1707 Barnaby St · Brookside, DE 19702

$175,000

3 bd · 2.5 ba · 1,375 sqft · Townhouse public records · 40 Days on market

Built 1976 2,178 sqft lot Est $242k · 28% under

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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 +26.5/30.0
• ARV discount +15.0/15.0
• DSCR +9.0/10.0
• 1% rule +6.7/10.0
• Livability +3.5/5.0
• Rent growth +3.0/5.0
• Schools +2.5/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

bank just appraised for updated list price. property in need of repairs. Property sold AS-IS, subject to bank approval

Key facts

• Built 1976
• Listed 40 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $175k.

Deal economics

• At list price, monthly cash flow is $461 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $170k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% vs local median 5.0% in Brookside — 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 69/100 on livability (#28 in DE) — a middle-class / working-renter tenant base. Strengths: schools A+, cost of living A+, housing A+; Watch: crime C-, 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.
• Market conditions: Rents rising (+2.2%/yr); 151 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 50% 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 $5k 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

• It's been on market 40 days — a 3% lower offer ($170k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 19y 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

• 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 $169,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1976 — 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. Schools are A-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. 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: 1.17% ✓
• Cap rate: 9.45%
• Cash-on-cash: 11.28%
• DSCR: 1.50
• GRM: 7.2

CMA / ARV

• ARV (median comp): $241,705
• List price: $175,000
• Delta: -27.60%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1205 Flanders Way	0.08mi	3/2.5	1,375 (0%)	10mo	$270,000	$196	88
1209 Flanders Way	0.09mi	3/2.5	1,402 (+2%)	6mo	$292,450	$209	87
1504 Barnaby St	0.04mi	3/2.5	1,250 (-9%)	21mo	$290,000	$232	66
2204 Olden Ave	0.08mi	3/2.5	1,225 (-11%)	16mo	$257,500	$210	64

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: -0.4%
• Equity multiple: 0.99×
• Total profit: $-671
• Equity at exit: $26,093

10-year hold

• IRR: 8.5%
• Equity multiple: 1.62×
• Total profit: $30,519
• Equity at exit: $15,131

Cash invested: $49,000 (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 19702

• Rents YoY: 2.2%
• Active inventory: 151
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,039 medium
• Mortgage (P&I): −$918
• Tax from tax record: −$160 /mo · $1,916/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$428
• Net cashflow: $461

Break-even live

Break-even rent $1,456

Max offer price $175,000

Occupancy floor 72%

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: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1704 Barnaby St Newark, DE	3.0	2.5	1375	$1,845	$1.34	43d	1	0.02mi
71 Alexis Dr Newark, DE	3.0	4.0	1700	$2,400	$1.41	5d	1	1.06mi
525 Blackbird Dr Bear, DE	3.0	1.5	1150	$2,100	$1.83	43d	1	1.16mi
212 N Brownleaf Rd Newark, DE	3.0	1.0	900	$1,825	$2.03	24d	1	1.43mi

Listing history 26 events

1. 2026-06-18
   days on market $175,000 Active 40 DOM
2. 2026-06-17
   days on market $175,000 Active 39 DOM
3. 2026-06-16
   days on market $175,000 Active 38 DOM
4. 2026-06-15
   days on market $175,000 Active 37 DOM
5. 2026-06-13
   days on market $175,000 Active 35 DOM
6. 2026-06-13
   days on market $175,000 Active 34 DOM
7. 2026-06-09
   days on market $175,000 Active 31 DOM
8. 2026-06-08
   days on market $175,000 Active 30 DOM
9. 2026-06-07
   days on market $175,000 Active 29 DOM
10. 2026-06-04
    days on market $175,000 Active 26 DOM
11. 2026-06-03
    days on market $175,000 Active 25 DOM
12. 2026-06-02
    days on market $175,000 Active 24 DOM
13. 2026-06-01
    days on market $175,000 Active 23 DOM
14. 2026-05-31
    days on market $175,000 Active 22 DOM
15. 2026-05-09
    status Active 118-char remark

    Show marketing remark (118 chars)

    bank just appraised for updated list price. property in need of repairs. Property sold AS-IS, subject to bank approval

16. 2026-05-05
    price $188,000 118-char remark

    Show marketing remark (118 chars)

    bank just appraised for updated list price. property in need of repairs. Property sold AS-IS, subject to bank approval

17. 2026-04-10
    status Active Under Contract 118-char remark

    Show marketing remark (118 chars)

    bank just appraised for updated list price. property in need of repairs. Property sold AS-IS, subject to bank approval

18. 2026-04-03
    historical 118-char remark

    Show marketing remark (118 chars)

    bank just appraised for updated list price. property in need of repairs. Property sold AS-IS, subject to bank approval

19. 2026-03-31
    listed Active Under Contract 118-char remark

    Show marketing remark (118 chars)

    bank just appraised for updated list price. property in need of repairs. Property sold AS-IS, subject to bank approval

20. 2026-03-31
    listed $175,000 118-char remark

    Show marketing remark (118 chars)

    bank just appraised for updated list price. property in need of repairs. Property sold AS-IS, subject to bank approval

21. 2008-02-29
    soldstatus $159,000 779-char remark

    Show marketing remark (779 chars)

    This large 3 bedroom, 2 bath townhouse is spacious and conveniently located to I 95 and walking distance to many shops, yet is situated on a quiet cul-de-sac. It has a large master bedroom with a master bath and walk in shower and sliding glass door leading to a balcony. Lots of storage space in this house with the large 2nd floor linen closet and shelves in basement. Separate dining room, kitchen and living room. Living room has a wood fireplace with sliders going to a patio and fenced yard with trees and lots of perennial plants. The basement has a finished office or TV room and partially finished large room. New AC, furnace and roof -06. Freshly painted throughout with Pergo floors and wall to wall carpet throughout. Don't miss this one. Lots of room for your money.

22. 2008-01-29
    historical 779-char remark

    Show marketing remark (779 chars)

    This large 3 bedroom, 2 bath townhouse is spacious and conveniently located to I 95 and walking distance to many shops, yet is situated on a quiet cul-de-sac. It has a large master bedroom with a master bath and walk in shower and sliding glass door leading to a balcony. Lots of storage space in this house with the large 2nd floor linen closet and shelves in basement. Separate dining room, kitchen and living room. Living room has a wood fireplace with sliders going to a patio and fenced yard with trees and lots of perennial plants. The basement has a finished office or TV room and partially finished large room. New AC, furnace and roof -06. Freshly painted throughout with Pergo floors and wall to wall carpet throughout. Don't miss this one. Lots of room for your money.

23. 2007-12-17
    listed $159,000 779-char remark

    Show marketing remark (779 chars)

    This large 3 bedroom, 2 bath townhouse is spacious and conveniently located to I 95 and walking distance to many shops, yet is situated on a quiet cul-de-sac. It has a large master bedroom with a master bath and walk in shower and sliding glass door leading to a balcony. Lots of storage space in this house with the large 2nd floor linen closet and shelves in basement. Separate dining room, kitchen and living room. Living room has a wood fireplace with sliders going to a patio and fenced yard with trees and lots of perennial plants. The basement has a finished office or TV room and partially finished large room. New AC, furnace and roof -06. Freshly painted throughout with Pergo floors and wall to wall carpet throughout. Don't miss this one. Lots of room for your money.

24. 2007-12-17
    historical

    Show marketing remark (779 chars)

    This large 3 bedroom, 2 bath townhouse is spacious and conveniently located to I 95 and walking distance to many shops, yet is situated on a quiet cul-de-sac. It has a large master bedroom with a master bath and walk in shower and sliding glass door leading to a balcony. Lots of storage space in this house with the large 2nd floor linen closet and shelves in basement. Separate dining room, kitchen and living room. Living room has a wood fireplace with sliders going to a patio and fenced yard with trees and lots of perennial plants. The basement has a finished office or TV room and partially finished large room. New AC, furnace and roof -06. Freshly painted throughout with Pergo floors and wall to wall carpet throughout. Don't miss this one. Lots of room for your money.

25. 2007-10-03
    listed $161,900
26. 1981-03-01
    soldstatus $41,500

ⓘ 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: $1,916 · $160/mo
• Projected year-2 tax: $1,916 · $160/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 ≥103°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: $24,471
• − Mortgage interest: −$9,803
• − Property taxes: −$1,916
• − Insurance: −$875
• − Repairs & maintenance: −$1,958
• − Management: −$1,958
• − Depreciation: −$5,091
• Taxable income: $2,871
• Est. tax owed @ 24.0%: −$689
• After-tax cash flow: $4,839/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 — Brookside

• Score: 69/100
• State rank: #28
• US rank: #8635

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Castle County · 483,412 people
• City population: 30,549
• 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

+353.0% since first listed

12 events — show timeline

• 2026-05-09 Relisted — BRIGHT MLS
• 2026-05-05 Price Changed $188,000 BRIGHT MLS
• 2026-04-10 Relisted — BRIGHT MLS
• 2026-04-03 Listing Removed — BRIGHT MLS
• 2026-03-31 Listed — BRIGHT MLS
• 2026-03-31 Listed $175,000 BRIGHT MLS
• 2008-02-29 Sold (MLS) $159,000 BRIGHT MLS
• 2008-01-29 Listing Removed — BRIGHT MLS
• 2007-12-17 Listing Removed — BRIGHT MLS
• 2007-12-17 Listed $159,000 BRIGHT MLS
• 2007-10-03 Listed $161,900 BRIGHT MLS
• 1981-03-01 Sold (Public Records) $41,500 Public Records

Property tax history

+3.5%/yr

Latest (2024): $1,916 · +2.8% YoY. Source: county tax records.