353 Graham Branch Rd · Seaford, DE 19973

$199,995

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 66 Days on market

Built 2026 Poor condition

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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).

• Cash flow +13.5/30.0
• ARV discount +7.5/15.0
• DSCR +4.1/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this wonderful ranch style home featuring 3 bedrooms and 2 full baths. The gourmet kitchen includes a farmhouse sink, stainless steel appliances, and a cozy dining nook. Enjoy upscale finishes like drywall throughout and a tiled walk-in rain shower. Relax on the covered porch or take advantage of community amenities in the Village of Cool Branch, including a pool, playground, basketball court, and fishing pond. Call today!

Key facts

• Covered porch
• Gourmet kitchen
• Swimming pool

Tags

• GOURMET KITCHEN
• FARMER'S SINK
• STAINLESS STEEL APPLIANCES
• TILED WALK IN RAIN SHOWER
• COVERED PORCH
• SWIMMING POOL

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $200k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $8 ($96/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 $176k (12.0% below list).
• Recommended offer: $176k (12.0% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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 $1k of loan paydown is wiped out by about $6k 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 66 days — a 6% lower offer ($188k) is reasonable based on typical stale-listing flexibility.

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 $175,964 (12.0% below list)

Questions for the listing agent

1. It's been on market 66 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.88% ✗
• Cap rate: 6.34%
• Cash-on-cash: 0.17%
• DSCR: 1.01
• GRM: 9.5

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -16.0%
• Equity multiple: 0.43×
• Total profit: $-31,872
• Equity at exit: $29,820

10-year hold

• IRR: -7.6%
• Equity multiple: 0.52×
• Total profit: $-26,990
• Equity at exit: $17,292

Cash invested: $55,999 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$1,049
• Tax est. 1.5%: −$250 /mo · $3,000/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $8

Break-even live

Break-even rent $1,750

Max offer price $199,995

Occupancy floor 95%

Sensitivity live

Price	-10% $146	-5% $77	+0% $8	+5% $-61	+10% $-130
Rent	-10% $-131	-5% $-62	+0% $8	+5% $78	+10% $147
Rate	-1.0pp $109	-0.5pp $59	base $8	+0.5pp $-44	+1.0pp $-97

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: $49,999
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-21
   days on market $199,995 Active 66 DOM
2. 2026-06-21
   days on market $199,995 Active 65 DOM
3. 2026-06-18
   days on market $199,995 Active 63 DOM
4. 2026-06-17
   days on market $199,995 Active 62 DOM
5. 2026-06-16
   days on market $199,995 Active 61 DOM
6. 2026-06-15
   days on market $199,995 Active 60 DOM
7. 2026-06-13
   days on market $199,995 Active 58 DOM
8. 2026-06-12
   days on market $199,995 Active 57 DOM
9. 2026-06-09
   days on market $199,995 Active 54 DOM
10. 2026-06-08
    days on market $199,995 Active 53 DOM
11. 2026-06-07
    days on market $199,995 Active 52 DOM
12. 2026-06-04
    days on market $199,995 Active 48 DOM
13. 2026-06-02
    days on market $199,995 Active 47 DOM
14. 2026-06-01
    days on market $199,995 Active 46 DOM
15. 2026-05-31
    days on market $199,995 Active 45 DOM
16. 2026-05-31
    days on market $199,995 Active 44 DOM
17. 2026-04-16
    listed $199,995 Active 437-char remark

    Show marketing remark (437 chars)

    Welcome to this wonderful ranch style home featuring 3 bedrooms and 2 full baths. The gourmet kitchen includes a farmhouse sink, stainless steel appliances, and a cozy dining nook. Enjoy upscale finishes like drywall throughout and a tiled walk-in rain shower. Relax on the covered porch or take advantage of community amenities in the Village of Cool Branch, including a pool, playground, basketball court, and fishing pond. Call today!

ⓘ 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: $21,116
• − Mortgage interest: −$11,203
• − Property taxes: −$3,000
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$5,818
• Taxable loss: −$3,284
• Est. tax savings @ 24.0%: +$788
• After-tax cash flow: $884/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 · 2 photos

Poor 20/100 Gut rehab

This manufactured home is in poor condition with major repairs and maintenance needed across all systems and areas. Significant updates are required to improve its value and make it move-in ready.

Repairs flagged

• Major roof — No photos of the roof
• Major exterior siding — No photos of the exterior siding
• Major interior walls/paint — No photos of the interior walls/paint
• Major flooring — No photos of the flooring
• Major HVAC/mechanicals — No photos of the HVAC/mechanicals

Value-add opportunities

• Both New roof — A new roof would significantly improve the home's appearance and value.
• Both New exterior siding — New siding would enhance curb appeal and increase the home's value.
• Both Paint interior walls and trim — Fresh paint would improve the home's appearance and make it more attractive to potential buyers.
• Both Replace flooring — New flooring would improve the home's appearance and increase its value.
• Both Upgrade HVAC system — A new HVAC system would improve comfort and energy efficiency, enhancing the home's value.
• Both Landscaping and curb appeal — Well-maintained landscaping would improve the home's curb appeal and attract more potential buyers or renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No photos of the roof	Major	$15,000–50,000
exterior siding · No photos of the exterior siding	Major	$15,000–50,000
interior walls/paint · No photos of the interior walls/paint	Major	$15,000–50,000
flooring · No photos of the flooring	Major	$15,000–50,000
HVAC/mechanicals · No photos of the HVAC/mechanicals	Major	$15,000–50,000
Total estimated repair cost · 5 items		$75,000–250,000

Value-add ROI direction

• Both New roof — A new roof would significantly improve the home's appearance and value. ↑
• Both New exterior siding — New siding would enhance curb appeal and increase the home's value. ↑
• Both Paint interior walls and trim — Fresh paint would improve the home's appearance and make it more attractive to potential buyers. ↑
• Both Replace flooring — New flooring would improve the home's appearance and increase its value. ↑
• Both Upgrade HVAC system — A new HVAC system would improve comfort and energy efficiency, enhancing the home's value. ↑
• Both Landscaping and curb appeal — Well-maintained landscaping would improve the home's curb appeal and attract more potential buyers or renters. ↑

ⓘ 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

1 event — show timeline

• 2026-04-16 Listed $199,995 Zillow