13 Halifax Ln · Smyrna, DE 19977

$292,999

3 bd · 2.5 ba · 1,869 sqft · Townhouse public records · 42 Days on market

Built 2008 3,049 sqft lot $157/sqft · 16% below area Est $337k · 13% under $33/mo HOA · 1% of rent

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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 +18.2/30.0
• ARV discount +13.4/15.0
• DSCR +5.7/10.0
• 1% rule +3.9/10.0
• Livability +3.5/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

Key facts

• $33 HOA
• Garage
• Community pool

Property features AI

Finance

• HOA & community: Annual HOA fee (includes pool(s), common area maintenance, snow removal); Community amenities include a swimming pool

Exterior

• Parking: Attached 1-car garage with inside access and garage door opener; Driveway parking (1 space); Total of 2 parking spaces
• Utilities: Public water; Public sewer; 200+ amp electrical service with circuit breakers; Cable TV available; Natural gas hot water
• Home design: Interior townhouse/rowhouse; Northwest-facing main entrance
• Construction: Vinyl siding; Shingle, pitched roof; Slab foundation; Energy-efficient windows; Built in (year per assessor)
• Exterior features: Level lot with front and rear yard; Sidewalks; Street lights; Porch(es); Community in-ground pool

Interior

• Kitchen: Self-cleaning oven; Dishwasher; Disposal; Built-in microwave
• Bedrooms: Three bedrooms on the upper level
• Flooring: Fully carpeted; Vinyl flooring
• Bathrooms: Two full bathrooms (upper levels); One half bathroom (main level)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric)
• Interior features: Master bathroom(s); Ceiling fan(s); Kitchen eat-in area; 9'+ ceilings
• Laundry & utility: Washer and dryer in unit

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $293k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $260k (11.3% below list).
• Recommended offer: $260k (11.3% below list) — sets the bar for 1% rule.
• Cap rate 7.4% vs local median 3.5% in Smyrna — 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 (#29 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime D-, amenities F, commute F.
• Smyrna School District (rural): math 22% / reading 39% proficiency, ranked #16 of 26 in DE (top 62%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Smyrna High School (math 21% / reading 45%, grade F, #22 of 40 statewide, top 56%, 1,807 students, 0% FRL) — zoned schools average 0% FRL vs 32% district-wide (32 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 220 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $9k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 42 days — a 3% lower offer ($284k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 13y 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 $194k; list at $293k implies a 51% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $260,000 (11.3% below list)

Questions for the listing agent

1. It's been on market 42 days. Have you received any prior offers? Is the seller open to a 11% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Crime grade is D 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: 0.89% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.88%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $337,478
• List price: $292,999
• Delta: -13.18%
• 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
42 Dilworthtown Dr	0.13mi	3/2.5	1,836 (-2%)	1mo	$352,000	$192	90
28 Harrowgate	0.06mi	3/2.5	1,691 (-10%)	4mo	$318,000	$188	78
Mistmeadow Dr	0.26mi	3/2.5	1,759 (-6%)	4mo	$379,900	$216	75
7 Harrowgate Dr	0.04mi	3/2.5	1,761 (-6%)	17mo	$299,000	$170	74
6 Cottage Ct	0.12mi	3/2.5	1,714 (-8%)	12mo	$355,000	$207	71
23 W Worthington Blvd	0.18mi	3/2.5	1,650 (-12%)	6mo	$307,000	$186	67
6 Birchland Dr	0.24mi	3/2.5	1,694 (-9%)	9mo	$350,000	$207	66
13 Dilworthtown Dr	0.18mi	3/2.5	1,751 (-6%)	19mo	$340,000	$194	65
97 Sedmont Cir	0.47mi	3/2.0	1,719 (-8%)	5mo	$385,000	$224	59
18 Clipper St	0.42mi	3/2.0	1,719 (-8%)	10mo	$375,000	$218	57
73 Sedmont Cir	0.47mi	2/2.0 (-1)	1,710 (-8%)	4mo	$380,000	$222	53
Marissa St	0.37mi	3/2.5	1,611 (-14%)	16mo	$295,000	$183	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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -10.3%
• Equity multiple: 0.63×
• Total profit: $-30,686
• Equity at exit: $43,687

10-year hold

• IRR: -1.0%
• Equity multiple: 0.93×
• Total profit: $-5,392
• Equity at exit: $25,333

Cash invested: $82,040 (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 19977

• Home prices YoY: -29.1%
• Active inventory: 220
• Price-to-rent: 9.4×

Monthly cashflow live

• Estimated rent: $2,600 medium
• Mortgage (P&I): −$1,537
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$122
• HOA: −$33
• Vacancy / Maint / Mgmt: −$546
• Net cashflow: $265

Break-even live

Break-even rent $2,264

Max offer price $292,999

Occupancy floor 85%

Sensitivity live

Price	-10% $431	-5% $348	+0% $265	+5% $182	+10% $99
Rent	-10% $60	-5% $163	+0% $265	+5% $368	+10% $471
Rate	-1.0pp $413	-0.5pp $340	base $265	+0.5pp $189	+1.0pp $112

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: $73,250
• Closing costs: $8,790
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
271 Ashton Ct Smyrna, DE	4.0	2.5	2380	$2,600	$1.09	44d	1	0.91mi

HOA detail

• Monthly dues: $33 · $396/yr
• Likely covers: pool

Listing history 35 events

1. 2026-06-19
   days on market $292,999 Active 42 DOM
2. 2026-06-18
   price $292,999 Active 41 DOM
3. 2026-06-18
   days on market $294,999 Active 41 DOM
4. 2026-06-17
   days on market $294,999 Active 40 DOM
5. 2026-06-16
   days on market $294,999 Active 39 DOM
6. 2026-06-15
   days on market $294,999 Active 38 DOM
7. 2026-06-14
   days on market $294,999 Active 36 DOM
8. 2026-06-13
   days on market $294,999 Active 35 DOM
9. 2026-06-10
   days on market $294,999 Active 33 DOM
10. 2026-06-09
    days on market $294,999 Active 32 DOM
11. 2026-06-08
    days on market $294,999 Active 31 DOM
12. 2026-06-07
    days on market $294,999 Active 30 DOM
13. 2026-06-05
    days on market $294,999 Active 27 DOM
14. 2026-06-02
    days on market $294,999 Active 25 DOM
15. 2026-06-01
    days on market $294,999 Active 24 DOM
16. 2026-05-31
    days on market $294,999 Active 23 DOM
17. 2026-05-30
    days on market $294,999 Active 22 DOM
18. 2026-05-08
    listed $299,999 Active 569-char remark
19. 2016-06-14
    soldstatus $194,000
20. 2016-06-13
    soldstatus $194,000 942-char remark

    Show marketing remark (949 chars)

    Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

21. 2016-06-13
    soldstatus $194,000 Sold

    Show marketing remark (949 chars)

    Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

22. 2016-04-21
    price $194,000

    Show marketing remark (949 chars)

    Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

23. 2016-04-21
    status Under Contract

    Show marketing remark (949 chars)

    Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

24. 2016-02-26
    price $189,900

    Show marketing remark (949 chars)

    Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

25. 2016-02-08
    listed $194,900 Active

    Show marketing remark (942 chars)

    Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

26. 2016-02-08
    listed $194,000 942-char remark

    Show marketing remark (942 chars)

    Absolutely stunning interior town home looks like a model! Conveniently located in Worthington that now features a community pool. Offering 3 bedrooms and 2 1/2 baths this home is tactfully decorated and appropriately updated. The 1st floor offers a cozy foyer with updated flooring, large living room with decorative columns, full eat-in kitchen with a dining area and an attached sun room with access to the fenced and partially private back yard. The kitchen and sun room floors have been updated to a laminate hand scrapped hardwood floor. The kitchen features stainless steel appliances and 42" cabinets. The 2nd floor features a owners suite with sitting area, walk-in closet and a private full bath with upgraded cabinets and double vanity. The other 2 bedrooms have access to the 2nd full bathroom and one of them offers a walk-in closet with custom organizer. All appliances are included. Make this your home today. A must see!

27. 2014-01-15
    soldstatus $182,900
28. 2014-01-15
    soldstatus $182,900 Sold
29. 2014-01-09
    soldstatus $182,900
30. 2013-12-31
    status Under Contract
31. 2013-12-30
    soldstatus $182,900 Sold
32. 2013-11-09
    status Under Contract
33. 2013-11-09
    historical
34. 2013-10-25
    listed $182,900 Active
35. 2013-10-24
    listed $182,900

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $1,432 · $119/mo
• Expected delta: +$267/yr (+$22/mo · 22.9%)

ⓘ 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 ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,200
• − Mortgage interest: −$16,412
• − Property taxes: −$1,165
• − Insurance: −$1,465
• − Repairs & maintenance: −$2,496
• − Management: −$2,496
• − HOA: −$396
• − Depreciation: −$8,524
• Taxable loss: −$1,754
• Est. tax savings @ 24.0%: +$421
• After-tax cash flow: $3,605/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: Smyrna School District
• NCES district ID: 1001620
• Math proficiency: 22% ▼ -25.00%
• Reading proficiency: 39% ▼ -17.00%
• Median HH income: $61,704
• Composite: 27.67/100
• National rank: #6915
• State rank: #16 of 26 in DE

Livability — Smyrna

• Score: 69/100
• State rank: #29
• US rank: #8702

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Smyrna, DE
• Population (ZIP): 27,164

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.59)
• Race & ethnicity: White 56% Black 29% Two or more races 9% Hispanic / Latino 8% Asian 2%
• Hispanic origin (detail): Mexican 1% Puerto Rican 5% Dominican 1%
• Common ancestry: Romanian 5% Hispanic 1% Iranian 1%
• Foreign-born: 7% · Canada
• Languages at home: 89% English-only · Spanish 4% French/Haitian/Cajun 2% Other Asian/Pacific 2%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -110.14%
• Current HPI: 267.998
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+61.3% since first listed

19 events — show timeline

• 2026-05-28 Price Changed $294,999 BRIGHT MLS
• 2026-05-08 Listed $299,999 BRIGHT MLS
• 2016-06-14 Sold (Public Records) $194,000 Public Records
• 2016-06-13 Sold (MLS) $194,000 TREND
• 2016-06-13 Sold (MLS) $194,000 BRIGHT MLS
• 2016-04-21 Price Changed $194,000 TREND
• 2016-04-21 Pending — TREND
• 2016-02-26 Price Changed $189,900 TREND
• 2016-02-08 Listed $194,900 TREND
• 2016-02-08 Listed $194,000 BRIGHT MLS
• 2014-01-15 Sold (MLS) $182,900 TREND
• 2014-01-15 Sold (MLS) $182,900 BRIGHT MLS
• 2014-01-09 Sold (Public Records) $182,900 Public Records
• 2013-12-31 Pending — TREND
• 2013-12-30 Sold (MLS) $182,900 TREND
• 2013-11-09 Pending — TREND
• 2013-11-09 Listing Removed — BRIGHT MLS
• 2013-10-25 Listed $182,900 TREND
• 2013-10-24 Listed $182,900 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2025): $1,165 · -0.6% YoY. Source: county tax records.