245 E Camden Wyoming Ave · Camden, DE 19934

$239,000

4 bd · 1.0 ba · 1,224 sqft · SingleFamily public records · 35 Days on market

Built 1800 3,441 sqft lot $195/sqft · 10% below area Est $291k · 18% 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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +5.8/10.0
• Schools +3.3/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Charming historic home right in the heart of Camden! This 3 bedroom, 2 full bath home offers a spacious, comfortable layout designed for everyday living, highlighted by a main level cozy gas wood stove that adds warmth and character. Step outside to the second-floor porch (with steps leading to and) overlooking the backyard, an ideal spot to relax or unwind. A separate utility room located just off the main level back porch conveniently houses the laundry area, adding extra functionality and storage. Recent improvements include a brand-new roof, fresh interior paint, and updated bathrooms, making the home move-in ready while still preserving its classic appeal. Ideally located within walking distance to local schools and shopping, with convenient access to major routes heading north and south, making daily errands and commuting simple.

Key facts

• 3,441 sq ft lot
• Built 1800
• Listed 35 days

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $239k.

Deal economics

• At list price, monthly cash flow is $629 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $239k).
• Recommended offer: $232k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.4% vs local median 3.5% in Camden — 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 (#47 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A, cost of living A-; Watch: crime F, amenities F, commute F.
• Caesar Rodney School District (suburban): math 26% / reading 49% proficiency, ranked #9 of 26 in DE (top 35%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 94 active listings in the ZIP; 2 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 $7k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($232k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 27y 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 $112k; list at $239k implies a 113% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1800 — expect roof / HVAC / electrical / plumbing capex.
• 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 $231,830 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1800 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.08% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.27%
• DSCR: 1.50
• GRM: 7.7

CMA / ARV

• ARV (median comp): $290,838
• List price: $239,000
• Delta: -17.82%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Stevens St	0.68mi	3/1.0 (-1)	1,116 (-9%)	1mo	$235,000	$211	48
201 Cambridge Rd	0.54mi	3/2.0 (-1)	1,203 (-2%)	19mo	$255,000	$212	47
30 Old North	0.47mi	3/2.0 (-1)	1,259 (+3%)	21mo	$255,000	$203	46
20 Stevens St	0.51mi	3/2.0 (-1)	1,357 (+11%)	10mo	$319,000	$235	41
20 Hickory Ln	0.64mi	3/1.5 (-1)	1,140 (-7%)	13mo	$200,000	$175	41
38 South St	0.52mi	3/2.0 (-1)	1,292 (+6%)	22mo	$303,000	$235	40
24 Stevens St	0.51mi	3/2.0 (-1)	1,358 (+11%)	12mo	$335,000	$247	39
23 South St	0.55mi	3/1.5 (-1)	1,080 (-12%)	18mo	$248,000	$230	33
145 Cataldi Ln	0.49mi	3/2.0 (-1)	1,376 (+12%)	23mo	$295,000	$214	28

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: 0.5%
• Equity multiple: 1.02×
• Total profit: $1,206
• Equity at exit: $35,636

10-year hold

• IRR: 10.1%
• Equity multiple: 1.78×
• Total profit: $52,184
• Equity at exit: $20,664

Cash invested: $66,920 (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 19934

• Home prices YoY: -25.1%
• Active inventory: 94
• Price-to-rent: 7.7×

Monthly cashflow live

• Estimated rent: $2,592 medium
• Mortgage (P&I): −$1,253
• Tax from tax record: −$66 /mo · $790/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$544
• Net cashflow: $629

Break-even live

Break-even rent $1,796

Max offer price $239,000

Occupancy floor 71%

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: $59,750
• Closing costs: $7,170
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 East St Camden, DE	1.0–3.0	1.0–2.0	1272	$2,695	$2.12	43d	1	0.33mi
4 Carolee Dr Dover, DE	3.0	1.0	1008	$2,100	$2.08	43d	1	1.34mi

Listing history 9 events

1. 2026-05-07
   price $239,000 848-char remark

   Show marketing remark (848 chars)

   Charming historic home right in the heart of Camden! This 3 bedroom, 2 full bath home offers a spacious, comfortable layout designed for everyday living, highlighted by a main level cozy gas wood stove that adds warmth and character. Step outside to the second-floor porch (with steps leading to and) overlooking the backyard, an ideal spot to relax or unwind. A separate utility room located just off the main level back porch conveniently houses the laundry area, adding extra functionality and storage. Recent improvements include a brand-new roof, fresh interior paint, and updated bathrooms, making the home move-in ready while still preserving its classic appeal. Ideally located within walking distance to local schools and shopping, with convenient access to major routes heading north and south, making daily errands and commuting simple.

2. 2026-04-14
   listed $250,000 Active 848-char remark

   Show marketing remark (848 chars)

   Charming historic home right in the heart of Camden! This 3 bedroom, 2 full bath home offers a spacious, comfortable layout designed for everyday living, highlighted by a main level cozy gas wood stove that adds warmth and character. Step outside to the second-floor porch (with steps leading to and) overlooking the backyard, an ideal spot to relax or unwind. A separate utility room located just off the main level back porch conveniently houses the laundry area, adding extra functionality and storage. Recent improvements include a brand-new roof, fresh interior paint, and updated bathrooms, making the home move-in ready while still preserving its classic appeal. Ideally located within walking distance to local schools and shopping, with convenient access to major routes heading north and south, making daily errands and commuting simple.

3. 2005-03-31
   soldstatus $112,000 322-char remark

   Show marketing remark (322 chars)

   Great historical home priced for quick sale. Attractive hardwood floors. Vinyl siding - maintenance-free exterior. Replacement windows. Central air. 2 full baths. 1st & 2nd floor decks. Huge walk-up attic would make for wonderful finished space. Street parking or parking in rear under carport. In move-in condition.

4. 2005-03-30
   soldstatus $112,000
5. 2005-01-06
   historical 322-char remark

   Show marketing remark (322 chars)

   Great historical home priced for quick sale. Attractive hardwood floors. Vinyl siding - maintenance-free exterior. Replacement windows. Central air. 2 full baths. 1st & 2nd floor decks. Huge walk-up attic would make for wonderful finished space. Street parking or parking in rear under carport. In move-in condition.

6. 2004-12-21
   listed $112,000 322-char remark

   Show marketing remark (322 chars)

   Great historical home priced for quick sale. Attractive hardwood floors. Vinyl siding - maintenance-free exterior. Replacement windows. Central air. 2 full baths. 1st & 2nd floor decks. Huge walk-up attic would make for wonderful finished space. Street parking or parking in rear under carport. In move-in condition.

7. 2000-04-09
   historical
8. 1999-04-09
   listed $65,000
9. 1988-10-01
   soldstatus $25,000

ⓘ 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: $790 · $66/mo
• Projected year-2 tax: $1,088 · $91/mo
• Expected delta: +$298/yr (+$25/mo · 37.7%)

ⓘ 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 · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $31,100
• − Mortgage interest: −$13,388
• − Property taxes: −$790
• − Insurance: −$1,195
• − Repairs & maintenance: −$2,488
• − Management: −$2,488
• − Depreciation: −$6,953
• Taxable income: $3,798
• Est. tax owed @ 24.0%: −$912
• After-tax cash flow: $6,632/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: Caesar Rodney School District
• NCES district ID: 1000180
• Math proficiency: 26% ▼ -21.00%
• Reading proficiency: 49% ▼ -14.00%
• Median HH income: $61,187
• Composite: 33.4/100
• National rank: #5475
• State rank: #9 of 26 in DE

Livability — Camden

• Score: 64/100
• State rank: #47
• US rank: #13717

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Camden, DE
• Population (ZIP): 13,579

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: Majority White (63%)
• Race & ethnicity: White 63% Black 24% Two or more races 8% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 1%
• Common ancestry: Romanian 3% Lithuanian 2% Slovak 2%
• Foreign-born: 11% · Canada, Vietnam
• Languages at home: 84% English-only · Spanish 4% German/W. Germanic 4% French/Haitian/Cajun 1%

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: ▼ -62.19%
• Current HPI: 185.0938
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+856.0% since first listed

9 events — show timeline

• 2026-05-07 Price Changed $239,000 BRIGHT MLS
• 2026-04-14 Listed $250,000 BRIGHT MLS
• 2005-03-31 Sold (MLS) $112,000 BRIGHT MLS
• 2005-03-30 Sold (Public Records) $112,000 Public Records
• 2005-01-06 Listing Removed — BRIGHT MLS
• 2004-12-21 Listed $112,000 BRIGHT MLS
• 2000-04-09 Listing Removed — BRIGHT MLS
• 1999-04-09 Listed $65,000 BRIGHT MLS
• 1988-10-01 Sold (Public Records) $25,000 Public Records

Property tax history

+8.5%/yr

Latest (2025): $790 · +0.4% YoY. Source: county tax records.