139 King William St · Newark, DE 19711

$215,000

2 bd · 1.5 ba · 1,000 sqft · Townhouse public records · 1 Days on market

Built 1969 Est $190k · 13% over $300/mo HOA · 14% of rent

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Why this score? — see what drove the D 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 +15.6/30.0
• 1% rule +5.1/10.0
• DSCR +4.8/10.0
• Livability +4.2/5.0
• Rent growth +3.9/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• ARV discount +1.6/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 139 King William St, a beautifully updated townhome nestled in one of Newark's most desirable locations! Backing directly to the scenic White Clay Creek State Park, this home offers a rare combination of privacy, nature, and convenience. Enjoy peaceful wooded views from your backyard and take advantage of being just a 5-minute walk to the park's extensive trail system, perfect for hiking, biking, and outdoor recreation. Inside, you'll find numerous recent updates that provide peace of mind and modern comfort, including a new roof (2026), energy-efficient windows (2023), AC unit (2024), hot water heater (2020), kitchen appliances (2020), washer/dryer (2022), kitchen and dining roo

Key facts

• Community pool
• Updated townhome
• Access to dining

Tags

• UPDATED TOWNHOME
• PEACEFUL WOODED VIEWS
• 5 MINUTE WALK TO PARK
• COMMUNITY POOL
• ACCESS TO LOCAL SHOPPING
• ACCESS TO DINING

Property features AI

Finance

• Financial info: Ownership is fee simple; Assessed improvement and land values recorded (assessor); Property manager present
• HOA & community: Condo/co-op fee of $300 monthly

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas heating and hot water
• Home design: Interior townhouse/rowhouse; Entry level is 1
• Construction: Mixed construction materials; Slab foundation; Pets allowed with no pet restrictions
• Exterior features: Community pool; Above-grade and below-grade structures noted; Property located within city limits

Interior

• Bedrooms: Two bedrooms on the first upper level
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating; Central air conditioning; Hot water heated by natural gas
• Interior features: No basement; Living area measured by assessor

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath townhouse listed at $215k.

Deal economics

• At list price, monthly cash flow is $89 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $215k).
• Cap rate 6.8% vs local median 4.4% in Newark — 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 85/100 on livability (#1 in DE, #569 nationally) — a professional / high-income tenant draw. Strengths: amenities A+, commute A+, health & safety A+; Watch: crime C-.
• 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 (+5.5%/yr); 127 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals leasing fast (median 5d on market — plan ~1-2 weeks tenant-placement turnaround); 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 1 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $18k; list at $215k implies a 1094% gain — meaningful room to come down on a strong offer.

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 $215,000

Questions for the listing agent

1. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 1.01% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $190,000
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
170 King William St #170	0.05mi	2/1.0	1,000 (0%)	1mo	$190,000	$190	95
174 King William St #174	0.04mi	2/1.0	1,000 (0%)	13mo	$188,000	$188	85
112 King William St #112	0.07mi	2/1.0	1,000 (0%)	14mo	$183,000	$183	83
144 King William St #144	0.06mi	2/1.5	1,000 (0%)	23mo	$189,900	$190	78
140 King William St #140	0.06mi	2/1.0	1,000 (0%)	21mo	$181,500	$182	78
109 Gateway Dr	0.72mi	2/1.5	1,125 (+12%)	10mo	$260,000	$231	38
180 Madison Dr	0.73mi	3/1.0 (+1)	1,125 (+12%)	4mo	$268,000	$238	35
181 Madison Dr	0.71mi	3/1.0 (+1)	1,125 (+12%)	6mo	$250,000	$222	34
115 Gateway Dr #8	0.70mi	2/2.5	1,125 (+12%)	14mo	$241,000	$214	31

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 · 5.45% rent growth · sell at horizon

5-year hold

• IRR: -10.5%
• Equity multiple: 0.61×
• Total profit: $-23,547
• Equity at exit: $32,057

10-year hold

• IRR: 2.3%
• Equity multiple: 1.18×
• Total profit: $10,989
• Equity at exit: $18,589

Cash invested: $60,200 (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 19711

• Rents YoY: 5.5%
• Active inventory: 127
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $2,174 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$111 /mo · $1,334/yr
• Insurance: −$90
• HOA: −$300
• Vacancy / Maint / Mgmt: −$457
• Net cashflow: $89

Break-even live

Break-even rent $2,061

Max offer price $215,000

Occupancy floor 91%

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1 Nathan Hale Ct Newark, DE	3.0	2.0	1350	$2,300	$1.70	18d	1	0.60mi
100 Christina Mill Dr Newark, DE	1.0–2.0	1.0–2.0	827	$2,269	$2.74	1d	9	0.62mi
54 Madison Dr Newark, DE	3.0	1.0	1400	$1,849	$1.32	18d	1	0.87mi
53 Madison Dr Newark, DE	3.0	1.0	1125	$2,200	$1.96	1d	1	0.90mi
650 Lehigh Rd Newark, DE	1.0–2.0	1.0	871	$1,794	$2.06	1d	25	0.93mi
250 S Main St Ste 107 Newark, DE	2.0–4.0	1.0–3.0	1567	$1,760	$1.12	1d	1	1.02mi
1211 Nottingham Rd Newark, DE	2.0	2.0	1400	$1,795	$1.28	1d	1	1.29mi
1219 Nottingham Rd Unit 1219 Newark, DE	2.0	1.0	1000	$1,985	$1.99	12d	1	1.30mi
112 W Park Pl Newark, DE	3.0	2.0	1475	$3,250	$2.20	12d	1	1.30mi
112 W Park Pl Newark, DE	3.0	2.0	1315	$3,000	$2.28	43d	1	1.30mi
317 Willow Dr Elkton, MD	3.0	1.5	1125	$1,900	$1.69	5d	1	1.45mi

HOA detail

• Monthly dues: $300 · $3,600/yr
• Likely covers: water

Listing history 2 events

1. 2026-06-18
   remarks 699-char remark
2. 2026-06-18
   listed $215,000 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: $1,334 · $111/mo
• Projected year-2 tax: $1,334 · $111/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 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 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $26,088
• − Mortgage interest: −$12,043
• − Property taxes: −$1,334
• − Insurance: −$1,075
• − Repairs & maintenance: −$2,087
• − Management: −$2,087
• − HOA: −$3,600
• − Depreciation: −$6,255
• Taxable loss: −$2,393
• Est. tax savings @ 24.0%: +$574
• After-tax cash flow: $1,645/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 — Newark

• Score: 85/100
• State rank: #1
• US rank: #569

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newark, DE
• County: New Castle County · 483,412 people
• City population: 135,862
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 49,432
• Household income: $95,403
• Rent vs Own: 35.5% rent · 64.5% own
• Severe rent burden: 2167.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Two or more races 9% Hispanic / Latino 9% Black 9% Asian 8%
• Hispanic origin (detail): Mexican 3% Puerto Rican 4%
• Common ancestry: Romanian 5% Slovak 2% Italian 2%
• Foreign-born: 12% · China, Canada, Vietnam
• Languages at home: 84% English-only · Spanish 5% Other Indo-European 3% Chinese 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: ▼ -214.42%
• Current HPI: 225.6592
• Rent YoY: ▲ 5.45%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+442.9% since first listed

3 events — show timeline

• 2026-06-18 Listed $215,000 BRIGHT MLS
• 2019-11-20 Sold (Public Records) $18,000 Public Records
• 1983-03-01 Sold (Public Records) $39,600 Public Records

Property tax history

+3.9%/yr

Latest (2024): $1,334 · +2.5% YoY. Source: county tax records.