25997 Butler Branch Rd · Seaford, DE 19973

$200,000

3 bd · 2.0 ba · 1,423 sqft · Manufactured · 155 Days on market

Built 2000 0.94 ac lot $141/sqft · 44% below area Est $357k · 44% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• 1% rule +3.8/10.0
• Livability +3.2/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

* * Back on the Market * * Tucked among mature trees just off Butler Branch Road in Seaford, Delaware, this nearly one-acre property offers a rare opportunity to create something truly special. Surrounded by nature and set back from the road, this diamond-in-the-rough home is waiting for the right buyer with vision to transform it into a peaceful retreat of their own. The existing 3-bedroom, 2-bath mobile home is thoughtfully positioned on the property to maximize privacy and yard space. Inside, laminate flooring runs throughout, visually unifying the spaces and enhancing the sense of openness. The traditional split floor plan places the primary bedroom with its ensuite bath on one side of the home, while two additional bedrooms and a shared hall bath are located on the opposite side, ideal for both privacy and functionality. At the heart of the home, the main living area flows into an eat-in kitchen featuring generous counter space, a wrap-around island, and a dining area filled with natural light and tranquil woodland views. An additional powder bath off the laundry room, along with direct access to the rear yard, completes the interior layout. Step outside to discover one of the property’s most captivating features, the backyard opens to a canopy of mature trees and overlooks Butler Mill Branch, where gently flowing waters create a serene natural backdrop right beyond your own yard. Being sold As-Is, this property presents an exciting opportunity for buyers looking to invest, reimagine, or rebuild in a peaceful setting with abundant potential. How will you make this hidden gem your ultimate home retreat?

Key facts

• Laminate flooring
• Split floor plan
• Wrap-around island

Tags

• ONE ACRE PROPERTY
• LAMINATE FLOORING
• SPLIT FLOOR PLAN
• EAT-IN KITCHEN
• GENEROUS COUNTER SPACE
• WRAP-AROUND ISLAND

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $183 ($2k/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 $175k (12.5% below list).
• Recommended offer: $175k (12.5% below list) — sets the bar for 1% rule.
• Cap rate 7.4% 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 $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 155 days — a 12% lower offer ($176k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y ago; this cycle's ask has dropped $15k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $54k; list at $200k implies a 270% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 69% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $175,003 (12.5% below list)

Questions for the listing agent

1. It's been on market 155 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: 0.88% ✗
• Cap rate: 7.39%
• Cash-on-cash: 3.93%
• DSCR: 1.17
• GRM: 9.5

CMA / ARV

• ARV (median comp): $357,019
• List price: $200,000
• Delta: -43.98%
• Verdict: UNDERPRICED
• Comps: 15 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -10.2%
• Equity multiple: 0.63×
• Total profit: $-20,817
• Equity at exit: $29,821

10-year hold

• IRR: -0.9%
• Equity multiple: 0.94×
• Total profit: $-3,441
• Equity at exit: $17,292

Cash invested: $56,000 (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: 215
• Price-to-rent: 9.5×

Monthly cashflow live

• Estimated rent: $1,750 medium
• Mortgage (P&I): −$1,049
• Tax from tax record: −$67 /mo · $804/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $183

Break-even live

Break-even rent $1,518

Max offer price $200,000

Occupancy floor 85%

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Listing history 32 events

1. 2026-06-18
   days on market $200,000 Active 155 DOM
2. 2026-06-17
   days on market $200,000 Active 154 DOM
3. 2026-06-16
   days on market $200,000 Active 153 DOM
4. 2026-06-15
   days on market $200,000 Active 152 DOM
5. 2026-06-13
   days on market $200,000 Active 150 DOM
6. 2026-06-12
   days on market $200,000 Active 149 DOM
7. 2026-06-09
   days on market $200,000 Active 146 DOM
8. 2026-06-08
   days on market $200,000 Active 145 DOM
9. 2026-06-07
   days on market $200,000 Active 144 DOM
10. 2026-06-04
    days on market $200,000 Active 140 DOM
11. 2026-06-02
    days on market $200,000 Active 139 DOM
12. 2026-06-01
    days on market $200,000 Active 138 DOM
13. 2026-05-31
    days on market $200,000 Active 137 DOM
14. 2026-05-31
    days on market $200,000 Active 136 DOM
15. 2026-03-09
    status Active 1643-char remark

    Show marketing remark (1643 chars)

    * * Back on the Market * * Tucked among mature trees just off Butler Branch Road in Seaford, Delaware, this nearly one-acre property offers a rare opportunity to create something truly special. Surrounded by nature and set back from the road, this diamond-in-the-rough home is waiting for the right buyer with vision to transform it into a peaceful retreat of their own. The existing 3-bedroom, 2-bath mobile home is thoughtfully positioned on the property to maximize privacy and yard space. Inside, laminate flooring runs throughout, visually unifying the spaces and enhancing the sense of openness. The traditional split floor plan places the primary bedroom with its ensuite bath on one side of the home, while two additional bedrooms and a shared hall bath are located on the opposite side, ideal for both privacy and functionality. At the heart of the home, the main living area flows into an eat-in kitchen featuring generous counter space, a wrap-around island, and a dining area filled with natural light and tranquil woodland views. An additional powder bath off the laundry room, along with direct access to the rear yard, completes the interior layout. Step outside to discover one of the property’s most captivating features, the backyard opens to a canopy of mature trees and overlooks Butler Mill Branch, where gently flowing waters create a serene natural backdrop right beyond your own yard. Being sold As-Is, this property presents an exciting opportunity for buyers looking to invest, reimagine, or rebuild in a peaceful setting with abundant potential. How will you make this hidden gem your ultimate home retreat?

16. 2026-02-15
    historical Active Under Contract 1643-char remark

    Show marketing remark (1643 chars)

    * * Back on the Market * * Tucked among mature trees just off Butler Branch Road in Seaford, Delaware, this nearly one-acre property offers a rare opportunity to create something truly special. Surrounded by nature and set back from the road, this diamond-in-the-rough home is waiting for the right buyer with vision to transform it into a peaceful retreat of their own. The existing 3-bedroom, 2-bath mobile home is thoughtfully positioned on the property to maximize privacy and yard space. Inside, laminate flooring runs throughout, visually unifying the spaces and enhancing the sense of openness. The traditional split floor plan places the primary bedroom with its ensuite bath on one side of the home, while two additional bedrooms and a shared hall bath are located on the opposite side, ideal for both privacy and functionality. At the heart of the home, the main living area flows into an eat-in kitchen featuring generous counter space, a wrap-around island, and a dining area filled with natural light and tranquil woodland views. An additional powder bath off the laundry room, along with direct access to the rear yard, completes the interior layout. Step outside to discover one of the property’s most captivating features, the backyard opens to a canopy of mature trees and overlooks Butler Mill Branch, where gently flowing waters create a serene natural backdrop right beyond your own yard. Being sold As-Is, this property presents an exciting opportunity for buyers looking to invest, reimagine, or rebuild in a peaceful setting with abundant potential. How will you make this hidden gem your ultimate home retreat?

17. 2026-01-15
    price $200,000 1643-char remark

    Show marketing remark (1643 chars)

    * * Back on the Market * * Tucked among mature trees just off Butler Branch Road in Seaford, Delaware, this nearly one-acre property offers a rare opportunity to create something truly special. Surrounded by nature and set back from the road, this diamond-in-the-rough home is waiting for the right buyer with vision to transform it into a peaceful retreat of their own. The existing 3-bedroom, 2-bath mobile home is thoughtfully positioned on the property to maximize privacy and yard space. Inside, laminate flooring runs throughout, visually unifying the spaces and enhancing the sense of openness. The traditional split floor plan places the primary bedroom with its ensuite bath on one side of the home, while two additional bedrooms and a shared hall bath are located on the opposite side, ideal for both privacy and functionality. At the heart of the home, the main living area flows into an eat-in kitchen featuring generous counter space, a wrap-around island, and a dining area filled with natural light and tranquil woodland views. An additional powder bath off the laundry room, along with direct access to the rear yard, completes the interior layout. Step outside to discover one of the property’s most captivating features, the backyard opens to a canopy of mature trees and overlooks Butler Mill Branch, where gently flowing waters create a serene natural backdrop right beyond your own yard. Being sold As-Is, this property presents an exciting opportunity for buyers looking to invest, reimagine, or rebuild in a peaceful setting with abundant potential. How will you make this hidden gem your ultimate home retreat?

18. 2025-12-23
    listed $215,000 Active 1643-char remark

    Show marketing remark (1643 chars)

    * * Back on the Market * * Tucked among mature trees just off Butler Branch Road in Seaford, Delaware, this nearly one-acre property offers a rare opportunity to create something truly special. Surrounded by nature and set back from the road, this diamond-in-the-rough home is waiting for the right buyer with vision to transform it into a peaceful retreat of their own. The existing 3-bedroom, 2-bath mobile home is thoughtfully positioned on the property to maximize privacy and yard space. Inside, laminate flooring runs throughout, visually unifying the spaces and enhancing the sense of openness. The traditional split floor plan places the primary bedroom with its ensuite bath on one side of the home, while two additional bedrooms and a shared hall bath are located on the opposite side, ideal for both privacy and functionality. At the heart of the home, the main living area flows into an eat-in kitchen featuring generous counter space, a wrap-around island, and a dining area filled with natural light and tranquil woodland views. An additional powder bath off the laundry room, along with direct access to the rear yard, completes the interior layout. Step outside to discover one of the property’s most captivating features, the backyard opens to a canopy of mature trees and overlooks Butler Mill Branch, where gently flowing waters create a serene natural backdrop right beyond your own yard. Being sold As-Is, this property presents an exciting opportunity for buyers looking to invest, reimagine, or rebuild in a peaceful setting with abundant potential. How will you make this hidden gem your ultimate home retreat?

19. 2019-03-27
    soldstatus $54,000 Closed 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

20. 2019-02-27
    status Pending 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

21. 2019-02-22
    price $54,000 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

22. 2019-02-08
    status Active 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

23. 2019-02-01
    historical 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

24. 2019-01-21
    price $62,500 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

25. 2019-01-21
    status Active 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

26. 2019-01-19
    historical 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

27. 2018-12-17
    status Active 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

28. 2018-12-16
    historical 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

29. 2018-11-28
    price $72,500 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

30. 2018-10-12
    price $79,900 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

31. 2018-09-17
    price $92,500 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

32. 2018-08-16
    listed $97,900 Active 359-char remark

    Show marketing remark (359 chars)

    This little under an acre property is PERFECT for you! A 3 bedoom, 2 bath mobile home is currently positioned off the road on the property and provides a lot of privacy and plenty of yard space. Enjoy the view of water right in your own yard! Property has a small branch of water that is a peaceful view. This property holds so much potential! Don't miss out!

ⓘ 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: $804 · $67/mo
• Projected year-2 tax: $982 · $82/mo
• Expected delta: +$178/yr (+$15/mo · 22.1%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 8/10 Severe 7 d/yr ≥105°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 69% 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: $21,000
• − Mortgage interest: −$11,203
• − Property taxes: −$804
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,680
• − Management: −$1,680
• − Depreciation: −$5,818
• Taxable loss: −$1,185
• Est. tax savings @ 24.0%: +$284
• After-tax cash flow: $2,485/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

+104.3% since first listed

18 events — show timeline

• 2026-03-09 Relisted — BRIGHT MLS
• 2026-02-15 Contingent — BRIGHT MLS
• 2026-01-15 Price Changed $200,000 BRIGHT MLS
• 2025-12-23 Listed $215,000 BRIGHT MLS
• 2019-03-27 Sold (MLS) $54,000 BRIGHT MLS
• 2019-02-27 Pending — BRIGHT MLS
• 2019-02-22 Price Changed $54,000 BRIGHT MLS
• 2019-02-08 Relisted — BRIGHT MLS
• 2019-02-01 Listing Removed — BRIGHT MLS
• 2019-01-21 Price Changed $62,500 BRIGHT MLS
• 2019-01-21 Relisted — BRIGHT MLS
• 2019-01-19 Listing Removed — BRIGHT MLS
• 2018-12-17 Relisted — BRIGHT MLS
• 2018-12-16 Listing Removed — BRIGHT MLS
• 2018-11-28 Price Changed $72,500 BRIGHT MLS
• 2018-10-12 Price Changed $79,900 BRIGHT MLS
• 2018-09-17 Price Changed $92,500 BRIGHT MLS
• 2018-08-16 Listed $97,900 BRIGHT MLS

Property tax history

+3.6%/yr

Latest (2025): $804 · +15.3% YoY. Source: county tax records.