing remark (234 chars)

    Ready to move in this spacious home with 4 bedrooms and 1.5 bathrooms. Ideal for homeowner or investor. Many recent improvements: fresh paint, new floors, new main level bathroom, fenced backyard, too many to list. .. Come and see it!

21. 2021-09-20
    status Pending 234-char remark

    Show marketing remark (234 chars)

    Ready to move in this spacious home with 4 bedrooms and 1.5 bathrooms. Ideal for homeowner or investor. Many recent improvements: fresh paint, new floors, new main level bathroom, fenced backyard, too many to list. .. Come and see it!

22. 2021-08-21
    listed $85,000 Active 234-char remark

    Show marketing remark (234 chars)

    Ready to move in this spacious home with 4 bedrooms and 1.5 bathrooms. Ideal for homeowner or investor. Many recent improvements: fresh paint, new floors, new main level bathroom, fenced backyard, too many to list. .. Come and see it!

23. 2019-02-19
    soldstatus $30,000 Closed
24. 2019-01-29
    status Pending
25. 2019-01-26
    status Active
26. 2018-11-27
    status Pending
27. 2018-10-12
    listed $30,000 Active
28. 2015-09-28
    historical
29. 2014-09-28
    listed $20,000
30. 2014-03-12
    historical
31. 2013-04-08
    listed $99,000
32. 2008-12-30
    historical
33. 2008-06-11
    listed $115,000

ⓘ 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: $811 · $68/mo
• Projected year-2 tax: $811 · $68/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 8/10 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 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,298
• − Mortgage interest: −$6,722
• − Property taxes: −$811
• − Insurance: −$600
• − Repairs & maintenance: −$2,024
• − Management: −$2,024
• − Depreciation: −$3,491
• Taxable income: $9,626
• Est. tax owed @ 24.0%: −$2,310
• After-tax cash flow: $8,712/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: Christina School District
• NCES district ID: 1000200
• Math proficiency: 22% ▼ -12.00%
• Reading proficiency: 33% ▼ -5.00%
• Median HH income: $58,838
• Composite: 24.93/100
• National rank: #7567
• State rank: #18 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): 16,327
• Household income: $52,810
• Rent vs Own: 69.4% rent · 30.6% own
• Severe rent burden: 919.0

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 (67%)
• Race & ethnicity: Black 67% White 15% Hispanic / Latino 9% Two or more races 7% Asian 4%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 1% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada, China, Vietnam
• Languages at home: 87% English-only · Spanish 7% Other Indo-European 2% 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: ▼ -112.65%
• Current HPI: 151.1288
• Rent YoY: ▲ 1.59%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+4.3% since first listed

19 events — show timeline

• 2026-03-25 Price Changed $120,000 BRIGHT MLS
• 2026-01-12 Price Changed $135,000 BRIGHT MLS
• 2025-12-08 Price Changed $140,000 BRIGHT MLS
• 2025-11-29 Listed $155,000 BRIGHT MLS
• 2021-12-15 Sold (Public Records) $75,000 Public Records
• 2021-12-03 Sold (MLS) $75,000 BRIGHT MLS
• 2021-09-20 Pending — BRIGHT MLS
• 2021-08-21 Listed $85,000 BRIGHT MLS
• 2019-02-19 Sold (MLS) $30,000 BRIGHT MLS
• 2019-01-29 Pending — BRIGHT MLS
• 2019-01-26 Relisted — BRIGHT MLS
• 2018-11-27 Pending — BRIGHT MLS
• 2018-10-12 Listed $30,000 BRIGHT MLS
• 2015-09-28 Listing Removed — BRIGHT MLS
• 2014-09-28 Listed $20,000 BRIGHT MLS
• 2014-03-12 Listing Removed — BRIGHT MLS
• 2013-04-08 Listed $99,000 BRIGHT MLS
• 2008-12-30 Listing Removed — BRIGHT MLS
• 2008-06-11 Listed $115,000 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2024): $811 · +2.6% YoY. Source: county tax records.