Real Estate Investing in Wilmington, Delaware (19809)
Everything the listing leaves out — vacancy, rent trend, cap rate, landlord climate. All free.
Should you buy in 19809 (Wilmington, DE)? Our answer, based on the numbers below.
Solid choice — stable market with a reasonable entry point and good rental backup if you ever need to move.
A cash-flow market — rent-to-price math works from day one, though value growth is modest. Great for income-focused investors.
No major risk flags on the data we track.
What’s happening in Wilmington, DE (19809)?
Click any question — our AI will research it live from the web and show you sources.
Market Analysis: 19809 Wilmington
The 19809 ZIP in Wilmington, DE is a local-operator market. Outside capital chasing a $322K entry has to pair deep knowledge with the discount.
For an experienced owner, 19809 can be a a solid fit for hunting ground — but the discount at $322K reflects genuine risk that outside investors often underestimate.
In the broader DE picture, 19809 is a reminder that not every low-priced ZIP is a value-add opportunity — some are simply distressed, and the difference matters.
On the rental side, 15,129 residents fill the ZIP, renter turnover runs higher than neighboring postal codes and delinquency risk is a real line item rather than a theoretical one.
appears to 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 Wilmington:
Property Strategy for 19809
Which property type performs best in this market?
📊 Compare All Property Types →
| Type | Median Value | Est. Rent | Cap Rate | 5yr CAGR | $/Bedroom |
|---|---|---|---|---|---|
| 2BR | $224,214 | $1,780 | 5.7% | +6.3% | $112,107 |
| 3BR | $307,928 | $2,130 | 5.0% | +6.5% | $102,643 |
| 4BR | $408,434 | $2,380 | 4.2% | +6.7% | $102,108 |
| 5BR | $490,511 | — | — | +6.7% | $98,102 |
Market Trends
Home Value History (with trend line)
Rent History (with trend line)
📊 How Does 19809 Compare?
| Metric | 19809 | Wilmington | Delaware |
|---|---|---|---|
| Home Value | $322,490 | $404,416 | $397,840 |
| 5-Year CAGR | 4.2% | 5.4% | 6.7% |
| Avg Rent | $1,667 | $1,955 | - |
| Cap Rate | 4.0% | 4.7% | - |
Similar ZIPs Within 25 Miles
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Landlord Ground Truth
Real numbers from people who own or manage rentals in ZIP 19809 (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
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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 | $322,490 |
| Monthly Rent | $1,667 |
| Price-to-Rent | 16.1:1 |
| 1% Rule | ✗ Fails |
💰 Return Metrics
| Gross Yield | 6.2% |
| Cap Rate | 4.0% |
| 5-Year IRR | 8.2% |
📈 Home Appreciation
| 1-Year | +3.3% ▲ |
| 3-Year CAGR | +4.1% ▲ |
| 5-Year CAGR | +4.2% ▲ |
| 10-Year CAGR | +5.0% ▲ |
🏠 Rent Trends
| 1-Year | +6.7% ▲ |
| 3-Year CAGR | +4.4% ▲ |
| 5-Year CAGR | N/A |
The current 30-yr mortgage rate (6.8%) exceeds the estimated cap rate (4.0%). 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 19809
Population: 15,129
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 19809
Schools in This ZIP Code
Nearby Schools (5 more)
Schools in adjacent ZIP codes that may serve this area
duPont (Pierre S.) Middle School
Harlan (David W. ) Elementary School
Shortlidge (Evan G.) Academy
Warner Elementary School
East Side Charter 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 housing expensive in Wilmington, DE?
Typical homes in Wilmington, DE go for around $322K. The 5-year CAGR of 0.0% reliable price movement.
Is rental property easy to operate in Wilmington, DE?
DE law balanced for landlords, and Wilmington inherits those rules. Investors should still review local ordinances for rental licensing.
Is house hacking profitable in Wilmington, DE?
For house hackers, Wilmington, DE is a challenging. The $1,667/mo rent on a unit helps defray the mortgage on a $322K property.
Are there empty rentals in Wilmington, DE?
Wilmington, DE carries elevated vacancy risk. Expect stable absorption at market rents of $1,667/mo.
Where do rents currently stand in Wilmington, DE?
Rent in Wilmington, DE is around $1,667/mo. The resulting rent-to-value relationship with $322K pricing is reasonable for most investor models.
You know 19809 now. You don’t know where it ranks.
This page stays free — all of it. What one page can’t tell you is how 19809 compares to every other market. Investor ($19/mo) screens every U.S. ZIP by cap rate, the 1% rule, vacancy and landlord climate, and exports your shortlist.
How 19809 ranks in Philadelphia-Camden-Wilmington, PA-NJ-DE-MD
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