314 Persimmon Cir W #314 · Dover, DE 19901

$170,000

3 bd · 2.0 ba · 1,620 sqft · SingleFamily · 204 Days on market

Built 2002 Good condition $105/sqft · 17% above area Est $145k · 17% over $1/mo HOA ↓ 6% since listing

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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 +25.0/30.0
• DSCR +8.2/10.0
• 1% rule +6.5/10.0
• Condition / age +3.8/5.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Schools +2.0/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

Key facts

• 2 garage spots
• Community pool
• Built 2002

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $170k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $373 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $150k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.9% vs local median 5.2% in Dover — 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 67/100 on livability (#38 in DE) — a middle-class / working-renter tenant base. Strengths: amenities A+, cost of living A+, housing A+; Watch: schools C-, crime F, commute F.
• Capital School District (urban): math 14% / reading 31% proficiency, ranked #24 of 26 in DE (top 92%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising (+2.0%/yr); 184 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 1,201 units permitted in Kent County in 2024 (116 in 5+ unit buildings).
• This rent runs 35% of the median local income ($66k/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 $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Kent County population projected at +22% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 204 days — a 12% lower offer ($150k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $149,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 204 days. Have you received any prior offers? Is the seller open to a 12% 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. 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?
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: 1.15% ✓
• Cap rate: 8.92%
• Cash-on-cash: 9.39%
• DSCR: 1.42
• GRM: 7.2

CMA / ARV

• ARV (median comp): $145,184
• List price: $170,000
• Delta: 17.09%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
310 Persimmon Cir W #310	0.06mi	3/2.0	1,620 (0%)	2mo	$185,000	$114	96
424 Moore Pl #424	0.21mi	3/2.0	1,620 (0%)	6mo	$175,000	$108	86
420 Moore Pl #420	0.24mi	3/2.0	1,620 (0%)	9mo	$165,000	$102	81
518 Weaver Dr #518	0.18mi	3/2.0	1,728 (+7%)	5mo	$165,000	$95	76
544 Weaver Dr #544	0.10mi	3/2.0	1,728 (+7%)	12mo	$175,000	$101	74
56 Primrose Dr E	0.32mi	3/2.0	1,512 (-7%)	1mo	$223,000	$147	73
125 Kurt Dr #125	0.23mi	3/2.0	1,735 (+7%)	11mo	$159,900	$92	68
206 Persimmon Cir	0.31mi	3/2.0	1,512 (-7%)	10mo	$215,000	$142	66
119 Kurt Dr	0.22mi	3/2.0	1,791 (+11%)	9mo	$167,000	$93	65
549 Weaver Dr #549	0.06mi	2/2.0 (-1)	1,408 (-13%)	8mo	$115,000	$82	63
222 Persimmon Cir W #222	0.16mi	3/2.0	1,408 (-13%)	9mo	$131,000	$93	63
106 Kurt Dr #106	0.11mi	2/2.0 (-1)	1,408 (-13%)	6mo	$120,000	$85	63

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 · 2.03% rent growth · sell at horizon

5-year hold

• IRR: -3.2%
• Equity multiple: 0.88×
• Total profit: $-5,680
• Equity at exit: $25,348

10-year hold

• IRR: 5.4%
• Equity multiple: 1.38×
• Total profit: $18,110
• Equity at exit: $14,698

Cash invested: $47,600 (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 19901

• Rents YoY: 2.0%
• Active inventory: 184
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $1,960 medium
• Mortgage (P&I): −$891
• Tax est. 1.5%: −$212 /mo · $2,550/yr
• Insurance: −$71
• HOA: −$1
• Vacancy / Maint / Mgmt: −$412
• Net cashflow: $373

Break-even live

Break-even rent $1,488

Max offer price $170,000

Occupancy floor 76%

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
6000 Winners Cir Dover, DE	2.0	2.0	1269	$1,920	$1.51	44d	10	1.18mi
91 Chatham Ct Dover, DE	2.0	2.5	1530	$1,750	$1.14	44d	1	1.37mi

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: landscapingpoolgym

Listing history 20 events

1. 2026-06-19
   days on market $170,000 Active 204 DOM
2. 2026-06-18
   days on market $170,000 Active 203 DOM
3. 2026-06-17
   days on market $170,000 Active 202 DOM
4. 2026-06-16
   days on market $170,000 Active 201 DOM
5. 2026-06-15
   days on market $170,000 Active 200 DOM
6. 2026-06-14
   days on market $170,000 Active 198 DOM
7. 2026-06-13
   days on market $170,000 Active 197 DOM
8. 2026-06-10
   days on market $170,000 Active 195 DOM
9. 2026-06-09
   days on market $170,000 Active 194 DOM
10. 2026-06-08
    days on market $170,000 Active 193 DOM
11. 2026-06-07
    statusdays on market $170,000 Active 192 DOM
12. 2026-05-05
    historical Active Under Contract 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

13. 2026-04-14
    price $170,000 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

14. 2026-03-26
    price $175,000 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

15. 2026-02-06
    status Active 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

16. 2026-02-05
    historical Active Under Contract 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

17. 2026-02-02
    status Pending 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

18. 2026-01-10
    historical Active Under Contract 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

19. 2025-10-01
    listed $180,000 Active 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

20. 2025-09-22
    historical $180,000 1117-char remark

    Show marketing remark (1117 chars)

    This is what you've been waiting for - A 2 Car Garage in Wild Meadows. New ROOF November 2025! Sits pretty on a Corner Lot in Dover’s Wild Meadows 55+ Community! Desirable Dover open floor plan with real hardwood- floors and an elegant formal dining room—ideal for entertaining or family gatherings. The spacious kitchen features a center island, ample cabinetry, a pantry, and a sun-filled breakfast nook with backyard views. The primary suite has a walk in closet and full bath . Two additional guest bedrooms offer privacy with their own full bath. Beautiful landscaping and covered front porch and a large private rear deck. The attached 2 car garage, ample driveway for company . $800/month land lease lawn mowing and Community Amenities: Heated pool, hot tub, fitness center Clubhouse, library, bocce, horseshoes & more Full calendar of social events. Prime Dover Location: Close to shopping, restaurants, hospitals, Route 1, and just a quick trip to Delaware beaches, Ocean City, and cities like Philly and D. C. Buyer must be approved by Wild Meadows/RHP. Seller is motivated!!!

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

Taxation est. · year 1

• Rental income: $23,521
• − Mortgage interest: −$9,523
• − Property taxes: −$2,550
• − Insurance: −$850
• − Repairs & maintenance: −$1,882
• − Management: −$1,882
• − HOA: −$12
• − Depreciation: −$4,945
• Taxable income: $1,877
• Est. tax owed @ 24.0%: −$451
• After-tax cash flow: $4,021/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

Good 75/100 Cosmetic rehab

This single-family home in Wild Meadows is in good condition with a good roof, hardwood floors, and a well-maintained exterior. It has a good potential for value increase with minor updates.

Value-add opportunities

• Both painting — fresh paint can improve curb appeal and interior aesthetics
• Resale kitchen appliances — newer appliances can attract more buyers
• Resale bathroom fixtures — updated fixtures can enhance the bathroom's appeal

Renovation cost estimate screening

Value-add ROI direction

• Both painting — fresh paint can improve curb appeal and interior aesthetics ↑
• Resale kitchen appliances — newer appliances can attract more buyers ↑
• Resale bathroom fixtures — updated fixtures can enhance the bathroom's appeal ↑

ⓘ 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: Capital School District
• NCES district ID: 1000190
• Math proficiency: 14% ▼ -17.00%
• Reading proficiency: 31% ▼ -12.00%
• Median HH income: $48,499
• Composite: 19.78/100
• National rank: #8703
• State rank: #24 of 26 in DE

Livability — Dover

• Score: 67/100
• State rank: #38
• US rank: #10574

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dover, DE
• County: Kent County · 82,184 people
• City population: 76,581
• Metro: Dover, DE
• Population (ZIP): 37,763
• Household income: $66,388
• Rent vs Own: 44.5% rent · 55.5% own
• Severe rent burden: 1320.0

Population outlook (Kent County) Hauer SSP2

• Today (2025): 194,477 people
• By 2030: 204,351 · +5.1%
• By 2040: 222,135 · +14.2%
• By 2050: 236,483 · +21.6%
• By 2075: 266,327 · +36.9%
• By 2100: 275,335 · +41.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.68)
• Race & ethnicity: White 44% Black 34% Hispanic / Latino 13% Two or more races 11% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6%
• Common ancestry: Romanian 2% Hispanic 1% Lithuanian 1%
• Foreign-born: 7% · Canada, South Korea
• Languages at home: 88% English-only · Spanish 7% French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Kent

• 2024 margin: Toss-up / Even · D 50.2% · R 48.2% · Other 1.7%
• 2008→2024 swing: -7.8pp toward R · 2008: 9.8pp · 2024: 2.0pp
• All cycles: 2024: D+2.0 2020: D+4.1 2016: R+4.9 2012: D+4.9 2008: D+9.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -113.29%
• Current HPI: 199.5132
• Rent YoY: ▲ 2.03%
• Metro: Dover, DE
• State GDP YoY: —
• F500 in state: 0

Price history

-5.6% since first listed

9 events — show timeline

• 2026-05-05 Contingent — BRIGHT MLS
• 2026-04-14 Price Changed $170,000 BRIGHT MLS
• 2026-03-26 Price Changed $175,000 BRIGHT MLS
• 2026-02-06 Relisted — BRIGHT MLS
• 2026-02-05 Contingent — BRIGHT MLS
• 2026-02-02 Pending — BRIGHT MLS
• 2026-01-10 Contingent — BRIGHT MLS
• 2025-10-01 Listed $180,000 BRIGHT MLS
• 2025-09-22 Coming Soon $180,000 BRIGHT MLS