269 Cool Branch Blvd #47146 · Seaford, DE 19973

$119,500

3 bd · 2.0 ba · 1,724 sqft · SingleFamily · 247 Days on market

Built 1998 $69/sqft · 5% above area Est $114k · 5% over

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Why this score? — see what drove the B- 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +9.8/10.0
• ARV discount +5.2/15.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Spacious 3BR, 2BA doublewide in a gated community. Open living area and formal dining room with vaulted ceilings. Updated HVAC system, new skirting, and handicapped ramp system installed in 2024. Roof replaced and new shed in 2021. Community amenities include sewer, water, trash pick-up, road snow removal, swimming pool, basketball court and community activities. PROSPECTIVE BUYERS MUST MAKE APPLICATION FOR PARK APPROVAL!

Key facts

• Gated community
• Formal dining room
• Updated hvac system

Tags

• GATED COMMUNITY
• OPEN LIVING AREA
• FORMAL DINING ROOM
• VAULTED CEILINGS
• UPDATED HVAC SYSTEM
• ROOF REPLACED

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $575 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $120k).
• Recommended offer: $105k (12.0% below list) — sets the bar for market timing.
• Cap rate 12.1% 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: 215 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 $826 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $33k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 247 days — a 12% lower offer ($105k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 22y ago; this cycle's ask has dropped $10k (8%) 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 $105,160 (12.0% below list)

Questions for the listing agent

1. It's been on market 247 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.48% ✓
• Cap rate: 12.07%
• Cash-on-cash: 20.63%
• DSCR: 1.92
• GRM: 5.6

CMA / ARV

• ARV (median comp): $113,697
• List price: $119,500
• Delta: 5.10%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
91 Hitch Pond Cir #47451	0.11mi	3/2.0	1,747 (+1%)	14mo	$100,000	$57	81
478 Long Branch Rd #46194	0.08mi	3/2.0	1,596 (-7%)	9mo	$123,000	$77	76
396 Graham Branch Rd #48080	0.03mi	3/2.0	1,680 (-3%)	24mo	$95,000	$57	74
523 Turkey Br #55136	0.35mi	3/2.0	1,792 (+4%)	13mo	$132,000	$74	66
89 Hitch Pond Cir #51659	0.11mi	3/2.0	1,568 (-9%)	18mo	$95,000	$61	65
68 Hitch Pond Cir #54538	0.14mi	4/2.0 (+1)	1,904 (+10%)	9mo	$72,000	$38	64
108 Hitch Pond Cir #52623	0.17mi	3/2.0	1,848 (+7%)	20mo	$133,000	$72	64
513 Turkey Br #53687	0.29mi	3/2.0	1,500 (-13%)	14mo	$180,000	$120	53
344 Graham Branch Rd	0.28mi	3/2.0	1,493 (-13%)	17mo	$147,500	$99	50
10681 Airport Rd	0.69mi	3/1.0	1,484 (-14%)	6mo	$285,000	$192	35

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: 13.0%
• Equity multiple: 1.52×
• Total profit: $17,305
• Equity at exit: $17,818

10-year hold

• IRR: 21.9%
• Equity multiple: 2.86×
• Total profit: $62,361
• Equity at exit: $10,332

Cash invested: $33,460 (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: 215
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$627
• Tax est. 1.5%: −$149 /mo · $1,792/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $575

Break-even live

Break-even rent $1,045

Max offer price $119,500

Occupancy floor 63%

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: $29,875
• Closing costs: $3,585
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $119,500 Active 247 DOM
2. 2026-06-17
   days on market $119,500 Active 246 DOM
3. 2026-06-16
   days on market $119,500 Active 245 DOM
4. 2026-06-15
   days on market $119,500 Active 244 DOM
5. 2026-06-13
   days on market $119,500 Active 242 DOM
6. 2026-06-12
   pricedays on market $119,500 Active 241 DOM
7. 2026-06-09
   days on market $124,900 Active 238 DOM
8. 2026-06-08
   days on market $124,900 Active 237 DOM
9. 2026-06-07
   days on market $124,900 Active 236 DOM
10. 2026-06-04
    days on market $124,900 Active 232 DOM
11. 2026-06-02
    days on market $124,900 Active 231 DOM
12. 2026-06-01
    days on market $124,900 Active 230 DOM
13. 2026-05-31
    days on market $124,900 Active 229 DOM
14. 2026-05-31
    days on market $124,900 Active 228 DOM
15. 2026-03-30
    price $124,900 425-char remark

    Show marketing remark (425 chars)

    Spacious 3BR, 2BA doublewide in a gated community. Open living area and formal dining room with vaulted ceilings. Updated HVAC system, new skirting, and handicapped ramp system installed in 2024. Roof replaced and new shed in 2021. Community amenities include sewer, water, trash pick-up, road snow removal, swimming pool, basketball court and community activities. PROSPECTIVE BUYERS MUST MAKE APPLICATION FOR PARK APPROVAL!

16. 2025-10-14
    listed $129,900 Active 425-char remark

    Show marketing remark (425 chars)

    Spacious 3BR, 2BA doublewide in a gated community. Open living area and formal dining room with vaulted ceilings. Updated HVAC system, new skirting, and handicapped ramp system installed in 2024. Roof replaced and new shed in 2021. Community amenities include sewer, water, trash pick-up, road snow removal, swimming pool, basketball court and community activities. PROSPECTIVE BUYERS MUST MAKE APPLICATION FOR PARK APPROVAL!

17. 2023-12-29
    soldstatus $129,900 Closed 1088-char remark

    Show marketing remark (1088 chars)

    Move-in ready 3 bedroom, 2 bath single family double wide modular home in the Gated Communuity of Cool Branch. NEW ROOF on Home and Shed in 2021. New carpet just installed throughout home. Home has been freshly painted. Adjoining the living room and dining room is a spacious kitchen with dining area. Home has a front porch entrance and Sun Room with side porch. Current land lease is $ 419 per Month which includes sewer, water, trash pick-up, road snow removal, gated park entrance and offers a swimming pool, basketball court, stocked fishing pond and plenty of community events and activities. Beautiful wooded walking trails sprawl nearby, and the beaches and excitement of Rehoboth Beach, DE and Ocean City, MD are just a short drive away. MOVE HERE AND TAKE ADVANTAGE OF DELAWARE'S LOW PROPERTY TAXES , TAX FREE SHOPPING AND NO STATE RETIREMENT TAX . Prospective buyers must be approved by the Community and are subject to credit and background checks. GATED COMMUNITY PLEASE CONFIRM APPT CODE WITH SHOWING TIME FOR ACCESS * * * * LOT RENT INCREASES IN JAN 2024 to $448.12

18. 2023-12-09
    historical Active Under Contract 1088-char remark

    Show marketing remark (1088 chars)

    Move-in ready 3 bedroom, 2 bath single family double wide modular home in the Gated Communuity of Cool Branch. NEW ROOF on Home and Shed in 2021. New carpet just installed throughout home. Home has been freshly painted. Adjoining the living room and dining room is a spacious kitchen with dining area. Home has a front porch entrance and Sun Room with side porch. Current land lease is $ 419 per Month which includes sewer, water, trash pick-up, road snow removal, gated park entrance and offers a swimming pool, basketball court, stocked fishing pond and plenty of community events and activities. Beautiful wooded walking trails sprawl nearby, and the beaches and excitement of Rehoboth Beach, DE and Ocean City, MD are just a short drive away. MOVE HERE AND TAKE ADVANTAGE OF DELAWARE'S LOW PROPERTY TAXES , TAX FREE SHOPPING AND NO STATE RETIREMENT TAX . Prospective buyers must be approved by the Community and are subject to credit and background checks. GATED COMMUNITY PLEASE CONFIRM APPT CODE WITH SHOWING TIME FOR ACCESS * * * * LOT RENT INCREASES IN JAN 2024 to $448.12

19. 2023-11-09
    listed $129,900 Active 1088-char remark

    Show marketing remark (1088 chars)

    Move-in ready 3 bedroom, 2 bath single family double wide modular home in the Gated Communuity of Cool Branch. NEW ROOF on Home and Shed in 2021. New carpet just installed throughout home. Home has been freshly painted. Adjoining the living room and dining room is a spacious kitchen with dining area. Home has a front porch entrance and Sun Room with side porch. Current land lease is $ 419 per Month which includes sewer, water, trash pick-up, road snow removal, gated park entrance and offers a swimming pool, basketball court, stocked fishing pond and plenty of community events and activities. Beautiful wooded walking trails sprawl nearby, and the beaches and excitement of Rehoboth Beach, DE and Ocean City, MD are just a short drive away. MOVE HERE AND TAKE ADVANTAGE OF DELAWARE'S LOW PROPERTY TAXES , TAX FREE SHOPPING AND NO STATE RETIREMENT TAX . Prospective buyers must be approved by the Community and are subject to credit and background checks. GATED COMMUNITY PLEASE CONFIRM APPT CODE WITH SHOWING TIME FOR ACCESS * * * * LOT RENT INCREASES IN JAN 2024 to $448.12

20. 2023-10-26
    historical $129,900 1088-char remark

    Show marketing remark (1088 chars)

    Move-in ready 3 bedroom, 2 bath single family double wide modular home in the Gated Communuity of Cool Branch. NEW ROOF on Home and Shed in 2021. New carpet just installed throughout home. Home has been freshly painted. Adjoining the living room and dining room is a spacious kitchen with dining area. Home has a front porch entrance and Sun Room with side porch. Current land lease is $ 419 per Month which includes sewer, water, trash pick-up, road snow removal, gated park entrance and offers a swimming pool, basketball court, stocked fishing pond and plenty of community events and activities. Beautiful wooded walking trails sprawl nearby, and the beaches and excitement of Rehoboth Beach, DE and Ocean City, MD are just a short drive away. MOVE HERE AND TAKE ADVANTAGE OF DELAWARE'S LOW PROPERTY TAXES , TAX FREE SHOPPING AND NO STATE RETIREMENT TAX . Prospective buyers must be approved by the Community and are subject to credit and background checks. GATED COMMUNITY PLEASE CONFIRM APPT CODE WITH SHOWING TIME FOR ACCESS * * * * LOT RENT INCREASES IN JAN 2024 to $448.12

21. 2005-02-09
    historical
22. 2004-08-09
    listed $114,900

ⓘ 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: $21,283
• − Mortgage interest: −$6,694
• − Property taxes: −$1,792
• − Insurance: −$598
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$3,476
• Taxable income: $5,318
• Est. tax owed @ 24.0%: −$1,276
• After-tax cash flow: $5,628/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

• 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

+8.7% since first listed

8 events — show timeline

• 2026-03-30 Price Changed $124,900 BRIGHT MLS
• 2025-10-14 Listed $129,900 BRIGHT MLS
• 2023-12-29 Sold (MLS) $129,900 BRIGHT MLS
• 2023-12-09 Contingent — BRIGHT MLS
• 2023-11-09 Listed $129,900 BRIGHT MLS
• 2023-10-26 Coming Soon $129,900 BRIGHT MLS
• 2005-02-09 Listing Removed — BRIGHT MLS
• 2004-08-09 Listed $114,900 BRIGHT MLS