25 6th Ave · Wilmington, DE 19805

$115,000

3 bd · 1.0 ba · 1,325 sqft · Townhouse public records · 19 Days on market

Built 1900 1,307 sqft lot

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Spacious 3-bedroom 1 bath interior unit townhome located in Browntown. Looking for a new project whether you are a homeowner or investor. .. well this might be the one. Enter through enclosed front porch which leads to large living area which overlooks the dining room with built in cabinet. Kitchen in situated in the rear of the main floor and features granite counter tops and newer cabinets. Heading upstairs are 3 well sized bedrooms and the full bath. Basement offers tons of storage space. Located near the Wilmington Riverfront, Frawley Stadium, Restaurants, Riverwalk and the Amtrak station. This property is eligible under the First Look Initiative. All Owner Occupant offers will be respo

Key facts

• Large living area
• Newer cabinets
• Built in cabinet

Tags

• ENCLOSED FRONT PORCH
• LARGE LIVING AREA
• BUILT IN CABINET
• GRANITE COUNTER TOPS
• NEWER CABINETS
• TONS OF STORAGE SPACE

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $115k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $115k).
• Recommended offer: $113k (1.5% below list) — sets the bar for market timing.
• Cap rate 14.4% vs local median 5.6% in Wilmington — 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 (#52 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A; Watch: employment D+, schools D, commute D.
• 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 (+6.3%/yr); 167 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 20d on market — plan ~3-4 weeks tenant-placement turnaround); 1,367 units permitted in New Castle County in 2024 (201 in 5+ unit buildings).
• This rent runs 38% of the median local income ($60k/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 $795 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $32k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($113k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 24y 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 27% 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 $113,275 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
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: 1.66% ✓
• Cap rate: 14.38%
• Cash-on-cash: 28.90%
• DSCR: 2.29
• GRM: 5.0

CMA / ARV

• ARV (on-the-fly): $251,750
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25 6th Ave	0.00mi	3/1.0	1,325 (0%)	1mo	$115,000	$87	99
1204 Brown St	0.09mi	2/2.0 (-1)	1,300 (-2%)	0mo	$268,000	$206	84
1210 Elm St	0.46mi	3/2.0	1,300 (-2%)	1mo	$200,000	$154	71
519 S Jackson St	0.36mi	3/1.0	1,200 (-9%)	1mo	$186,000	$155	67
1715 Sycamore St	0.53mi	3/1.0	1,260 (-5%)	1mo	$241,000	$191	67
1016 Clayton Rd	0.28mi	3/1.0	1,150 (-13%)	1mo	$219,000	$190	64
315 S Jackson St	0.47mi	3/1.5	1,475 (+11%)	1mo	$180,000	$122	56
302 S Franklin St	0.46mi	3/1.0	1,150 (-13%)	1mo	$117,000	$102	56
1213 W 3rd St	0.74mi	3/1.5	1,250 (-6%)	1mo	$215,000	$172	53
400 Geddes St	0.75mi	3/1.5	1,225 (-8%)	0mo	$337,500	$276	50
2042 Clark St	0.75mi	3/1.0	1,200 (-9%)	0mo	$335,000	$279	49
1301 Lancaster Ave	0.61mi	4/2.0 (+1)	1,200 (-9%)	1mo	$250,000	$208	46

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 · 6.35% rent growth · sell at horizon

5-year hold

• IRR: 26.8%
• Equity multiple: 2.16×
• Total profit: $37,387
• Equity at exit: $17,147

10-year hold

• IRR: 36.3%
• Equity multiple: 4.89×
• Total profit: $125,314
• Equity at exit: $9,943

Cash invested: $32,200 (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 19805

• Rents YoY: 6.3%
• Active inventory: 167
• Price-to-rent: 5.0×

Monthly cashflow live

• Estimated rent: $1,907 high
• Mortgage (P&I): −$603
• Tax from tax record: −$80 /mo · $958/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$400
• Net cashflow: $775

Break-even live

Break-even rent $925

Max offer price $115,000

Occupancy floor 54%

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 6th Ave Wilmington, DE	3.0	2.0	1325	$1,800	$1.36	43d	1	0.05mi
231 5th Ave Wilmington, DE	2.0	1.0	1050	$1,350	$1.29	43d	1	0.12mi
1508 Maryland Ave Wilmington, DE	3.0	1.5	1450	$1,975	$1.36	14d	1	0.14mi
25 Stroud St Wilmington, DE	3.0	1.0	1200	$1,795	$1.50	3d	1	0.17mi
21 Stroud St Unit 1 Wilmington, DE	3.0	1.5	1875	$1,900	$1.01	43d	1	0.17mi
1601 E Latimer Pl Wilmington, DE	4.0	1.0	1450	$2,195	$1.51	18d	1	0.28mi
1016 Clayton Rd Wilmington, DE	3.0	1.0	1150	$1,850	$1.61	5d	1	0.29mi
1601 Bonwood Rd Wilmington, DE	3.0	1.5	1500	$1,850	$1.23	24d	1	0.37mi
1110 Maple St Wilmington, DE	3.0	1.0	1525	$1,600	$1.05	43d	1	0.37mi
1122 Coyne Pl Wilmington, DE	3.0	1.0	1350	$1,950	$1.44	43d	1	0.38mi
414 S Franklin St Wilmington, DE	3.0	2.0	1195	$1,895	$1.59	43d	1	0.40mi
1525 Beech St Wilmington, DE	3.0	2.5	1850	$2,400	$1.30	5d	1	0.42mi
1600 Bonwood Rd Wilmington, DE	2.0	2.0	970	$1,614	$1.66	15d	1	0.45mi
1227 Linden St Wilmington, DE	3.0	2.0	950	$1,850	$1.95	3d	1	0.45mi
331 Justison St Wilmington, DE	1.0–2.0	1.0–2.0	859	$2,205	$2.57	1d	9	0.51mi
205 Porter St Wilmington, DE	2.0	1.5	1200	$1,700	$1.42	15d	1	0.52mi
530 Harlan Blvd #519 Wilmington, DE	2.0	2.0	1192	$2,250	$1.89	24d	1	0.54mi
1110 Read St Wilmington, DE	2.0	1.0	1100	$1,250	$1.14	20d	1	0.57mi
1802 Maple St Wilmington, DE	3.0	1.5	1250	$2,500	$2.00	24d	1	0.60mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	24d	1	0.62mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	11d	1	0.63mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	18d	1	0.64mi
115 N Clayton St Unit 115 Wilmington, DE	3.0	1.5	1200	$1,725	$1.44	11d	1	0.71mi
232 N Franklin St Wilmington, DE	3.0	2.0	1150	$1,795	$1.56	43d	1	0.72mi
1936 Lakeview Rd Wilmington, DE	3.0	1.0	1350	$1,850	$1.37	14d	1	0.74mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	43d	1	0.80mi
105 Christina Landing Dr #1105 Wilmington, DE	2.0	2.0	1150	$2,500	$2.17	43d	1	0.83mi
105 Christina Landing Dr Wilmington, DE	2.0	2.0	1025	$2,400	$2.34	10d	1	0.83mi
105 Christina Landing Dr #1503 Wilmington, DE	2.0	2.0	1025	$2,500	$2.44	16d	1	0.83mi
131 Scarborough Park Dr Wilmington, DE	1.0–2.0	1.0–1.5	837	$1,700	$2.03	43d	1	0.86mi
115 Christina Landing Dr Wilmington, DE	1.0–2.0	1.0–2.0	1195	$2,796	$2.34	1d	13	0.87mi
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,850	$1.23	3d	1	0.89mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	12d	1	0.92mi
820 W 7th St Wilmington, DE	3.0	1.0	1000	$1,650	$1.65	43d	1	0.99mi
617 W 6th St Unit 617 B Wilmington, DE	3.0	1.0	1000	$1,600	$1.60	5d	1	0.99mi
1522 W 7th St Unit 1 Wilmington, DE	2.0	1.0	900	$1,800	$2.00	4d	1	1.00mi
225 W 4th St Unit 2 Wilmington, DE	2.0	1.0	1000	$1,599	$1.60	43d	1	1.00mi
1000 W 8th St Unit 3 Wilmington, DE	2.0	1.0	1050	$1,695	$1.61	24d	1	1.02mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	43d	1	1.06mi
709 Windsor St Unit 3 Wilmington, DE	2.0	1.0	980	$1,500	$1.53	43d	1	1.06mi

Listing history 25 events

1. 2026-04-21
   soldstatus $1,575,100
2. 2026-03-31
   status Pending
3. 2026-03-12
   listed $115,000 Active
4. 2020-05-05
   historical
5. 2019-03-25
   price $94,900
6. 2019-02-06
   price $99,900
7. 2018-11-20
   listed $105,000 Active
8. 2017-01-03
   historical
9. 2015-07-07
   listed $79,900
10. 2015-07-07
    historical
11. 2014-08-19
    listed $104,900
12. 2014-04-25
    soldstatus $34,900 Sold
13. 2014-03-31
    status Under Contract
14. 2014-03-13
    historical
15. 2014-03-06
    listed $34,900 Active
16. 2007-11-08
    soldstatus $149,000
17. 2007-08-21
    listed $149,000
18. 2007-03-19
    soldstatus $89,900
19. 2007-03-12
    soldstatus $89,900
20. 2007-02-17
    historical
21. 2006-10-24
    listed $89,900
22. 2004-12-29
    historical
23. 2004-07-19
    listed $107,900
24. 2002-11-14
    soldstatus $55,000
25. 2002-10-19
    listed $55,000

ⓘ 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: $958 · $80/mo
• Projected year-2 tax: $958 · $80/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 8/10 Severe 7 d/yr ≥103°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $22,881
• − Mortgage interest: −$6,442
• − Property taxes: −$958
• − Insurance: −$575
• − Repairs & maintenance: −$1,830
• − Management: −$1,830
• − Depreciation: −$3,345
• Taxable income: $7,899
• Est. tax owed @ 24.0%: −$1,896
• After-tax cash flow: $7,410/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 — Wilmington

• Score: 64/100
• State rank: #52
• US rank: #14251

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Wilmington, DE
• County: New Castle County · 483,412 people
• City population: 173,480
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• Population (ZIP): 41,402
• Household income: $60,221
• Rent vs Own: 40.6% rent · 59.4% own
• Severe rent burden: 1730.0

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: Diverse neighborhood (Simpson 0.70)
• Race & ethnicity: White 37% Black 32% Hispanic / Latino 25% Two or more races 10%
• Hispanic origin (detail): Mexican 10% Puerto Rican 10% Dominican 2%
• Common ancestry: Romanian 4% Slovak 1% Italian 1%
• Foreign-born: 9% · Canada
• Languages at home: 79% English-only · Spanish 18% French/Haitian/Cajun 1% Arabic 1%

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: ▼ -291.16%
• Current HPI: 259.1455
• Rent YoY: ▲ 6.35%
• Metro: Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
• State GDP YoY: —
• F500 in state: 0

Price history

+2763.8% since first listed

25 events — show timeline

• 2026-04-21 Sold (Public Records) $1,575,100 Public Records
• 2026-03-31 Pending — BRIGHT MLS
• 2026-03-12 Listed $115,000 BRIGHT MLS
• 2020-05-05 Listing Removed — BRIGHT MLS
• 2019-03-25 Price Changed $94,900 BRIGHT MLS
• 2019-02-06 Price Changed $99,900 BRIGHT MLS
• 2018-11-20 Listed $105,000 BRIGHT MLS
• 2017-01-03 Listing Removed — BRIGHT MLS
• 2015-07-07 Listing Removed — BRIGHT MLS
• 2015-07-07 Listed $79,900 BRIGHT MLS
• 2014-08-19 Listed $104,900 BRIGHT MLS
• 2014-04-25 Sold (MLS) $34,900 TREND
• 2014-03-31 Pending — TREND
• 2014-03-13 Delisted — TREND
• 2014-03-06 Listed $34,900 TREND
• 2007-11-08 Sold (MLS) $149,000 BRIGHT MLS
• 2007-08-21 Listed $149,000 BRIGHT MLS
• 2007-03-19 Sold (Public Records) $89,900 Public Records
• 2007-03-12 Sold (MLS) $89,900 BRIGHT MLS
• 2007-02-17 Listing Removed — BRIGHT MLS
• 2006-10-24 Listed $89,900 BRIGHT MLS
• 2004-12-29 Listing Removed — BRIGHT MLS
• 2004-07-19 Listed $107,900 BRIGHT MLS
• 2002-11-14 Sold (MLS) $55,000 BRIGHT MLS
• 2002-10-19 Listed $55,000 BRIGHT MLS

Property tax history

+3.9%/yr

Latest (2024): $958 · +2.6% YoY. Source: county tax records.