4604 Woodpecker Rd · Seaford, DE 19973

$224,999

3 bd · 2.0 ba · 1,936 sqft · SingleFamily public records · 2 Days on market

Built 1987 Poor condition 3.67 ac lot Est $445k · 49% 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 +14.3/30.0
• DSCR +4.4/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks

BEST AND FINALS DUE MAY 22ND AT MIDNIGHT!!! Investor Opportunity – Fix & Flip Potential Single-story 4 bed, 2 bath rancher offering 1,624 sq ft of one-level living in a quiet, country setting. Property includes a 1-car attached garage plus an oversized 2-car detached garage lot is approximately 3.67 acres. Adjacent lot was originally all one until it was parceled off and sold. HVAC and water heater replaced within the last 5 years. Interior requires a full renovation throughout. Layout is straightforward and well-suited for an efficient rehab. Septic report attached showing minor repairs only, estimated $1,500–$3,000 Strong resale fundamentals with one-floor living, multi

Key facts

• Large-lot potential
• Multiple garages
• One-level living

Tags

• ONE-LEVEL LIVING
• OVERSIZED DETACHED GARAGE
• FULL RENOVATION
• LARGE-LOT POTENTIAL
• MULTIPLE GARAGES

Property features AI

Exterior

• Parking: Attached 1-car garage (front and side entry options noted); Detached 2-car garage (oversized); Total of 3 garage spaces; Driveway with about 18 spaces; Off-street parking for about 4 vehicles; Multiple parking options with about 25 total parking spaces
• Utilities: Well water; Septic system (septic exists); No municipal trash service
• Home design: Detached single-story home; Crawl space foundation; Property is outside city limits and in a rural location
• Construction: Frame construction with aluminum siding; Building is not winterized
• Exterior features: Backs to trees with wooded rear yard; Adjoins open space; Front yard; Second detached garage on the property

Interior

• Bedrooms: Four bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central heating and electric baseboard; Electric hot water; Central air conditioning (electric)
• Interior features: Water heater included; Not furnished; Two or more access exits

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $42 ($500/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 $177k (21.2% below list).
• Recommended offer: $177k (21.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 4.3% 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 Central Elementary School (math 36% / reading 45%, grade F, #25 of 105 statewide, top 26%, 452 students, 0% FRL); 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 $2k of loan paydown is wiped out by about $7k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 75% 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 $177,377 (21.2% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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: 0.79% ✗
• Cap rate: 6.52%
• Cash-on-cash: 0.79%
• DSCR: 1.04
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $445,280
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
25672 Brookside Dr	0.75mi	3/2.5	1,922 (-1%)	1mo	$384,000	$200	61
25648 Green Briar Rd	0.68mi	3/2.5	1,900 (-2%)	7mo	$395,000	$208	58
20 Woodland Dr	0.60mi	3/2.0	2,100 (+8%)	14mo	$515,000	$245	46
25601 Brookside Dr	0.57mi	3/2.0	1,672 (-14%)	6mo	$385,000	$230	45

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-33,898
• Equity at exit: $33,548

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-26,477
• Equity at exit: $19,454

Cash invested: $63,000 (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: 10.6×

Monthly cashflow live

• Estimated rent: $1,774 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$86 /mo · $1,031/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$372
• Net cashflow: $42

Break-even live

Break-even rent $1,721

Max offer price $224,999

Occupancy floor 93%

Sensitivity live

Price	-10% $169	-5% $105	+0% $42	+5% $-22	+10% $-86
Rent	-10% $-98	-5% $-28	+0% $42	+5% $112	+10% $182
Rate	-1.0pp $155	-0.5pp $99	base $42	+0.5pp $-17	+1.0pp $-76

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Listing history 1 events

1. 2026-05-21
   listed $224,999 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: $1,031 · $86/mo
• Projected year-2 tax: $1,168 · $97/mo
• Expected delta: +$137/yr (+$11/mo · 13.3%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,285
• − Mortgage interest: −$12,603
• − Property taxes: −$1,031
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,703
• − Management: −$1,703
• − Depreciation: −$6,545
• Taxable loss: −$3,425
• Est. tax savings @ 24.0%: +$822
• After-tax cash flow: $1,322/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 · 1 photo

Poor 20/100 Extensive rehab

This single-story rancher requires extensive renovation and landscaping to become move-in ready. Immediate focus should be on improving the exterior and interior spaces to increase its resale and rental value.

Repairs flagged

• Major Landscaping — Overgrown grass and weeds
• Major Exterior — Overgrown grass and weeds
• Major Interior — No interior photos provided

Value-add opportunities

• Both Landscaping and exterior improvements — Enhances curb appeal and property value
• Both Interior renovation — Improves living space and functionality
• Both Kitchen and bathroom updates — Modernizes the home and increases appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
Landscaping · Overgrown grass and weeds	Major	$15,000–50,000
Exterior · Overgrown grass and weeds	Major	$15,000–50,000
Interior · No interior photos provided	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior improvements — Enhances curb appeal and property value ↑
• Both Interior renovation — Improves living space and functionality ↑
• Both Kitchen and bathroom updates — Modernizes the home and increases appeal ↑

ⓘ 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

+14.1% since first listed

3 events — show timeline

• 2026-06-05 Sold (MLS) $256,830 BRIGHT MLS
• 2026-05-23 Pending — BRIGHT MLS
• 2026-05-21 Listed $224,999 BRIGHT MLS

Property tax history

-13.2%/yr

Latest (2025): $1,031 · -13.2% YoY. Source: county tax records.