1000 Wright St · Wilmington, DE 19805

$120,000

2 bd · 1.0 ba · 462 sqft · Townhouse public records · 9 Days on market

Built 1900 1,307 sqft lot

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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 +27.3/30.0
• DSCR +9.5/10.0
• ARV discount +7.5/15.0
• 1% rule +6.6/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Investor alert! Come take a look at this 2 bedroom house in browntowm. Would make for a great rental. House is in need of complete renovations and is priced accordingly The advertised price and commissions are subject to lender approval and both the listing and selling broker commissions will be adjusted proportionately if the gross commission allowed by the sellers lender is less than the advertised gross commissions. House is a short sale and being sold as is.

Key facts

• Built 1900
• Listed 8 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas service
• Home design: End-of-row townhouse; Fee simple ownership; Above-grade finished living area estimated
• Construction: Brick construction; Other type of foundation; Above-grade finished area estimated, below-grade unfinished area estimated
• Exterior features: Lot dimensions approximately 12 x 91; Property is located within city limits; No tidal water

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom (on upper level); One half bathroom (on main level)
• Heating & cooling: Forced air heating; Natural gas water heater
• Interior features: Full basement; Basement includes both above-grade and below-grade structures

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath townhouse listed at $120k.

Deal economics

• At list price, monthly cash flow is $348 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Cap rate 9.8% vs local median 5.6% 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 fast (+6.3%/yr); 167 active listings in the ZIP; 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).

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 + 6.3% rent growth), your $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.
• 11 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $120,000

Questions for the listing agent

1. Built in 1900 — 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. 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: 1.16% ✓
• Cap rate: 9.77%
• Cash-on-cash: 12.41%
• DSCR: 1.55
• GRM: 7.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 5.6%
• Equity multiple: 1.22×
• Total profit: $7,528
• Equity at exit: $17,892

10-year hold

• IRR: 17.7%
• Equity multiple: 2.68×
• Total profit: $56,327
• 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 19805

• Rents YoY: 6.3%
• Active inventory: 167
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,395 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$75 /mo · $903/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$293
• Net cashflow: $348

Break-even live

Break-even rent $955

Max offer price $120,000

Occupancy floor 70%

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: —

Listing history 7 events

1. 2026-06-09
   days on market $120,000 Active 9 DOM
2. 2026-06-08
   days on market $120,000 Active 8 DOM
3. 2026-06-07
   days on market $120,000 Active 7 DOM
4. 2026-06-04
   days on market $120,000 Active 4 DOM
5. 2026-06-03
   days on market $120,000 Active 3 DOM
6. 2026-06-02
   days on market $120,000 Active 2 DOM
7. 2026-06-01
   listed $120,000 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: $903 · $75/mo
• Projected year-2 tax: $903 · $75/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: $16,741
• − Mortgage interest: −$6,722
• − Property taxes: −$903
• − Insurance: −$600
• − Repairs & maintenance: −$1,339
• − Management: −$1,339
• − Depreciation: −$3,491
• Taxable income: $2,347
• Est. tax owed @ 24.0%: −$563
• After-tax cash flow: $3,608/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): 41,402
• Household income: $60,221
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1730.0

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 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 1% Arabic 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: ▼ -291.16%
• Current HPI: 259.1455
• Rent YoY: ▲ 6.35%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+128.6% since first listed

29 events — show timeline

• 2026-05-31 Listed $120,000 BRIGHT MLS
• 2026-04-21 Sold (Public Records) $1,575,100 Public Records
• 2025-05-16 Listing Removed — BRIGHT MLS
• 2025-03-21 Listed $110,000 BRIGHT MLS
• 2021-10-06 Sold (Public Records) $1,240,000 Public Records
• 2012-08-15 Sold (MLS) $12,000 BRIGHT MLS
• 2012-08-15 Sold (MLS) $12,000 TREND
• 2012-02-16 Listing Removed — BRIGHT MLS
• 2012-02-16 Listed $20,000 BRIGHT MLS
• 2012-02-16 Listed $20,000 TREND
• 2007-08-30 Sold (MLS) $101,000 BRIGHT MLS
• 2007-07-31 Listing Removed — BRIGHT MLS
• 2007-03-27 Listed $101,000 BRIGHT MLS
• 2007-01-31 Listing Removed — BRIGHT MLS
• 2006-08-11 Listing Removed — BRIGHT MLS
• 2006-08-10 Listed $75,900 BRIGHT MLS
• 2006-07-18 Listing Removed — BRIGHT MLS
• 2006-07-17 Listed $75,900 BRIGHT MLS
• 2006-05-19 Listed $75,000 BRIGHT MLS
• 2003-09-29 Sold (MLS) $39,000 BRIGHT MLS
• 2003-08-01 Listing Removed — BRIGHT MLS
• 2003-02-28 Listed $39,000 BRIGHT MLS
• 1999-07-14 Sold (MLS) $52,000 BRIGHT MLS
• 1999-04-26 Listing Removed — BRIGHT MLS
• 1998-04-23 Listed $52,000 BRIGHT MLS
• 1996-05-07 Sold (Public Records) $30,000 Public Records
• 1996-04-26 Sold (MLS) $30,000 BRIGHT MLS
• 1996-04-23 Listed $30,000 BRIGHT MLS
• 1989-11-01 Sold (Public Records) $52,500 Public Records

Property tax history

+3.9%/yr

Latest (2024): $903 · +2.6% YoY. Source: county tax records.