Real Estate Investing in Wilmington, Delaware (19804)
Should you buy in 19804 (Wilmington, DE)? Our answer, based on the numbers below.
Solid choice — values are growing steadily and the market is stable enough to buy with confidence.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
No major risk flags on the data we track.
What’s happening in Wilmington, DE (19804)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 19804 Wilmington
This part of New Castle County is not an easy win. The 19804 ZIP shows softness in key indicators, and the playbook that works in cleaner markets often stalls here.
Distressed does not mean uninvestable. It means the margin for error is thinner. ZIP 19804 rewards the prepared, punishes the overconfident, and leaves the math unchanged either way.
Statewide comparisons place 19804 among DE's softer markets. That context does not make the ZIP uninvestable, but it does raise the bar for due diligence.
Demographically, 19804 is a market where tenant selection matters more than unit finishes. Operators who understand that tend to do fine; those who do not tend to learn why the ZIP trades at a discount.
The 19804 ZIP fits a narrow investor profile — hands-on, patient, and willing to accept that the cap rate on paper is not the cap rate in reality.
Here's what matters if you're considering buying a home in Wilmington:
Property Strategy for 19804
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $235,595 | $1,580 | 4.8% | +7.7% | $117,798 |
| 3BR | $277,862 | $1,890 | 4.9% | +7.6% | $92,621 |
| 4BR | $312,355 | $2,120 | 4.9% | +7.1% | $78,089 |
| 5BR | $338,062 | — | — | +7.0% | $67,612 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 19804 Compare?
| Metric | 19804 | Wilmington | Delaware |
|---|---|---|---|
| Home Value | $286,205 | $405,393 | $397,840 |
| 5-Year CAGR | 6.1% | 6.2% | 6.7% |
| Avg Rent | $1,756 | $1,881 | - |
| Cap Rate | 4.8% | 4.5% | - |
Similar ZIPs Within 25 Miles
Compare other nearby markets to see if a neighbor offers a better fit.
Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 19804 (Wilmington, DE). Anonymous, moderated, never written by AI.
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Property managers serving New Castle County
Manage rentals here? List your business →REDA One offers real estate management software, including CRM, leasing, property management, accounting, and digital experience modules. summary from their website
Swalm Property Management provides property management solutions. summary from their website
WOLFBOATS is a platform for online games with unlimited bonuses. summary from their website
Listings are shown for convenience — Repit doesn’t endorse or vet these companies. Ratings shown come only from email-verified visitors.
📊 Market Snapshot
| Home Value | $286,205 |
| Monthly Rent | $1,756 |
| Price-to-Rent | 13.6:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 7.4% |
| Cap Rate | 4.8% |
| 5-Year IRR | 10.9% |
📈 Home Appreciation
| 1-Year | +4.9% ▲ |
| 3-Year CAGR | +5.7% ▲ |
| 5-Year CAGR | +6.1% ▲ |
| 10-Year CAGR | +6.2% ▲ |
🏠 Rent Trends
| 1-Year | N/A |
| 3-Year CAGR | N/A |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.5%) exceeds the estimated cap rate (4.8%). Financing reduces your cash-on-cash return below the cap rate. Markets like this may still make sense as IRR plays — factoring in appreciation, depreciation, and a future refinance when rates drop.
Run an IRR Analysis →⚠️ Risk Signals
Composite view of factors that can impact a ZIP's stability and your downside risk.
Demographics in 19804
Population: 18,231
Crime & Safety
Crime & Safety Data Coming Soon
We're integrating comprehensive crime statistics including violent crime rates, property crime, and safety scores to help you make informed investment decisions.
Expected: Q1 2025
🎓 Schools in 19804
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
Baltz (Austin D.) Elementary School
Marbrook Elementary School
Mote (Anna P.) Elementary School
The Bayard School
Heritage Elementary School
About Repit School Scores
Traditional school ratings rely heavily on standardized test scores, which often reflect family income more than school quality. Repit takes a different approach.
We evaluate schools based on factors that research shows actually impact educational outcomes:
- Class Size — Smaller classes mean more individual attention
- School Funding — Resources available for programs, staff, and facilities
- Community Factors — Neighborhood characteristics that influence student success
- School Environment — Size, type, and structure
Scores are updated annually using federal education data.
🎓 Nearby Colleges & Universities
Frequently Asked Questions
Is Wilmington, DE a smart market for rental property?
The 3.0/5 investability rating in Wilmington, DE reflects its $286K prices and $1,756/mo rents. Investors generally consider it a solid option within DE.
What is the median home value in Wilmington, DE?
Expect median prices around $286K in Wilmington, DE. The market has run at a 0.0% 5-year CAGR, so entry costs have been reliable.
What are rental rates like in Wilmington, DE?
Average rent in Wilmington, DE is approximately $1,756/mo per month. Against $286K home values that yields a reasonable rent-to-price ratio.
What real estate strategy is ideal for Wilmington, DE?
For Wilmington, DE, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
Is Wilmington, DE landlord-friendly?
DE law balanced for landlords, and Wilmington inherits those rules. Investors should still review local ordinances for rental licensing.
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