25 East St · Harrington, DE 19952

$160,000

2 bd · 1.5 ba · 976 sqft · SingleFamily public records · 57 Days on market

Built 1940 6,490 sqft lot $164/sqft · 35% below area Est $271k · 41% under

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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 +21.5/30.0
• ARV discount +15.0/15.0
• DSCR +6.9/10.0
• 1% rule +4.5/10.0
• Appreciation +4.0/10.0
• Livability +3.7/5.0
• Schools +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Unlock the potential of this in-town Harrington property! This 2 bed, 1 bath home is being sold as-is and is perfect for investors or buyers ready to make it their own. Great location with tons of potential—bring your ideas and make it shine!

Key facts

• 6,490 sq ft lot
• Built 1940
• Listed 56 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $240 ($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 $153k (4.6% below list).
• Recommended offer: $153k (4.6% below list) — sets the bar for 1% rule.
• Cap rate 8.1% vs local median 3.9% in Harrington — 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 73/100 on livability (#9 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools C-, crime D+, amenities F.
• Lake Forest School District (rural): math 26% / reading 44% proficiency, ranked #13 of 26 in DE (top 50%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 72 active listings in the ZIP; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-2.1%/yr); year-one equity from $1k of loan paydown is wiped out by about $3k 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 57 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $90k; list at $160k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 64% 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 $152,667 (4.6% below list)

Questions for the listing agent

1. It's been on market 57 days. Have you received any prior offers? Is the seller open to a 5% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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 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: 0.95% ✗
• Cap rate: 8.09%
• Cash-on-cash: 6.42%
• DSCR: 1.29
• GRM: 8.7

CMA / ARV

• ARV (median comp): $270,566
• List price: $160,000
• Delta: -40.86%
• 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
101 East St	0.03mi	2/1.5	881 (-10%)	10mo	$140,000	$159	74
27 Reed St	0.07mi	3/1.0 (+1)	1,024 (+5%)	20mo	$230,000	$225	65
301 Second Ave	0.51mi	2/1.0	1,056 (+8%)	0mo	$276,000	$261	60
119 Mechanic St	0.39mi	2/1.0	1,036 (+6%)	12mo	$101,000	$97	60
109 W Liberty St	0.46mi	2/1.0	1,000 (+2%)	17mo	$250,000	$250	58
403 Second Ave	0.61mi	2/1.0	936 (-4%)	9mo	$230,000	$246	56
125 E Liberty St	0.27mi	3/1.0 (+1)	1,104 (+13%)	6mo	$226,000	$205	53
104 Wolcott St	0.38mi	3/1.0 (+1)	1,090 (+12%)	6mo	$100,000	$92	51
9.5 W Mispillion St	0.32mi	3/1.0 (+1)	1,040 (+7%)	19mo	$245,000	$236	51
104 North St	0.74mi	3/1.0 (+1)	960 (-2%)	14mo	$245,000	$255	44
123 W Mispillion St	0.51mi	3/1.0 (+1)	1,120 (+15%)	4mo	$260,000	$232	41
141 W Mispillion St	0.62mi	2/1.0	900 (-8%)	22mo	$212,000	$236	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-2.07% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -2.4%
• Equity multiple: 0.90×
• Total profit: $-4,421
• Equity at exit: $30,571

10-year hold

• IRR: 5.6%
• Equity multiple: 1.47×
• Total profit: $21,151
• Equity at exit: $25,647

Cash invested: $44,800 (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 19952

• Home prices YoY: -0.8%
• Active inventory: 72
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,527 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$61 /mo · $730/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $240

Break-even live

Break-even rent $1,223

Max offer price $160,000

Occupancy floor 79%

Sensitivity live

Price	-10% $330	-5% $285	+0% $240	+5% $194	+10% $149
Rent	-10% $119	-5% $179	+0% $240	+5% $300	+10% $360
Rate	-1.0pp $320	-0.5pp $280	base $240	+0.5pp $198	+1.0pp $156

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-19
   days on market $160,000 Active 57 DOM
2. 2026-06-18
   days on market $160,000 Active 56 DOM
3. 2026-06-17
   days on market $160,000 Active 55 DOM
4. 2026-06-16
   days on market $160,000 Active 54 DOM
5. 2026-06-15
   days on market $160,000 Active 53 DOM
6. 2026-06-14
   days on market $160,000 Active 51 DOM
7. 2026-06-13
   days on market $160,000 Active 50 DOM
8. 2026-06-10
   days on market $160,000 Active 48 DOM
9. 2026-06-09
   remarks 280-char remark
10. 2026-06-09
    days on market $160,000 Active 47 DOM
11. 2026-06-08
    days on market $160,000 Active 46 DOM
12. 2026-06-07
    days on market $160,000 Active 45 DOM
13. 2026-06-05
    days on market $160,000 Active 42 DOM
14. 2026-06-03
    days on market $160,000 Active 41 DOM
15. 2026-06-02
    days on market $160,000 Active 40 DOM
16. 2026-06-01
    days on market $160,000 Active 39 DOM
17. 2026-05-31
    days on market $160,000 Active 38 DOM
18. 2026-05-30
    days on market $160,000 Active 37 DOM
19. 2026-05-06
    price $160,000 248-char remark

    Show marketing remark (248 chars)

    Unlock the potential of this in-town Harrington property! This 2 bed, 1 bath home is being sold as-is and is perfect for investors or buyers ready to make it their own. Great location with tons of potential—bring your ideas and make it shine!

20. 2026-04-24
    listed $165,000 Active 248-char remark

    Show marketing remark (248 chars)

    Unlock the potential of this in-town Harrington property! This 2 bed, 1 bath home is being sold as-is and is perfect for investors or buyers ready to make it their own. Great location with tons of potential—bring your ideas and make it shine!

21. 2026-04-14
    historical $165,000 248-char remark

    Show marketing remark (248 chars)

    Unlock the potential of this in-town Harrington property! This 2 bed, 1 bath home is being sold as-is and is perfect for investors or buyers ready to make it their own. Great location with tons of potential—bring your ideas and make it shine!

22. 2026-01-05
    soldstatus $90,000

ⓘ 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: $730 · $61/mo
• Projected year-2 tax: $829 · $69/mo
• Expected delta: +$99/yr (+$8/mo · 13.6%)

ⓘ 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 8/10 Severe 7 d/yr ≥102°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% 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: $18,320
• − Mortgage interest: −$8,962
• − Property taxes: −$730
• − Insurance: −$800
• − Repairs & maintenance: −$1,466
• − Management: −$1,466
• − Depreciation: −$4,655
• Taxable income: $242
• Est. tax owed @ 24.0%: −$58
• After-tax cash flow: $2,816/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: Lake Forest School District
• NCES district ID: 1000790
• Math proficiency: 26% ▼ -23.00%
• Reading proficiency: 44% ▼ -14.00%
• Median HH income: $52,034
• Composite: 30.47/100
• National rank: #6225
• State rank: #13 of 26 in DE

Livability — Harrington

• Score: 73/100
• State rank: #9
• US rank: #5270

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Harrington, DE
• Population (ZIP): 10,730

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: Predominantly White (84%)
• Race & ethnicity: White 84% Black 8% Hispanic / Latino 5% Two or more races 4% Asian 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 3%
• Common ancestry: Slovak 2% Romanian 1% Portuguese 1%
• Foreign-born: 3% · Canada, Vietnam, South Korea
• Languages at home: 93% English-only · Spanish 4% Vietnamese 1% German/W. Germanic 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: ▼ -2.07%
• Current HPI: 268.56
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+77.8% since first listed

4 events — show timeline

• 2026-05-06 Price Changed $160,000 BRIGHT MLS
• 2026-04-24 Listed $165,000 BRIGHT MLS
• 2026-04-14 Coming Soon $165,000 BRIGHT MLS
• 2026-01-05 Sold (Public Records) $90,000 Public Records

Property tax history

+8.8%/yr

Latest (2025): $730 · +0.4% YoY. Source: county tax records.