2985 Seashore Hwy · Bridgeville, DE 19950

$165,000

3 bd · 2.0 ba · 1,040 sqft · SingleFamily public records · 24 Days on market

Built 1961 1.04 ac lot

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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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +5.7/10.0
• Appreciation +3.8/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Investor opportunity just outside the town limits of Greenwood! Situated on 1.04 acres of mostly cleared land, this 3-bedroom, 2-bath home offers potential for renovation, redevelopment, or investment. The property includes approximately 1,040 square feet of living space along with multiple outbuildings and sheds, though many structures are in poor condition and may require removal or significant repair. The home is in need of a complete renovation and is being sold strictly as-is. Seller will make no repairs or inspections. Septic system is approximately 30 years old and currently functioning to the best of the seller’s knowledge; however, no guarantees are being made regarding condi

Key facts

• 1.04 acres
• Delaware beaches
• Nearby dining

Tags

• 1.04 ACRES
• MULTIPLE OUTBUILDINGS
• EASY ACCESS TO ROUTE 13
• NEARBY SHOPPING
• NEARBY DINING
• DELAWARE BEACHES

Property features AI

Exterior

• Parking: Detached garage with side entry and additional storage (2 garage spaces); Private dirt driveway
• Utilities: Well water; Septic system
• Home design: Detached structure; Above-grade living space only; Estimated year built
• Construction: Permanent foundation
• Exterior features: Level entry to main level; Rural location; Not in a federal flood zone; Ground rent paid annually; No tidal water

Interior

• Bedrooms: Three bedrooms on the main level
• Bathrooms: Two full bathrooms (both on the main level)
• Heating & cooling: Central air conditioning (electric); Heating: other; Hot water: other
• Interior features: Estimated living area; No basement

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $165k.

Deal economics

• At list price, monthly cash flow is $379 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $165k).
• Recommended offer: $163k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.0% vs local median 3.7% in Bridgeville — 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 (#48 in DE) — a middle-class / working-renter tenant base. Strengths: health & safety A, crime B; Watch: schools F, amenities F, commute F.
• Woodbridge School District (rural): math 17% / reading 34% proficiency, ranked #21 of 26 in DE (top 81%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 48 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 (-2.4%/yr); year-one equity from $1k 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 (-2.4% appreciation + 3.0% rent growth), your $46k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 24 days — a 2% lower offer ($163k) is reasonable based on typical stale-listing flexibility.

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 $162,525 (1.5% below list)

Questions for the listing agent

1. Built in 1961 — 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. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. 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.
5. 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.
6. 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: 1.07% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.83%
• DSCR: 1.44
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-2.42% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.7%
• Equity multiple: 1.03×
• Total profit: $1,350
• Equity at exit: $28,889

10-year hold

• IRR: 9.3%
• Equity multiple: 1.77×
• Total profit: $35,524
• Equity at exit: $21,741

Cash invested: $46,200 (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 19950

• Home prices YoY: -0.8%
• Active inventory: 48
• Price-to-rent: 7.8×

Monthly cashflow live

• Estimated rent: $1,760 medium
• Mortgage (P&I): −$865
• Tax from tax record: −$77 /mo · $929/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$370
• Net cashflow: $379

Break-even live

Break-even rent $1,280

Max offer price $165,000

Occupancy floor 73%

Sensitivity live

Price	-10% $472	-5% $425	+0% $379	+5% $332	+10% $285
Rent	-10% $240	-5% $309	+0% $379	+5% $448	+10% $518
Rate	-1.0pp $462	-0.5pp $421	base $379	+0.5pp $336	+1.0pp $292

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: $41,250
• Closing costs: $4,950
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-21
   days on market $165,000 Active 24 DOM
2. 2026-06-18
   days on market $165,000 Active 22 DOM
3. 2026-06-17
   days on market $165,000 Active 21 DOM
4. 2026-06-16
   days on market $165,000 Active 20 DOM
5. 2026-06-15
   days on market $165,000 Active 19 DOM
6. 2026-06-13
   days on market $165,000 Active 17 DOM
7. 2026-06-12
   days on market $165,000 Active 16 DOM
8. 2026-06-09
   days on market $165,000 Active 13 DOM
9. 2026-06-08
   days on market $165,000 Active 12 DOM
10. 2026-06-07
    days on market $165,000 Active 11 DOM
11. 2026-06-07
    days on market $165,000 Active 10 DOM
12. 2026-06-04
    days on market $165,000 Active 7 DOM
13. 2026-06-02
    days on market $165,000 Active 6 DOM
14. 2026-06-01
    days on market $165,000 Active 5 DOM
15. 2026-05-31
    status $165,000 Active 4 DOM
16. 2026-05-22
    listed $165,000 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: $929 · $77/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$14/yr (+$1/mo · 1.5%)

ⓘ 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 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,114
• − Mortgage interest: −$9,243
• − Property taxes: −$929
• − Insurance: −$825
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − Depreciation: −$4,800
• Taxable income: $1,939
• Est. tax owed @ 24.0%: −$465
• After-tax cash flow: $4,077/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: Woodbridge School District
• NCES district ID: 1001850
• Math proficiency: 17% ▼ -14.00%
• Reading proficiency: 34% ▼ -5.00%
• Median HH income: $48,711
• Composite: 22.28/100
• National rank: #8137
• State rank: #21 of 26 in DE

Livability — Bridgeville

• Score: 64/100
• State rank: #48
• US rank: #13807

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• City population: 11,409
• Population (ZIP): 7,822

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: Predominantly White (77%)
• Race & ethnicity: White 77% Black 10% Hispanic / Latino 8% Two or more races 5% Asian 2%
• Hispanic origin (detail): Mexican 4% Puerto Rican 2%
• Common ancestry: Italian 4% Hispanic 4% Romanian 2%
• Foreign-born: 6% · Canada
• Languages at home: 90% English-only · Spanish 5% Other Indo-European 2% French/Haitian/Cajun 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: ▼ -2.42%
• Current HPI: 284.3
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

1 event — show timeline

• 2026-05-22 Listed $165,000 BRIGHT MLS

Property tax history

+13.6%/yr

Latest (2025): $929 · +77.8% YoY. Source: county tax records.