424 Long Branch Rd #51876 · Seaford, DE 19973

$160,000

3 bd · 2.0 ba · 2,128 sqft · SingleFamily · 40 Days on market

Built 2004 Good condition $75/sqft · 21% above area Est $133k · 21% over $1/mo HOA ↓ 6% since listing

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Why this score? — see what drove the C- 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 +23.9/30.0
• DSCR +7.7/10.0
• 1% rule +6.2/10.0
• Condition / age +3.8/5.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this beautifully maintained, move-in ready property located on a desirable corner lot in the Village of Cool Branch! Offering over 2,100 square feet of living space, this home stands out from many of the newer homes in the community with its spacious layout, multiple living areas, and oversized rooms throughout. Featuring 3 bedrooms and 2 full bathrooms, the thoughtfully designed floor plan includes a formal living room, cozy den, dining area, sunroom filled with natural light, and a separate laundry room for added convenience. The expansive primary suite offers a true retreat with a sitting area, walk-in closet, and private ensuite bath complete with a soaking tub and separ

Key facts

• Walk-in closet
• Corner lot
• Private ensuite bath

Tags

• CORNER LOT
• MULTIPLE LIVING AREAS
• SEPARATE LAUNDRY ROOM
• EXPANSIVE PRIMARY SUITE
• WALK-IN CLOSET
• PRIVATE ENSUITE BATH

Property features AI

Finance

• Other: Property manager present; Property condition: excellent
• Financial info: Land lease has 1 year remaining; Annual ground rent listed in income/expense
• HOA & community: HOA fee $15 annually; Ground rent exists (monthly land lease $491)

Exterior

• Parking: Paved driveway with 3 driveway spaces; Total of 3 garage/parking spaces
• Utilities: Community water; Community septic tank; Cable TV available; Phone connected; Municipal trash not provided; Hot water: electric
• Home design: Manufactured double-wide (Clayton Williamsburg); Estimated year built; Land lease ownership; Building not winterized; Corner lot/unit in Village of Cool Branch
• Construction: Modular/manufactured construction; Architectural shingle roof; Pillar/post/pier and slab foundation; Window screens
• Exterior features: Extensive hardscape; Outbuilding(s); Street lights; Deck(s); Porch(es); Community in-ground fenced pool; Corner lot backing to trees; Private paved road

Interior

• Kitchen: Built-in microwave; Dishwasher; Electric oven/range; Extra refrigerator/freezer
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Laminate
• Bathrooms: 2 full bathrooms (including main level)
• Heating & cooling: Heat pump with electric backup; Natural gas available; 100 amp electric service
• Interior features: Soaking tub; Stall shower; Tub/shower combination; Ceiling fans; Combination kitchen and dining area; Crown moldings; Master bath; Walk-in closet(s); Dry wall walls and ceilings; Sliding glass and storm doors
• Laundry & utility: Front-loading washer; Front-loading dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $160k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $311 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $160k).
• Recommended offer: $155k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 4.4% in Seaford — 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 (#54 in DE) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment D, crime F, amenities F.
• Seaford School District (suburban): math 25% / reading 40% proficiency, ranked #15 of 26 in DE (top 58%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 65% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Seaford Middle School (math 13% / reading 36%, grade F, #24 of 36 statewide, top 69%, 828 students, 0% FRL); Seaford Senior High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 879 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• Market conditions: 216 active listings in the ZIP; 4,354 units permitted in Sussex County in 2024 (344 in 5+ unit buildings).

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.
• Sussex County population projected at +25% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 40 days — a 3% lower offer ($155k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $10k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 71% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $155,200 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.12% ✓
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 7.4

CMA / ARV

• ARV (median comp): $132,700
• List price: $160,000
• Delta: 20.57%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Turkey Branch Road, Seaford, De	0.10mi	3/2.0	2,176 (+2%)	10mo	$175,000	$80	84
390 Graham Branch Rd	0.16mi	3/2.0	2,072 (-3%)	17mo	$110,000	$53	74
122 Hitch Pond Cir #49941	0.24mi	3/2.0	2,128 (0%)	19mo	$149,000	$70	73
68 Hitch Pond Cir #54538	0.27mi	4/2.0 (+1)	1,904 (-10%)	9mo	$72,000	$38	58
108 Hitch Pond Cir #52623	0.30mi	3/2.0	1,848 (-13%)	20mo	$133,000	$72	48

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -3.6%
• Equity multiple: 0.86×
• Total profit: $-6,069
• Equity at exit: $23,857

10-year hold

• IRR: 6.1%
• Equity multiple: 1.45×
• Total profit: $20,363
• Equity at exit: $13,834

Cash invested: $44,800 (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 19973

• Home prices YoY: -17.8%
• Active inventory: 216
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,795 medium
• Mortgage (P&I): −$839
• Tax est. 1.5%: −$200 /mo · $2,400/yr
• Insurance: −$67
• HOA: −$1
• Vacancy / Maint / Mgmt: −$377
• Net cashflow: $311

Break-even live

Break-even rent $1,401

Max offer price $160,000

Occupancy floor 78%

Sensitivity live

Price	-10% $422	-5% $367	+0% $311	+5% $256	+10% $201
Rent	-10% $170	-5% $240	+0% $311	+5% $382	+10% $453
Rate	-1.0pp $392	-0.5pp $352	base $311	+0.5pp $270	+1.0pp $228

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: $40,000
• Closing costs: $4,800
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1 · $12/yr

Listing history 18 events

1. 2026-06-21
   days on market $160,000 Active 40 DOM
2. 2026-06-18
   days on market $160,000 Active 38 DOM
3. 2026-06-17
   days on market $160,000 Active 37 DOM
4. 2026-06-16
   days on market $160,000 Active 36 DOM
5. 2026-06-15
   days on market $160,000 Active 35 DOM
6. 2026-06-13
   days on market $160,000 Active 33 DOM
7. 2026-06-12
   days on market $160,000 Active 32 DOM
8. 2026-06-09
   days on market $160,000 Active 29 DOM
9. 2026-06-08
   days on market $160,000 Active 28 DOM
10. 2026-06-07
    days on market $160,000 Active 27 DOM
11. 2026-06-04
    days on market $160,000 Active 23 DOM
12. 2026-06-02
    days on market $160,000 Active 22 DOM
13. 2026-06-01
    days on market $160,000 Active 21 DOM
14. 2026-05-31
    days on market $160,000 Active 20 DOM
15. 2026-05-31
    pricedays on market $160,000 Active 19 DOM
16. 2026-05-11
    listed $170,000 Active 1128-char remark
17. 2024-11-04
    historical
18. 2024-10-04
    listed $170,000 Active

ⓘ 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 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 71% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,540
• − Mortgage interest: −$8,962
• − Property taxes: −$2,400
• − Insurance: −$800
• − Repairs & maintenance: −$1,723
• − Management: −$1,723
• − HOA: −$12
• − Depreciation: −$4,655
• Taxable income: $1,265
• Est. tax owed @ 24.0%: −$304
• After-tax cash flow: $3,433/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.

Condition & rehab AI · 12 photos

Good 75/100 Cosmetic rehab

This move-in ready home offers a good condition with some cosmetic updates needed to enhance its resale and rental value.

Repairs flagged

• Moderate kitchen cabinets — dated and worn
• Moderate kitchen countertops — dated and worn
• Moderate kitchen appliances — dated and worn
• Moderate bathroom fixtures — dated and worn
• Moderate bathroom tile — dated and worn

Value-add opportunities

• Resale update kitchen cabinets and countertops — modernizing the kitchen
• Resale update bathroom fixtures and tile — modernizing the bathrooms
• Both install new flooring — improves both resale and rental value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · dated and worn	Moderate	$3,000–15,000
kitchen countertops · dated and worn	Moderate	$3,000–15,000
kitchen appliances · dated and worn	Moderate	$3,000–15,000
bathroom fixtures · dated and worn	Moderate	$3,000–15,000
bathroom tile · dated and worn	Moderate	$3,000–15,000
Total estimated repair cost · 5 items		$15,000–75,000

Value-add ROI direction

• Resale update kitchen cabinets and countertops — modernizing the kitchen ↑
• Resale update bathroom fixtures and tile — modernizing the bathrooms ↑
• Both install new flooring — improves both resale and rental value ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Seaford School District
• NCES district ID: 1001530
• Math proficiency: 25% ▼ -18.00%
• Reading proficiency: 40% ▼ -12.00%
• Median HH income: $48,427
• Composite: 28.07/100
• National rank: #6835
• State rank: #15 of 26 in DE

Livability — Seaford

• Score: 64/100
• State rank: #54
• US rank: #14448

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings C

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 25,786

Population outlook (Sussex County) Hauer SSP2

• Today (2025): 248,853 people
• By 2030: 264,464 · +6.3%
• By 2040: 290,980 · +16.9%
• By 2050: 311,259 · +25.1%
• By 2075: 352,488 · +41.6%
• By 2100: 367,406 · +47.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 58% Black 20% Two or more races 13% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 5% Puerto Rican 1% Dominican 2%
• Common ancestry: Hispanic 4% Romanian 3% Italian 2%
• Foreign-born: 9% · Canada, Vietnam
• Languages at home: 85% English-only · Spanish 8% French/Haitian/Cajun 5% Vietnamese 1%

Political lean MEDSL · Sussex

• 2024 margin: R (+11.0) · D 43.9% · R 54.9% · Other 1.2%
• 2008→2024 swing: -2.4pp toward R · 2008: -8.6pp · 2024: -11.0pp
• All cycles: 2024: R+11.0 2020: R+11.2 2016: R+22.0 2012: R+13.0 2008: R+8.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -62.40%
• Current HPI: 288.5652
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

-5.9% since first listed

4 events — show timeline

• 2026-05-30 Price Changed $160,000 BRIGHT MLS
• 2026-05-11 Listed $170,000 BRIGHT MLS
• 2024-11-04 Listing Removed — BRIGHT MLS
• 2024-10-04 Listed $170,000 BRIGHT MLS