126 Cobble Creek Curv #126 · Glasgow, DE 19702

$185,000

2 bd · 1.5 ba · 1,150 sqft · Townhouse · 4 Days on market

Built 1988 Average condition Est $253k · 27% under $150/mo HOA · 7% 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 +18.8/30.0
• ARV discount +15.0/15.0
• 1% rule +6.1/10.0
• DSCR +5.9/10.0
• Livability +3.9/5.0
• Rent growth +3.0/5.0
• Condition / age +2.8/5.0
• Schools +2.5/10.0
• Appreciation +0.0/10.0

Listing remarks

Opportunity knocks at 126 Cobble Creek Curve #126 in the desirable Stones Throw community! This townhome offers incredible potential for buyers looking to build equity or investors seeking their next addition. Major systems have already been addressed, including a newer roof, HVAC (2022), water heater (2015), Roof(2020) and dishwasher (2020)—providing a strong foundation for your improvements. With a little vision and updates, this property can truly shine. Being sold as-is, this is an excellent opportunity for a handy homeowner ready to customize their space or for an investor looking to enhance and maximize value. Conveniently located near shopping, dining, and major routes, making

Key facts

• $150 HOA
• 2 parking spots
• Built 1988

Property features AI

Finance

• Other: Property manager present
• HOA & community: HOA fee of $150 monthly; HOA covers lawn care (front and rear), lawn maintenance, snow removal, and trash

Exterior

• Parking: Assigned parking; Asphalt driveway with two driveway spaces; Two total garage and parking spaces (two assigned)
• Utilities: Public water; Public sewer; Electric for heating, cooling, and hot water
• Home design: Interior townhouse/rowhouse; Fee simple ownership; Year built per assessor
• Construction: Brick, vinyl siding, and aluminum siding exterior; Shingle roof; Block foundation
• Exterior features: No tidal water; Lawn care and snow removal included in HOA (front and rear); Trash service included in HOA

Interior

• Kitchen: Eat-in kitchen
• Bedrooms: Two bedrooms on the first upper level
• Flooring: Carpet; Laminate
• Bathrooms: One full bathroom on the upper level; One half bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning; Electric hot water
• Interior features: Open floor plan; Eat-in kitchen; Dining area; Ceiling fans; Tub with shower; Drywall walls and ceilings; Full finished basement
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $185k. Condition is rated average.

Deal economics

• At list price, monthly cash flow is $187 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $185k).
• Cap rate 7.5% vs local median 3.5% in Glasgow — 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 77/100 on livability (#4 in DE, #3,151 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+, health & safety A+; Watch: amenities F, commute F.
• 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.
• Zoned schools: Brader (Henry M.) Elementary School (math 22% / reading 27%, grade F, #67 of 105 statewide, top 65%, 323 students, 0% FRL); Gauger-Cobbs Middle School (math 11% / reading 26%, grade F, #30 of 36 statewide, top 86%, 779 students, 0% FRL); Glasgow High School (math 8% / reading 17%, grade F, #36 of 40 statewide, top 90%, 895 students, 0% FRL) — zoned schools average 0% FRL vs 50% district-wide (50 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: Rents rising (+2.2%/yr); 154 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 62% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 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 $1k of loan paydown is wiped out by about $6k 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.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $185,000

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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.
4. 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.
5. 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: 1.11% ✓
• Cap rate: 7.50%
• Cash-on-cash: 4.32%
• DSCR: 1.19
• GRM: 7.5

CMA / ARV

• ARV (on-the-fly): $253,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Cobble Creek Curv #126	0.00mi	2/1.5	1,150 (0%)	1mo	$185,000	$161	100
809 Cobble Creek Curv #809	0.12mi	2/1.5	1,152 (+0%)	2mo	$255,000	$221	93
208 Cobble Creek Curv	0.09mi	2/1.5	1,275 (+11%)	7mo	$205,000	$161	72
601 Waters Edge Dr	0.35mi	2/2.0	1,120 (-3%)	10mo	$220,000	$196	69
2009 Waters Edge Dr	0.40mi	3/2.0 (+1)	1,120 (-3%)	2mo	$259,816	$232	69
806 Waters Edge Dr #187	0.32mi	3/2.0 (+1)	1,120 (-3%)	6mo	$255,000	$228	68
1907 Waters Edge Dr #128	0.41mi	2/2.0	1,120 (-3%)	9mo	$222,000	$198	68
409 Waters Edge Dr	0.35mi	2/2.0	1,000 (-13%)	23mo	$230,000	$230	41
408 Waters Edge Dr #59	0.38mi	2/2.0	1,000 (-13%)	22mo	$220,000	$220	40

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 · 2.19% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.62×
• Total profit: $-19,626
• Equity at exit: $27,584

10-year hold

• IRR: -2.4%
• Equity multiple: 0.85×
• Total profit: $-7,964
• Equity at exit: $15,995

Cash invested: $51,800 (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 19702

• Rents YoY: 2.2%
• Active inventory: 154
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $2,044 high
• Mortgage (P&I): −$970
• Tax est. 1.5%: −$231 /mo · $2,775/yr
• Insurance: −$77
• HOA: −$150
• Vacancy / Maint / Mgmt: −$429
• Net cashflow: $187

Break-even live

Break-even rent $1,808

Max offer price $185,000

Occupancy floor 86%

Sensitivity live

Price	-10% $314	-5% $250	+0% $187	+5% $123	+10% $59
Rent	-10% $25	-5% $106	+0% $187	+5% $267	+10% $348
Rate	-1.0pp $280	-0.5pp $234	base $187	+0.5pp $139	+1.0pp $90

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: $46,250
• Closing costs: $5,550
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
907 Cobble Creek Curv Newark, DE	2.0	1.5	1325	$2,000	$1.51	45d	1	0.08mi
337 Cobble Creek Curv Newark, DE	2.0	2.5	1325	$2,500	$1.89	26d	1	0.11mi
1907 Waters Edge Dr Newark, DE	2.0	2.0	1120	$1,795	$1.60	45d	1	0.40mi
2702 Waters Edge Dr Newark, DE	1.0	1.0	729	$1,599	$2.19	0d	1	0.44mi
222 Britain Ct Newark, DE	2.0	2.5	1300	$2,100	$1.62	14d	1	0.47mi
27 Harkfort Rd Newark, DE	3.0	1.5	1000	$2,300	$2.30	45d	1	0.52mi
84 Welsh Tract Rd #208 Newark, DE	1.0	1.0	800	$1,450	$1.81	45d	1	1.43mi
200 Vinings Way Newark, DE	1.0–3.0	1.0–2.0	907	$1,690	$1.86	45d	1	1.48mi

HOA detail

• Monthly dues: $150 · $1,800/yr
• Likely covers: water

Listing history 3 events

1. 2026-05-03
   status Pending 853-char remark
2. 2026-04-30
   listed $185,000 Active 853-char remark
3. 2026-04-22
   historical $185,000 853-char remark

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 7/10 Severe 7 d/yr ≥104°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,532
• − Mortgage interest: −$10,363
• − Property taxes: −$2,775
• − Insurance: −$925
• − Repairs & maintenance: −$1,963
• − Management: −$1,963
• − HOA: −$1,800
• − Depreciation: −$5,382
• Taxable loss: −$638
• Est. tax savings @ 24.0%: +$153
• After-tax cash flow: $2,392/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 Moderate rehab

This townhome has good systems and a solid structure, but needs moderate updates to the kitchen and bathroom to improve its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and in need of updating
• Moderate kitchen appliances — outdated and in need of replacement
• Moderate bathroom vanity — basic and in need of updating

Value-add opportunities

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value
• Both update bathroom vanity and fixtures — modernizing the bathroom would improve both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and in need of updating	Moderate	$3,000–15,000
kitchen appliances · outdated and in need of replacement	Moderate	$3,000–15,000
bathroom vanity · basic and in need of updating	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$9,000–45,000

Value-add ROI direction

• Both update kitchen cabinets and appliances — modernizing the kitchen would improve both resale and rental value ↑
• Both update bathroom vanity and fixtures — modernizing the bathroom would improve both resale and rental 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: 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 — Glasgow

• Score: 77/100
• State rank: #4
• US rank: #3151

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Castle County · 483,412 people
• City population: 56,049
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 55,683
• Household income: $92,446
• Rent vs Own: 39.8% rent · 60.2% own
• Severe rent burden: 1421.0

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: Highly diverse neighborhood (Simpson 0.73)
• Race & ethnicity: White 38% Black 31% Hispanic / Latino 14% Asian 12% Two or more races 8%
• Hispanic origin (detail): Mexican 7% Puerto Rican 3%
• Common ancestry: Romanian 3% Lithuanian 1% Slovak 1%
• Foreign-born: 22% · Canada, China, South Korea
• Languages at home: 73% English-only · Spanish 11% Other Indo-European 5% Other Asian/Pacific 3%

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: ▼ -241.79%
• Current HPI: 248.8414
• Rent YoY: ▲ 2.19%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+0.0% since first listed

4 events — show timeline

• 2026-06-03 Sold (MLS) $185,000 BRIGHT MLS
• 2026-05-03 Pending — BRIGHT MLS
• 2026-04-30 Listed $185,000 BRIGHT MLS
• 2026-04-22 Coming Soon $185,000 BRIGHT MLS