326 Persimmon Cir W #326 · Dover, DE 19901

$150,000

3 bd · 2.0 ba · 1,514 sqft · SingleFamily · 221 Days on market

Built 2003 Average condition $99/sqft · at area comps Est $148k · at est. $1/mo HOA ↓ 11% since listing

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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 +29.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.1/10.0
• ARV discount +6.8/15.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Schools +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

PRICE REDUCTION BRING YOUR OFFERS MOTIVATED SELLERS: Welcome home to 326 Persimmon Circle West Dover. Let's be honest you've worked hard and now it's time to actually enjoy the fruits of your labor. This three-bedroom two bath home is wild meadows is in a 55+ community. It isn't just a place to park your car- it's where you get to start living your best most relaxed life. With about 1500 square feet of one level easy living, it's that just right size. It's big enough to host the grandkids or set up the craft room you've always wanted, but small enough that you won't spend your entire weekend cleaning it. The front porch is waiting for a couple of comfortable chairs and a glass of iced tea. The "Wild Meadow" Vibe: The house is great, but the community is really the star of the show. The Clubhouse is basically an extension of your living room: Summer Days: the pool is the place to be when the summer heats up Game On: There's a bocce ball court if you feel competitive Quiet Moments: if you need a change of scenery, the library is super cozy. Wild Meadow is the place to be!!!

Key facts

• Garage
• Community pool
• Built 2003

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $512 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 10.4% vs local median 5.2% in Dover — 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 67/100 on livability (#38 in DE) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, crime F, commute F.
• Capital School District (urban): math 14% / reading 31% proficiency, ranked #24 of 26 in DE (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.0%/yr); 184 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).
• This rent runs 35% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k 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 + 2.0% rent growth), your $42k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 221 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $25k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 221 days. Have you received any prior offers? Is the seller open to a 12% 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. 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. 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?
6. 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.
7. 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.
8. 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: 1.31% ✓
• Cap rate: 10.39%
• Cash-on-cash: 14.62%
• DSCR: 1.65
• GRM: 6.4

CMA / ARV

• ARV (median comp): $147,771
• List price: $150,000
• Delta: 1.51%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
56 Primrose Dr E	0.25mi	3/2.0	1,512 (-0%)	1mo	$223,000	$147	87
310 Persimmon Cir W #310	0.14mi	3/2.0	1,620 (+7%)	2mo	$185,000	$114	80
424 Moore Pl #424	0.22mi	3/2.0	1,620 (+7%)	6mo	$175,000	$108	73
322 Persimmon Cir W #322	0.04mi	3/2.0	1,296 (-14%)	3mo	$125,000	$96	72
914 Jonathan Dr #914	0.15mi	3/2.0	1,350 (-11%)	4mo	$169,500	$126	72
106 Kurt Dr #106	0.16mi	2/2.0 (-1)	1,408 (-7%)	6mo	$120,000	$85	71
549 Weaver Dr #549	0.15mi	2/2.0 (-1)	1,408 (-7%)	8mo	$115,000	$82	69
420 Moore Pl #420	0.26mi	3/2.0	1,620 (+7%)	9mo	$165,000	$102	69
51 Karen Pl	0.22mi	3/2.0	1,344 (-11%)	4mo	$235,000	$175	68
710 Mcginnis Dr #710	0.23mi	3/2.0	1,350 (-11%)	7mo	$125,000	$93	65
425 Moore Pl #425	0.23mi	3/2.0	1,296 (-14%)	2mo	$124,000	$96	63
518 Weaver Dr #518	0.22mi	3/2.0	1,728 (+14%)	5mo	$165,000	$95	62

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: 4.0%
• Equity multiple: 1.15×
• Total profit: $6,414
• Equity at exit: $22,365

10-year hold

• IRR: 12.6%
• Equity multiple: 1.95×
• Total profit: $40,040
• Equity at exit: $12,969

Cash invested: $42,000 (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 19901

• Rents YoY: 2.0%
• Active inventory: 184
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,961 medium
• Mortgage (P&I): −$787
• Tax est. 1.5%: −$188 /mo · $2,250/yr
• Insurance: −$62
• HOA: −$1
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $512

Break-even live

Break-even rent $1,313

Max offer price $150,000

Occupancy floor 69%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 Winners Cir Dover, DE	2.0	2.0	1269	$1,920	$1.51	43d	10	1.11mi
91 Chatham Ct Dover, DE	2.0	2.5	1530	$1,750	$1.14	43d	1	1.33mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: pool

Listing history 22 events

1. 2026-06-19
   days on market $150,000 Active 221 DOM
2. 2026-06-18
   days on market $150,000 Active 220 DOM
3. 2026-06-17
   days on market $150,000 Active 219 DOM
4. 2026-06-16
   days on market $150,000 Active 218 DOM
5. 2026-06-15
   days on market $150,000 Active 217 DOM
6. 2026-06-14
   days on market $150,000 Active 215 DOM
7. 2026-06-13
   days on market $150,000 Active 214 DOM
8. 2026-06-10
   days on market $150,000 Active 212 DOM
9. 2026-06-09
   days on market $150,000 Active 211 DOM
10. 2026-06-09
    price $150,000 Active 210 DOM
11. 2026-06-08
    days on market $155,000 Active 210 DOM
12. 2026-06-07
    days on market $155,000 Active 209 DOM
13. 2026-06-02
    days on market $155,000 Active 204 DOM
14. 2026-06-01
    days on market $155,000 Active 203 DOM
15. 2026-05-31
    days on market $155,000 Active 202 DOM
16. 2026-05-30
    days on market $155,000 Active 201 DOM
17. 2026-05-20
    price $155,000 1099-char remark

    Show marketing remark (1099 chars)

    PRICE REDUCTION BRING YOUR OFFERS MOTIVATED SELLERS: Welcome home to 326 Persimmon Circle West Dover. Let's be honest you've worked hard and now it's time to actually enjoy the fruits of your labor. This three-bedroom two bath home is wild meadows is in a 55+ community. It isn't just a place to park your car- it's where you get to start living your best most relaxed life. With about 1500 square feet of one level easy living, it's that just right size. It's big enough to host the grandkids or set up the craft room you've always wanted, but small enough that you won't spend your entire weekend cleaning it. The front porch is waiting for a couple of comfortable chairs and a glass of iced tea. The "Wild Meadow" Vibe: The house is great, but the community is really the star of the show. The Clubhouse is basically an extension of your living room: Summer Days: the pool is the place to be when the summer heats up Game On: There's a bocce ball court if you feel competitive Quiet Moments: if you need a change of scenery, the library is super cozy. Wild Meadow is the place to be!!!

18. 2026-04-16
    price $160,000 1099-char remark

    Show marketing remark (1099 chars)

    PRICE REDUCTION BRING YOUR OFFERS MOTIVATED SELLERS: Welcome home to 326 Persimmon Circle West Dover. Let's be honest you've worked hard and now it's time to actually enjoy the fruits of your labor. This three-bedroom two bath home is wild meadows is in a 55+ community. It isn't just a place to park your car- it's where you get to start living your best most relaxed life. With about 1500 square feet of one level easy living, it's that just right size. It's big enough to host the grandkids or set up the craft room you've always wanted, but small enough that you won't spend your entire weekend cleaning it. The front porch is waiting for a couple of comfortable chairs and a glass of iced tea. The "Wild Meadow" Vibe: The house is great, but the community is really the star of the show. The Clubhouse is basically an extension of your living room: Summer Days: the pool is the place to be when the summer heats up Game On: There's a bocce ball court if you feel competitive Quiet Moments: if you need a change of scenery, the library is super cozy. Wild Meadow is the place to be!!!

19. 2026-04-16
    status Active 1099-char remark

    Show marketing remark (1099 chars)

    PRICE REDUCTION BRING YOUR OFFERS MOTIVATED SELLERS: Welcome home to 326 Persimmon Circle West Dover. Let's be honest you've worked hard and now it's time to actually enjoy the fruits of your labor. This three-bedroom two bath home is wild meadows is in a 55+ community. It isn't just a place to park your car- it's where you get to start living your best most relaxed life. With about 1500 square feet of one level easy living, it's that just right size. It's big enough to host the grandkids or set up the craft room you've always wanted, but small enough that you won't spend your entire weekend cleaning it. The front porch is waiting for a couple of comfortable chairs and a glass of iced tea. The "Wild Meadow" Vibe: The house is great, but the community is really the star of the show. The Clubhouse is basically an extension of your living room: Summer Days: the pool is the place to be when the summer heats up Game On: There's a bocce ball court if you feel competitive Quiet Moments: if you need a change of scenery, the library is super cozy. Wild Meadow is the place to be!!!

20. 2026-04-13
    historical 1099-char remark

    Show marketing remark (1099 chars)

    PRICE REDUCTION BRING YOUR OFFERS MOTIVATED SELLERS: Welcome home to 326 Persimmon Circle West Dover. Let's be honest you've worked hard and now it's time to actually enjoy the fruits of your labor. This three-bedroom two bath home is wild meadows is in a 55+ community. It isn't just a place to park your car- it's where you get to start living your best most relaxed life. With about 1500 square feet of one level easy living, it's that just right size. It's big enough to host the grandkids or set up the craft room you've always wanted, but small enough that you won't spend your entire weekend cleaning it. The front porch is waiting for a couple of comfortable chairs and a glass of iced tea. The "Wild Meadow" Vibe: The house is great, but the community is really the star of the show. The Clubhouse is basically an extension of your living room: Summer Days: the pool is the place to be when the summer heats up Game On: There's a bocce ball court if you feel competitive Quiet Moments: if you need a change of scenery, the library is super cozy. Wild Meadow is the place to be!!!

21. 2026-01-20
    price $165,000 1099-char remark

    Show marketing remark (1099 chars)

    PRICE REDUCTION BRING YOUR OFFERS MOTIVATED SELLERS: Welcome home to 326 Persimmon Circle West Dover. Let's be honest you've worked hard and now it's time to actually enjoy the fruits of your labor. This three-bedroom two bath home is wild meadows is in a 55+ community. It isn't just a place to park your car- it's where you get to start living your best most relaxed life. With about 1500 square feet of one level easy living, it's that just right size. It's big enough to host the grandkids or set up the craft room you've always wanted, but small enough that you won't spend your entire weekend cleaning it. The front porch is waiting for a couple of comfortable chairs and a glass of iced tea. The "Wild Meadow" Vibe: The house is great, but the community is really the star of the show. The Clubhouse is basically an extension of your living room: Summer Days: the pool is the place to be when the summer heats up Game On: There's a bocce ball court if you feel competitive Quiet Moments: if you need a change of scenery, the library is super cozy. Wild Meadow is the place to be!!!

22. 2025-11-07
    listed $175,000 Active 1099-char remark

    Show marketing remark (1099 chars)

    PRICE REDUCTION BRING YOUR OFFERS MOTIVATED SELLERS: Welcome home to 326 Persimmon Circle West Dover. Let's be honest you've worked hard and now it's time to actually enjoy the fruits of your labor. This three-bedroom two bath home is wild meadows is in a 55+ community. It isn't just a place to park your car- it's where you get to start living your best most relaxed life. With about 1500 square feet of one level easy living, it's that just right size. It's big enough to host the grandkids or set up the craft room you've always wanted, but small enough that you won't spend your entire weekend cleaning it. The front porch is waiting for a couple of comfortable chairs and a glass of iced tea. The "Wild Meadow" Vibe: The house is great, but the community is really the star of the show. The Clubhouse is basically an extension of your living room: Summer Days: the pool is the place to be when the summer heats up Game On: There's a bocce ball court if you feel competitive Quiet Moments: if you need a change of scenery, the library is super cozy. Wild Meadow is the place to be!!!

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $23,533
• − Mortgage interest: −$8,402
• − Property taxes: −$2,250
• − Insurance: −$750
• − Repairs & maintenance: −$1,883
• − Management: −$1,883
• − HOA: −$12
• − Depreciation: −$4,364
• Taxable income: $3,990
• Est. tax owed @ 24.0%: −$958
• After-tax cash flow: $5,182/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.

Condition & rehab AI · 12 photos

Average 55/100 Cosmetic rehab

This home is in average condition with some cosmetic repairs and maintenance needed. It has a good layout and is move-in ready.

Repairs flagged

• Minor Paint — Paint appears slightly faded
• Minor Landscaping — Some overgrown areas, needs trimming

Value-add opportunities

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
Paint · Paint appears slightly faded	Minor	$500–3,000
Landscaping · Some overgrown areas, needs trimming	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both Landscaping — Well-maintained landscaping can enhance curb appeal and property value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Capital School District
• NCES district ID: 1000190
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $48,499
• Composite: 19.78/100
• National rank: #8703
• State rank: #24 of 26 in DE

Livability — Dover

• Score: 67/100
• State rank: #38
• US rank: #10574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, DE
• County: Kent County · 82,184 people
• City population: 76,581
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

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 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 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: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

-11.4% since first listed

6 events — show timeline

• 2026-05-20 Price Changed $155,000 BRIGHT MLS
• 2026-04-16 Price Changed $160,000 BRIGHT MLS
• 2026-04-16 Relisted — BRIGHT MLS
• 2026-04-13 Listing Removed — BRIGHT MLS
• 2026-01-20 Price Changed $165,000 BRIGHT MLS
• 2025-11-07 Listed $175,000 BRIGHT MLS