205 N Arch St · Seaford, DE 19973

$149,900

5 bd · 1.0 ba · 840 sqft · SingleFamily public records · 14 Days on market

Built 1913 2,178 sqft lot $178/sqft · 59% above area Est $269k · 44% under

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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 +29.1/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +7.0/10.0
• 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

Investor Alert! Spacious 5-bedroom, 2-bath home located on Arch Street in Seaford, within town limits and connected to town water and sewer. This fixer-upper offers excellent potential for a flip project, primary residence, or income-producing rental for the right buyer. Property is being sold As-Is and sale is subject to final court approval. Debris is currently in the process of removal. Bring your vision and make an offer!!!

Key facts

• 2,178 sq ft lot
• 4 parking spots
• Built 1913

What this means for you Summary

Snapshot

• This is a 5-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $517 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Cap rate 10.4% vs local median 4.0% 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: 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 $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 $42k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 14 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 17y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $45k; list at $150k implies a 233% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1913 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; 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 $149,900

Questions for the listing agent

1. Built in 1913 — 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. 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. 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: 1.20% ✓
• Cap rate: 10.43%
• Cash-on-cash: 14.79%
• DSCR: 1.66
• GRM: 6.9

CMA / ARV

• ARV (median comp): $269,479
• List price: $149,900
• Delta: -44.37%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 5.3%
• Equity multiple: 1.20×
• Total profit: $8,602
• Equity at exit: $22,351

10-year hold

• IRR: 14.7%
• Equity multiple: 2.18×
• Total profit: $49,702
• Equity at exit: $12,961

Cash invested: $41,972 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,805 medium
• Mortgage (P&I): −$786
• Tax from tax record: −$60 /mo · $722/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$379
• Net cashflow: $517

Break-even live

Break-even rent $1,150

Max offer price $149,900

Occupancy floor 66%

Sensitivity live

Price	-10% $602	-5% $560	+0% $517	+5% $475	+10% $432
Rent	-10% $375	-5% $446	+0% $517	+5% $589	+10% $660
Rate	-1.0pp $593	-0.5pp $555	base $517	+0.5pp $478	+1.0pp $439

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: $37,475
• Closing costs: $4,497
• Reserves months: —
• Total cash needed: —

Listing history 8 events

1. 2026-05-07
   status Pending 431-char remark

   Show marketing remark (431 chars)

   Investor Alert! Spacious 5-bedroom, 2-bath home located on Arch Street in Seaford, within town limits and connected to town water and sewer. This fixer-upper offers excellent potential for a flip project, primary residence, or income-producing rental for the right buyer. Property is being sold As-Is and sale is subject to final court approval. Debris is currently in the process of removal. Bring your vision and make an offer!!!

2. 2026-04-30
   status Active 431-char remark

   Show marketing remark (431 chars)

   Investor Alert! Spacious 5-bedroom, 2-bath home located on Arch Street in Seaford, within town limits and connected to town water and sewer. This fixer-upper offers excellent potential for a flip project, primary residence, or income-producing rental for the right buyer. Property is being sold As-Is and sale is subject to final court approval. Debris is currently in the process of removal. Bring your vision and make an offer!!!

3. 2026-02-13
   status Pending 431-char remark

   Show marketing remark (431 chars)

   Investor Alert! Spacious 5-bedroom, 2-bath home located on Arch Street in Seaford, within town limits and connected to town water and sewer. This fixer-upper offers excellent potential for a flip project, primary residence, or income-producing rental for the right buyer. Property is being sold As-Is and sale is subject to final court approval. Debris is currently in the process of removal. Bring your vision and make an offer!!!

4. 2026-02-06
   listed $149,900 Active 431-char remark

   Show marketing remark (431 chars)

   Investor Alert! Spacious 5-bedroom, 2-bath home located on Arch Street in Seaford, within town limits and connected to town water and sewer. This fixer-upper offers excellent potential for a flip project, primary residence, or income-producing rental for the right buyer. Property is being sold As-Is and sale is subject to final court approval. Debris is currently in the process of removal. Bring your vision and make an offer!!!

5. 2009-11-09
   soldstatus $45,000
6. 2009-11-06
   soldstatus $45,000 241-char remark

   Show marketing remark (241 chars)

   There is a lot of potential here. This large 2 story home is in the process of renovation and being sold as-is. Exterior is nearly complete with updated siding and windows, the interior is gutted. Permits are required by the City of Seaford.

7. 2009-10-19
   historical 241-char remark

   Show marketing remark (241 chars)

   There is a lot of potential here. This large 2 story home is in the process of renovation and being sold as-is. Exterior is nearly complete with updated siding and windows, the interior is gutted. Permits are required by the City of Seaford.

8. 2009-06-23
   listed $59,900 241-char remark

   Show marketing remark (241 chars)

   There is a lot of potential here. This large 2 story home is in the process of renovation and being sold as-is. Exterior is nearly complete with updated siding and windows, the interior is gutted. Permits are required by the City of Seaford.

ⓘ 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: $722 · $60/mo
• Projected year-2 tax: $796 · $66/mo
• Expected delta: +$74/yr (+$6/mo · 10.2%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 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: $21,660
• − Mortgage interest: −$8,397
• − Property taxes: −$722
• − Insurance: −$750
• − Repairs & maintenance: −$1,733
• − Management: −$1,733
• − Depreciation: −$4,361
• Taxable income: $3,965
• Est. tax owed @ 24.0%: −$952
• After-tax cash flow: $5,255/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

• Census place: Seaford, DE
• 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

+150.3% since first listed

8 events — show timeline

• 2026-05-07 Pending — BRIGHT MLS
• 2026-04-30 Relisted — BRIGHT MLS
• 2026-02-13 Pending — BRIGHT MLS
• 2026-02-06 Listed $149,900 BRIGHT MLS
• 2009-11-09 Sold (Public Records) $45,000 Public Records
• 2009-11-06 Sold (MLS) $45,000 BRIGHT MLS
• 2009-10-19 Listing Removed — BRIGHT MLS
• 2009-06-23 Listed $59,900 BRIGHT MLS

Property tax history

+5.7%/yr

Latest (2025): $722 · +43.6% YoY. Source: county tax records.