Traditions at Whitehall Bloomfield
For Sale
$526,000
120 BURLINA BLVD BLOOMFIELD MODEL, Middletown, DE 19709
55+ community with clubhouse, fitness, pools, trails, social events.
Property Size2,053 SF
Lot Size0.12 Acres
Days on Market275
Property Features for 120 BURLINA BLVD BLOOMFIELD MODEL
General Information
Standard status
Active
Size
2,053 SF
Lot size
0.12 Acres
Property subtype
Other
Building Details
Building Size
2,053 SF
Listing Agency:
(302) 540-5249
Listed By:
Lindsay L Shaffer · License #RS-0022034
(302) 540-5249
Source:
Elliman
Added: Nov 27, 2025
Changed: Aug 13
Last Checked: Aug 26 at 10:48AM
Displayed information is deemed reliable but is not guaranteed and should be independently verified. All listing content including descriptions, pricing, images are the copyrighted material of Lindsay L Shaffer
Investment Insights
Based on property information with market context.
Located in the 55+ community of Traditions at Whitehall, this property features the popular Bloomfield Model floor plan. The layout includes 2 bedrooms, a standard loft, and a generously sized great room that opens to the kitchen and dining area, providing ample space for entertaining. The rear Owner's Suite offers maximum privacy and includes a large walk-in closet and an en-suite bathroom with a double bowl vanity and a 5-foot tile shower. The second floor features a large loft and a walk-in closet for additional storage or overnight guests. Structural options are available to add another bedroom and bathroom. Residents have access to amenities such as a clubhouse, fitness facilities, swimming pools, and walking trails, along with a full calendar of social events designed to promote engagement and connection with neighbors.
Key Highlights
- Located in Traditions at Whitehall, a desirable 55+ community with clubhouse, fitness facilities, swimming pools, walking trails, and social events.
- Bloomfield Model offers a spacious, open floor plan ideal for entertaining, featuring a generously sized great room open to the kitchen and dining area.
- Features a private rear Owner's Suite with a large walk‑in closet and en‑suite bathroom including a double bowl vanity and 5‑foot tile shower.
Financial Insights
Estimated NOI and Cap Rate
NOI = area × lease_rate × (100 − vacancy) / 100 × (1 − expense_ratio). Net Operating Income — what the owner takes home each year before mortgage payments and income tax. Effective rent (asking rent minus vacancy losses) minus operating costs (taxes, insurance, maintenance, management).
NOI / Yr
$19,446
Cap rate = NOI / list price × 100. Capitalization rate — annual return on a fully cash purchase, before financing. NOI divided by price. Higher means more income per dollar invested, but usually also more risk or older condition. 5–8% is typical for stabilized commercial property; double digits often signal distressed deals.
Cap Rate
3.70%
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$388,920
$388.9K
Cap Rate 7%
$277,800
$277.8K
Cap Rate 9%
$216,067
$216.1K
Market Conditions
NOI Build-Up for 2,053 SF
Vacancy — income lost from leasable area expected to sit empty during the year, subtracted from gross rent.
EGI (Effective Gross Income) — gross rent minus vacancy losses, the realistic income before paying operating costs.
OpEx (Operating Expenses) — recurring costs to operate the property (property tax, insurance, utilities, maintenance, management); excludes financing and capital improvements.
NOI (Net Operating Income) — income a property generates after operating costs but before financing and taxes.
Gross rent
$37.7K $18.36/SF
− Vacancy
−$2.3K −$1.14/SF
EGI
$35.4K $17.22/SF
− OpEx
−$15.9K −$7.75/SF
NOI
$19.4K $9.47/SF
Area
New Castle County, DE
Vacancy
6.20%
Lease Rate
$18.36 /SF/Yr
Expense Ratio
45.00%
Simulate Cap Rate and NOI
Suggested Prices Based on Cap Rates
Cap rates vary significantly by property type, market, and asset quality.
Typical U.S. stable-market ranges:
Multifamily — 4.5% to 6.5% (Class A in primary markets often sub-5%; Class C in secondary markets 6%+)
Industrial / Logistics — 5.0% to 7.0% (compressed heavily in recent years due to e-commerce demand)
Office — 6.5% to 9%+ (wide spread post-2020; CBD Class A vs. suburban Class B varies dramatically)
Retail — 5.5% to 8.5% (grocery-anchored on the low end, unanchored strip centers higher)
Hospitality / Hotels — 7.5% to 10%+ (higher due to operational risk)
Self-Storage — 5.5% to 7.5%
Medical Office — 6.0% to 7.5%
Net Lease (single tenant, credit) — 5.0% to 7.0% depending on tenant credit and lease term
Rules of thumb:
Primary markets (NYC, SF, LA, Boston, DC) trade at lower cap rates than secondary/tertiary markets, often by 100–200 bps (bps, aka basis points; 1 bp = 0.01%).
Class A assets trade ~50–150 bps tighter than Class B, and Class B tighter than Class C.
Cap rates move inversely with price — a lower cap rate means a higher price for the same NOI.
Spread to the 10-year Treasury is a common benchmark; historically 200–400 bps over the 10-year.
Cap Rate 5%
$388,920
Cap Rate 7%
$277,800
Cap Rate 9%
$216,067
Alternative Uses
Best Use
Apartment 5plus
$277.8K
$243.1K – $324.1K
NOI $19,446 @ 7.0% cap · market cap 3.70%
Second Best
—
—
no second resolved use
Theoretical Best
Office A
$491.1K
$429.7K – $572.9K
NOI $34,374 @ 7.0% cap · market cap 6.53%
Zoning and permitted uses should be independently verified with authorities.
Property Analytics
Property Profile
Current Use
Location Intelligence
Trade Area within ½ mile
24
Businesses Nearby
Well-served
Demand for This Use
Explore this area
Business Placement
Demographics for 19709, DE
49,599
Population
17,819
Households
2.8
Avg Household Size
39
Median Age
49%
College-Educated
96%
High-School Grad
77.6 sq mi
ZIP Area
639
Density / Sq Mi
$129,971
Median Household Income
$69,505
Median Earnings
$1,571
Median Rent
$444,900
Median Home Value
Questions? Ask Rey
Realmo’s AI knows this listing — price, zoning, demand, history. Ask anything.
Frequently Asked Questions
What type of property is this?
Senior housing / Retirement Home - 55+ community with clubhouse, fitness, pools, trails, social events.
Where is this senior housing / retirement home located?
The property is located at 120 BURLINA BLVD BLOOMFIELD MODEL Middletown, DE.
What is the asking price?
The asking price for this property is $526,000.
What are key features of this property?
This property features: Located in Traditions at Whitehall, a desirable 55+ community with clubhouse, fitness facilities, swimming pools, walking trails, and social events.; Bloomfield Model offers a spacious, open floor plan ideal for entertaining, featuring a generously sized great room open to the kitchen and dining area.; Features a private rear Owner's Suite with a large walk‑in closet and en‑suite bathroom including a double bowl vanity and 5‑foot tile shower.
