1006 N Clayton St · Wilmington, DE 19805

$180,000

4 bd · 1.0 ba · 1,625 sqft · Townhouse public records · 6 Days on market

Built 1913 2,178 sqft lot Est $288k · 37% 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 +25.3/30.0
• ARV discount +15.0/15.0
• DSCR +8.3/10.0
• 1% rule +6.6/10.0
• Rent growth +4.1/5.0
• Livability +3.2/5.0
• Schools +3.1/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * Investor Alert! Little Italy property in need of major rehab and is being conveyed in "as is" condition. This lovely city location is in the heart of Little Italy and convenient to Padua Academy and Trolley Square. The home has many charming features including a large foyer, front and rear staircases and three porches! To the right of the foyer is the living room and beyond the staircase is a formal dining room and kitchen. There is a full bathroom off of the kitchen and another on the second level. The second story has four well-sized bedrooms with plenty of natural light. There is a full basement with a side entrance/walk-out. The heating system has been converted to

Key facts

• Built 1913
• Listed 6 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Electric with fuses; Public water; Public sewer; Hot water: Natural gas
• Home design: Semi-detached; Major rehab needed; Fee simple ownership; Urban location; Property faces unspecified direction
• Construction: Brick construction; Brick/mortar and stone foundation; Built year source: Assessor
• Exterior features: Sidewalks; Street lights; Rear yard; Porch(es); Fully fenced

Interior

• Kitchen: Stove; Eat-in kitchen
• Bedrooms: Four bedrooms on the first upper level
• Flooring: Wood flooring; Vinyl flooring
• Bathrooms: Two full bathrooms (one on main level, one on first upper level)
• Heating & cooling: Hot water heating; Natural gas heating fuel
• Interior features: Additional stairway; Stall shower; Tub/shower; Traditional floor plan; Formal separate dining room; Eat-in kitchen
• Laundry & utility: Stacked washer/dryer

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath townhouse listed at $180k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $180k).
• Cap rate 9.0% vs local median 5.7% 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.
• Red Clay Consolidated School District (suburban): math 27% / reading 42% proficiency, ranked #12 of 26 in DE (top 46%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+6.3%/yr); 168 active listings in the ZIP; 38 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 42% 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 $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.
• At projected returns (-3.0% appreciation + 6.3% rent growth), your $50k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 6 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• 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 $180,000

Questions for the listing agent

1. Built in 1913 — 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: 1.16% ✓
• Cap rate: 9.03%
• Cash-on-cash: 9.76%
• DSCR: 1.43
• GRM: 7.2

CMA / ARV

• ARV (on-the-fly): $287,625
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1204 W 8th St	0.35mi	3/1.5 (-1)	1,525 (-6%)	1mo	$355,000	$233	66
1528 W 4th St	0.44mi	4/1.5	1,525 (-6%)	2mo	$145,000	$95	66
1302 W 6th St	0.39mi	4/2.5	1,525 (-6%)	1mo	$265,000	$174	65
606 N Franklin St	0.38mi	4/2.0	1,500 (-8%)	2mo	$140,000	$93	64
1407 W 6th St	0.31mi	5/1.0 (+1)	1,800 (+11%)	1mo	$233,000	$129	62
1011 W 5th St	0.53mi	4/2.0	1,725 (+6%)	0mo	$240,000	$139	61
837 N Madison St	0.64mi	4/1.5	1,775 (+9%)	0mo	$315,000	$177	52
1205 Woodlawn Ave	0.54mi	3/2.0 (-1)	1,500 (-8%)	2mo	$351,000	$234	51
1022 Trenton Pl	0.54mi	3/1.5 (-1)	1,475 (-9%)	2mo	$295,000	$200	51
823 W 7th St	0.56mi	5/1.5 (+1)	1,825 (+12%)	2mo	$150,000	$82	45
1018 Trenton Pl	0.54mi	3/1.5 (-1)	1,400 (-14%)	1mo	$274,000	$196	44
1911 Lancaster Ave	0.65mi	3/1.5 (-1)	1,425 (-12%)	3mo	$254,900	$179	40

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $4,272
• Equity at exit: $26,839

10-year hold

• IRR: 14.8%
• Equity multiple: 2.38×
• Total profit: $69,541
• Equity at exit: $15,563

Cash invested: $50,400 (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: 168
• Price-to-rent: 7.2×

Monthly cashflow live

• Estimated rent: $2,094 high
• Mortgage (P&I): −$944
• Tax est. 1.5%: −$225 /mo · $2,700/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$440
• Net cashflow: $410

Break-even live

Break-even rent $1,575

Max offer price $180,000

Occupancy floor 75%

Sensitivity live

Price	-10% $534	-5% $472	+0% $410	+5% $348	+10% $286
Rent	-10% $245	-5% $327	+0% $410	+5% $493	+10% $575
Rate	-1.0pp $501	-0.5pp $456	base $410	+0.5pp $363	+1.0pp $316

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: $45,000
• Closing costs: $5,400
• Reserves months: —
• Total cash needed: —

Rent comps 38 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1624 W 9th St Wilmington, DE	3.0	2.5	1780	$2,500	$1.40	19d	1	0.15mi
1607 Howland St Wilmington, DE	3.0	1.0	1075	$1,900	$1.77	5d	1	0.17mi
618 N Scott St Wilmington, DE	3.0	1.5	1400	$1,850	$1.32	44d	1	0.33mi
521 N Franklin St Wilmington, DE	3.0	2.0	1500	$1,795	$1.20	0d	1	0.42mi
307 N Rodney St Wilmington, DE	3.0	1.5	1425	$2,000	$1.40	44d	1	0.49mi
1010 Trenton Pl Wilmington, DE	3.0	1.5	1475	$2,350	$1.59	17d	1	0.54mi
232 N Franklin St Wilmington, DE	3.0	2.0	1150	$1,795	$1.56	44d	1	0.58mi
115 N Clayton St Unit 115 Wilmington, DE	3.0	1.5	1200	$1,725	$1.44	12d	1	0.61mi
1913 W 2nd St Unit 1913 Wilmington, DE	5.0	1.5	1675	$2,050	$1.22	44d	1	0.63mi
1301 Lancaster Ave Wilmington, DE	4.0	2.0	1200	$1,800	$1.50	12d	1	0.67mi
1029 Lancaster Ave Wilmington, DE	4.0	1.5	1375	$1,900	$1.38	25d	1	0.74mi
507 W 4th St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	14d	1	0.84mi
1815 Maple St Wilmington, DE	3.0	1.5	1100	$1,995	$1.81	0d	1	0.88mi
414 S Franklin St Wilmington, DE	3.0	2.0	1195	$1,895	$1.59	44d	1	0.89mi
1802 Maple St Wilmington, DE	3.0	1.5	1250	$2,500	$2.00	25d	1	0.90mi
107 W 13th St Wilmington, DE	3.0	1.5	1325	$1,895	$1.43	44d	1	0.92mi
801 N Orange St Wilmington, DE	3.0	1.0–3.0	1118	$3,991	$3.57	0d	115	0.92mi
1110 Maple St Wilmington, DE	3.0	1.0	1525	$1,600	$1.05	44d	1	0.94mi
1525 Beech St Wilmington, DE	3.0	2.5	1850	$2,400	$1.30	6d	1	0.95mi
1217 N King St Wilmington, DE	3.0	1.5	1300	$2,145	$1.65	19d	1	1.05mi
21 Stroud St Unit 1 Wilmington, DE	3.0	1.5	1875	$1,900	$1.01	44d	1	1.16mi
25 Stroud St Wilmington, DE	3.0	1.0	1200	$1,795	$1.50	5d	1	1.16mi
306 Concord Ave Unit 2 Wilmington, DE	3.0	1.0	1100	$1,350	$1.23	44d	1	1.21mi
1016 Clayton Rd Wilmington, DE	3.0	1.0	1150	$1,850	$1.61	6d	1	1.22mi
7 6th Ave Wilmington, DE	3.0	2.0	1325	$1,800	$1.36	44d	1	1.25mi
1122 Coyne Pl Wilmington, DE	3.0	1.0	1350	$1,950	$1.44	44d	1	1.29mi
125 W 23rd St Wilmington, DE	4.0	2.0	1672	$1,995	$1.19	44d	1	1.30mi
1601 E Latimer Pl Wilmington, DE	4.0	1.0	1450	$2,195	$1.51	19d	1	1.31mi
1936 Lakeview Rd Wilmington, DE	3.0	1.0	1350	$1,850	$1.37	16d	1	1.32mi
1508 Maryland Ave Wilmington, DE	3.0	1.5	1450	$1,850	$1.28	0d	1	1.32mi
2401 N West St Wilmington, DE	4.0	1.0	1650	$1,900	$1.15	16d	1	1.34mi
517 W 26th St Unit NA Wilmington, DE	3.0	1.5	1344	$1,900	$1.41	25d	1	1.38mi
605 E 10th St Wilmington, DE	3.0	1.0	1200	$1,850	$1.54	25d	1	1.38mi
928 Kirkwood St Wilmington, DE	3.0	1.5	1150	$1,700	$1.48	18d	1	1.42mi
5 E 24th St Unit 1 Wilmington, DE	3.0	1.0	1150	$1,795	$1.56	44d	1	1.43mi
1004 N Spruce St Wilmington, DE	3.0	1.5	1075	$1,800	$1.67	19d	1	1.46mi
2518 N Tatnall St Wilmington, DE	4.0	1.5	1575	$1,995	$1.27	44d	1	1.46mi
1026 Bennett St Wilmington, DE	3.0	1.0	1125	$1,685	$1.50	0d	1	1.49mi

Listing history 5 events

1. 2026-06-03
   status $180,000 Pending 6 DOM
2. 2026-06-02
   days on market $180,000 Active 6 DOM
3. 2026-06-01
   days on market $180,000 Active 5 DOM
4. 2026-05-31
   days on market $180,000 Active 4 DOM
5. 2026-05-21
   historical $180,000

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

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 · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,124
• − Mortgage interest: −$10,083
• − Property taxes: −$2,700
• − Insurance: −$900
• − Repairs & maintenance: −$2,010
• − Management: −$2,010
• − Depreciation: −$5,236
• Taxable income: $2,185
• Est. tax owed @ 24.0%: −$524
• After-tax cash flow: $4,396/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: Red Clay Consolidated School District
• NCES district ID: 1001300
• Math proficiency: 27% ▼ -11.00%
• Reading proficiency: 42% ▼ -7.00%
• Median HH income: $64,298
• Composite: 31.25/100
• National rank: #6027
• State rank: #12 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

1 event — show timeline

• 2026-05-21 Coming Soon $180,000 BRIGHT MLS

Property tax history

-9.0%/yr

Latest (2024): $328 · +14.6% YoY. Source: county tax records.