4 Ross Ct · Bear, DE 19702

$229,000

3 bd · 2.5 ba · 1,125 sqft · Townhouse public records · 73 Days on market

Built 1987 2,178 sqft lot $204/sqft · 13% below area Est $264k · 13% under $13/mo HOA · 1% 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 +19.9/30.0
• ARV discount +13.5/15.0
• DSCR +6.3/10.0
• 1% rule +4.8/10.0
• Livability +3.7/5.0
• 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

Welcome to 4 Ross Ct. in Newark — a 3-bedroom, 2.5-bath townhome offering comfortable living and a convenient location. The main level features a spacious living area that flows into a bright kitchen and dining space, perfect for everyday living or entertaining. Upstairs, the primary suite includes a private full bath, while two additional bedrooms share a second full bathroom. A convenient half bath on the main floor adds functionality for guests. Enjoy low-maintenance living with nearby shopping, dining, major commuting routes, and the University of Delaware just minutes away. Ideal for owner-occupants or investors alike.

Key facts

• Bright kitchen
• Convenient location
• Private full bath

Tags

• PRIVATE FULL BATH
• BRIGHT KITCHEN
• CONVENIENT LOCATION
• LOW-MAINTENANCE LIVING
• NEARBY SHOPPING
• NEARBY DINING

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $229k.

Deal economics

• At list price, monthly cash flow is $276 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $224k (2.3% below list).
• Recommended offer: $215k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% vs local median 4.7% in Bear — 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 73/100 on livability (#8 in DE) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living A-; Watch: crime C-, schools D+, amenities 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); 154 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 43% 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 $2k of loan paydown is wiped out by about $7k 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 73 days — a 6% lower offer ($215k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 22y ago; this cycle's ask has dropped $40k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $124k; list at $229k implies a 85% 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 $215,260 (6.0% below list)

Questions for the listing agent

1. It's been on market 73 days. Have you received any prior offers? Is the seller open to a 6% 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. 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?
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: 0.98% ✗
• Cap rate: 7.74%
• Cash-on-cash: 5.17%
• DSCR: 1.23
• GRM: 8.5

CMA / ARV

• ARV (median comp): $264,051
• List price: $229,000
• Delta: -13.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Ross	0.01mi	2/1.5 (-1)	1,125 (0%)	1mo	$265,000	$236	90
3 Warren Pl	0.07mi	2/1.5 (-1)	1,125 (0%)	1mo	$268,500	$239	87
308 Palmerston Ct	0.12mi	2/2.5 (-1)	1,150 (+2%)	6mo	$280,000	$243	81
3 Arnold Pl	0.10mi	2/2.5 (-1)	1,175 (+4%)	9mo	$261,000	$222	76
8 Revere Pl	0.05mi	2/2.5 (-1)	1,200 (+7%)	9mo	$274,000	$228	74
1 Silktree Ct	0.42mi	3/1.5	1,150 (+2%)	5mo	$310,500	$270	69
11 Schuyler Ct	0.03mi	2/1.5 (-1)	1,256 (+12%)	4mo	$270,000	$215	67
51 Boxelder Ln	0.45mi	3/2.0	1,150 (+2%)	11mo	$299,900	$261	64
3 Ross Ct	0.03mi	2/1.5 (-1)	1,256 (+12%)	8mo	$260,000	$207	63
221 Bellwether Ct	0.51mi	3/3.0	1,200 (+7%)	6mo	$299,999	$250	58
1 Sequoia Ct	0.50mi	3/1.5	1,250 (+11%)	5mo	$305,000	$244	50
18 S Merriment Dr	0.50mi	3/2.5	1,275 (+13%)	9mo	$310,000	$243	47

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: -9.2%
• Equity multiple: 0.67×
• Total profit: $-21,340
• Equity at exit: $34,145

10-year hold

• IRR: -0.8%
• Equity multiple: 0.95×
• Total profit: $-3,314
• Equity at exit: $19,800

Cash invested: $64,120 (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: 8.5×

Monthly cashflow live

• Estimated rent: $2,238 high
• Mortgage (P&I): −$1,201
• Tax from tax record: −$183 /mo · $2,193/yr
• Insurance: −$95
• HOA: −$13
• Vacancy / Maint / Mgmt: −$470
• Net cashflow: $276

Break-even live

Break-even rent $1,889

Max offer price $229,000

Occupancy floor 83%

Sensitivity live

Price	-10% $406	-5% $341	+0% $276	+5% $212	+10% $147
Rent	-10% $99	-5% $188	+0% $276	+5% $365	+10% $453
Rate	-1.0pp $392	-0.5pp $335	base $276	+0.5pp $217	+1.0pp $157

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: $57,250
• Closing costs: $6,870
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4 Arnold Pl Newark, DE	2.0	2.5	1225	$2,500	$2.04	44d	1	0.10mi
13 Farland Way Newark, DE	3.0	1.5	1175	$2,100	$1.79	6d	1	0.39mi
13 Farland Way Newark, DE	3.0	2.0	1175	$2,100	$1.79	25d	1	0.39mi
525 Blackbird Dr Bear, DE	3.0	1.5	1150	$2,100	$1.83	44d	1	0.41mi
104 Sandburg Pl Newark, DE	2.0	2.0	1080	$1,659	$1.54	13d	1	0.45mi
104 Sandburg Pl Newark, DE	3.0	2.0	1368	$1,889	$1.38	44d	1	0.45mi
9000 Rembrandt Cir Newark, DE	1.0–2.0	1.0–2.0	855	$1,772	$2.07	23d	1	0.59mi
35 Honeysuckle Dr Newark, DE	3.0	1.5	1250	$2,400	$1.92	18d	1	0.64mi
13 Honeysuckle Dr Newark, DE	3.0	2.0	1300	$2,300	$1.77	44d	1	0.67mi
270 Brandywine Dr Bear, DE	1.0–2.0	1.0–2.0	1015	$2,295	$2.26	0d	1	0.80mi
157 Channing Dr Bear, DE	3.0	1.5	1075	$1,960	$1.82	6d	1	0.90mi
100 N Barrett Ln Newark, DE	3.0	2.5	1500	$2,550	$1.70	2d	1	1.26mi
182 Darling St Newark, DE	3.0	2.5	1345	$2,450	$1.82	44d	1	1.42mi
1704 Barnaby St Newark, DE	3.0	2.5	1375	$1,845	$1.34	44d	1	1.46mi

HOA detail

• Monthly dues: $13 · $156/yr

Listing history 26 events

1. 2026-06-21
   days on market $229,000 Active 73 DOM
2. 2026-06-18
   days on market $229,000 Active 70 DOM
3. 2026-06-17
   days on market $229,000 Active 69 DOM
4. 2026-06-16
   days on market $229,000 Active 68 DOM
5. 2026-06-15
   days on market $229,000 Active 67 DOM
6. 2026-06-13
   days on market $229,000 Active 65 DOM
7. 2026-06-13
   pricedays on market $229,000 Active 64 DOM
8. 2026-06-09
   days on market $249,000 Active 61 DOM
9. 2026-06-08
   days on market $249,000 Active 60 DOM
10. 2026-06-07
    days on market $249,000 Active 59 DOM
11. 2026-06-04
    days on market $249,000 Active 56 DOM
12. 2026-06-03
    days on market $249,000 Active 55 DOM
13. 2026-06-02
    days on market $249,000 Active 54 DOM
14. 2026-06-01
    days on market $249,000 Active 53 DOM
15. 2026-05-31
    days on market $249,000 Active 52 DOM
16. 2026-04-28
    price $259,000 637-char remark

    Show marketing remark (637 chars)

    Welcome to 4 Ross Ct. in Newark — a 3-bedroom, 2.5-bath townhome offering comfortable living and a convenient location. The main level features a spacious living area that flows into a bright kitchen and dining space, perfect for everyday living or entertaining. Upstairs, the primary suite includes a private full bath, while two additional bedrooms share a second full bathroom. A convenient half bath on the main floor adds functionality for guests. Enjoy low-maintenance living with nearby shopping, dining, major commuting routes, and the University of Delaware just minutes away. Ideal for owner-occupants or investors alike.

17. 2026-04-09
    listed $269,000 Active 637-char remark

    Show marketing remark (637 chars)

    Welcome to 4 Ross Ct. in Newark — a 3-bedroom, 2.5-bath townhome offering comfortable living and a convenient location. The main level features a spacious living area that flows into a bright kitchen and dining space, perfect for everyday living or entertaining. Upstairs, the primary suite includes a private full bath, while two additional bedrooms share a second full bathroom. A convenient half bath on the main floor adds functionality for guests. Enjoy low-maintenance living with nearby shopping, dining, major commuting routes, and the University of Delaware just minutes away. Ideal for owner-occupants or investors alike.

18. 2005-02-28
    soldstatus $123,900 408-char remark

    Show marketing remark (408 chars)

    Come see this 2 bedroom 1.1 bath townhome. Fresh paint, new heat pump and all new carpet and vinyl floors. All new appliances in kitchen. Living rm with fireplace, breakfast bar in kitchen, large bedrooms and upper flr laundry. Monthly $55 Homeowners assn fee includes: trash, lawn, snow removal and community pool. This one will be ready for you to move right in! Vacant. Price reduced for quick settlement!

19. 2005-02-03
    historical 408-char remark

    Show marketing remark (408 chars)

    Come see this 2 bedroom 1.1 bath townhome. Fresh paint, new heat pump and all new carpet and vinyl floors. All new appliances in kitchen. Living rm with fireplace, breakfast bar in kitchen, large bedrooms and upper flr laundry. Monthly $55 Homeowners assn fee includes: trash, lawn, snow removal and community pool. This one will be ready for you to move right in! Vacant. Price reduced for quick settlement!

20. 2005-01-08
    historical
21. 2005-01-07
    listed $123,900 408-char remark

    Show marketing remark (408 chars)

    Come see this 2 bedroom 1.1 bath townhome. Fresh paint, new heat pump and all new carpet and vinyl floors. All new appliances in kitchen. Living rm with fireplace, breakfast bar in kitchen, large bedrooms and upper flr laundry. Monthly $55 Homeowners assn fee includes: trash, lawn, snow removal and community pool. This one will be ready for you to move right in! Vacant. Price reduced for quick settlement!

22. 2004-12-02
    listed $125,900
23. 2004-11-16
    soldstatus $98,725
24. 2004-11-12
    soldstatus $98,725
25. 2004-10-15
    historical
26. 2004-10-11
    listed $98,725

ⓘ 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: $2,193 · $183/mo
• Projected year-2 tax: $2,193 · $183/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 ≥102°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: $26,862
• − Mortgage interest: −$12,828
• − Property taxes: −$2,193
• − Insurance: −$1,145
• − Repairs & maintenance: −$2,149
• − Management: −$2,149
• − HOA: −$156
• − Depreciation: −$6,662
• Taxable loss: −$419
• Est. tax savings @ 24.0%: +$101
• After-tax cash flow: $3,417/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 — Bear

• Score: 73/100
• State rank: #8
• US rank: #5158

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: New Castle County · 483,412 people
• City population: 42,984
• 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

+162.3% since first listed

11 events — show timeline

• 2026-04-28 Price Changed $259,000 BRIGHT MLS
• 2026-04-09 Listed $269,000 BRIGHT MLS
• 2005-02-28 Sold (MLS) $123,900 BRIGHT MLS
• 2005-02-03 Listing Removed — BRIGHT MLS
• 2005-01-08 Listing Removed — BRIGHT MLS
• 2005-01-07 Listed $123,900 BRIGHT MLS
• 2004-12-02 Listed $125,900 BRIGHT MLS
• 2004-11-16 Sold (Public Records) $98,725 Public Records
• 2004-11-12 Sold (MLS) $98,725 BRIGHT MLS
• 2004-10-15 Listing Removed — BRIGHT MLS
• 2004-10-11 Listed $98,725 BRIGHT MLS

Property tax history

+20.6%/yr

Latest (2024): $2,193 · +2.7% YoY. Source: county tax records.