308 Nylon Blvd · Seaford, DE 19973

$275,000

3 bd · 2.0 ba · 2,600 sqft · SingleFamily public records · 5 Days on market

Built 1954 0.27 ac lot Est $385k · 29% under

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Why this score? — see what drove the D+ 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).

• ARV discount +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Livability +3.2/5.0
• 1% rule +2.8/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Beautifully maintained Mid-Century Modern home in Seaford, lovingly owned by one family and full of original charm. This 3-bedroom, 2.5-bath home features a main-level living room with fireplace, dining area, and a private primary suite with ensuite bath and walk-in shower, set apart from the additional bedrooms. A spacious versatile area offers endless possibilities for a den, game room, or entertaining space, complete with a half bath, wet bar, and sliders overlooking Hoopers Landing Golf Course. The partially finished walk-out basement includes laundry and added flexibility. Conveniently located near local shops, dining, and outdoor recreation, with easy access to the Nanticoke River and

Key facts

• Half bath
• Wet bar
• Ensuite bath

Tags

• MAIN-LEVEL LIVING ROOM
• PRIVATE PRIMARY SUITE
• ENSUITE BATH
• WALK-IN SHOWER
• HALF BATH
• WET BAR

Property features AI

Finance

• Other: Additional parcel identified (Tax ID provided in records); Accessibility with 2+ access exits

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Flat roof; Not in a federal flood zone; Fee simple ownership
• Construction: Stucco and block construction; Block foundation; Above-grade structures present; Approximately 2,300 sq ft finished above grade (estimated); Approximately 600 sq ft below grade (finished/unfinished areas noted)
• Exterior features: Sidewalks; Exterior lighting; Corner lot; Additional parcel included

Interior

• Kitchen: Oven/Range (Electric); Microwave; Dishwasher; Refrigerator; Additional refrigerator/freezer; Disposal
• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms and one half bathroom on the main level
• Heating & cooling: Hot water heating with baseboard hot water radiators; Oil-fired heating; Central air conditioning; 200+ amp electric service with circuit breakers and fuses
• Interior features: Window treatments; Ceiling fans; Storm doors
• Laundry & utility: Washer/Dryer (dryer listed in appliances); Laundry located on the lower floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $83 ($994/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $215k (21.8% below list).
• Recommended offer: $215k (21.8% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: schools C-, employment D, crime 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.
• Market conditions: 216 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $2k of loan paydown is wiped out by about $8k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $215,000 (21.8% below list)

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.78% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.29%
• DSCR: 1.06
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $384,800
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
35 Read St	0.23mi	4/3.5 (+1)	2,500 (-4%)	2mo	$377,500	$151	71
38 Read St	0.20mi	4/3.0 (+1)	2,420 (-7%)	6mo	$405,000	$167	65
104 Nylon Blvd	0.30mi	4/2.5 (+1)	2,804 (+8%)	8mo	$415,990	$148	59
100 Nylon Blvd	0.35mi	4/2.5 (+1)	2,818 (+8%)	5mo	$399,990	$142	59
94 Nylon Blvd	0.31mi	4/2.5 (+1)	2,804 (+8%)	11mo	$408,740	$146	56

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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-39,431
• Equity at exit: $41,003

10-year hold

• IRR: -5.6%
• Equity multiple: 0.63×
• Total profit: $-28,125
• Equity at exit: $23,777

Cash invested: $77,000 (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: 10.7×

Monthly cashflow live

• Estimated rent: $2,150 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$59 /mo · $708/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$452
• Net cashflow: $83

Break-even live

Break-even rent $2,045

Max offer price $275,000

Occupancy floor 91%

Sensitivity live

Price	-10% $238	-5% $161	+0% $83	+5% $5	+10% $-73
Rent	-10% $-87	-5% $-2	+0% $83	+5% $168	+10% $253
Rate	-1.0pp $221	-0.5pp $153	base $83	+0.5pp $12	+1.0pp $-61

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
215 William Ross Ln Seaford, DE	3.0	2.5	1850	$2,150	$1.16	44d	1	1.07mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-24
   listed $275,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast DE · Partial reset (capped growth)

• Current annual tax: $708 · $59/mo
• Projected year-2 tax: $1,151 · $96/mo
• Expected delta: +$444/yr (+$37/mo · 62.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,800
• − Mortgage interest: −$15,404
• − Property taxes: −$708
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,064
• − Management: −$2,064
• − Depreciation: −$8,000
• Taxable loss: −$3,815
• Est. tax savings @ 24.0%: +$916
• After-tax cash flow: $1,909/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.

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

• Census place: Seaford, DE
• 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

2 events — show timeline

• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-24 Listed $275,000 BRIGHT MLS

Property tax history

+8.0%/yr

Latest (2025): $708 · +83.8% YoY. Source: county tax records.