Real Estate Investing in Georgetown, Delaware (19947)
Should you buy in 19947 (Georgetown, DE)? Our answer, based on the numbers below.
Mixed — home prices are stretched relative to local incomes. Run the math on your specific situation.
A middle-of-the-road market. Workable, but the best opportunities may be nearby ZIPs rather than this one.
- High price-to-rent: Price-to-rent ratio 25.4 — hard to cash-flow at these prices.
What’s happening in Georgetown, DE (19947)?
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Market Analysis: 19947 Georgetown
ZIP 19947 in Georgetown, DE carries a healthy set of headwinds. Home values near $380K and rents of $1,251/mo sit inside a market where underwriting has to be tight.
On balance, the numbers look inviting — $380K purchase price, 0.0% nominal cap — the work to hit that pro forma in 19947 is substantial and deserves full respect.
Looking more closely, 19947 offers a low basis, the region around Georgetown has moved on in ways that the ZIP itself has not fully absorbed. The result is a discount with genuine reasons.
Who lives in 19947 is part of why the ZIP is priced as it is. The demographic profile requires hands-on management, tight screening, and local knowledge.
trends toward the ZIP is not uninvestable, but it is unforgiving. Section 8 landlords, local operators, and specialized value-add funds are the investor types that tend to succeed.
Here's what matters if you're considering buying a home in Georgetown:
Property Strategy for 19947
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $304,624 | $1,390 | 3.3% | +9.3% | $152,312 |
| 3BR | $376,534 | $1,750 | 3.3% | +7.7% | $125,511 |
| 4BR | $454,395 | $2,160 | 3.4% | +7.9% | $113,599 |
Market Trends
Home Value History (with trend line)
📊 How Does 19947 Compare?
| Metric | 19947 | Georgetown | Salisbury, MD-DE | Delaware |
|---|---|---|---|---|
| Home Value | $380,481 | $380,481 | N/A | $397,840 |
| 5-Year CAGR | 5.1% | 5.1% | N/A | 6.7% |
| Avg Rent | $1,251 | $1,251 | N/A | - |
| Cap Rate | 2.6% | 2.6% | - | - |
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 19947 (Georgetown, DE). Anonymous, moderated, never written by AI.
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📊 Market Snapshot
| Home Value | $380,481 |
| Monthly Rent | $1,251 |
| Price-to-Rent | 25.4:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 4.0% |
| Cap Rate | 2.6% |
| 5-Year IRR | 7.6% |
📈 Home Appreciation
| 1-Year | +5.1% ▲ |
| 3-Year CAGR | +2.9% ▲ |
| 5-Year CAGR | +5.1% ▲ |
| 10-Year CAGR | +5.9% ▲ |
🏠 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 (2.6%). 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 19947
Population: 19,343
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 19947
Schools in This ZIP Code
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
How qualified is the tenant pool in Georgetown, DE?
Working renters make up the core of the Georgetown, DE tenant base. The pool is reasonable for investors targeting long-term holds.
How does Georgetown, DE rate as a rental market?
Our data puts Georgetown, DE at 3.0/5 for investability. Home prices of $380K and rents around $1,251/mo create a solid backdrop for investor activity.
What approach is best for Georgetown, DE real estate?
For Georgetown, DE, careful cash-flow rentals with hands-on management is the standard investor playbook. The market structure makes it a reasonable default approach.
How landlord-friendly is Georgetown, DE?
DE law balanced for landlords, and Georgetown inherits those rules. Investors should still review local ordinances for rental licensing.
Does a duplex house hack pencil in Georgetown, DE?
House hacking in Georgetown, DE is reasonable to execute. Prices around $380K and rents of $1,251/mo solid owner-occupant economics.
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