821 Rum Bridge Branch Rd · Seaford, DE 19973

$145,000

3 bd · 2.0 ba · 1,624 sqft · Manufactured public records · 34 Days on market

Built 2006 $89/sqft · 6% below area Est $133k · 9% over $1/mo HOA ↓ 3% since listing

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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 +26.6/30.0
• DSCR +9.1/10.0
• 1% rule +7.1/10.0
• ARV discount +3.3/15.0
• 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

$5,000 IN CLOSING COSTS assistance. Welcome to the gated community of Village of Cool Branch! This spacious 3-bedroom, 2-bathroom double wide mobile home offers a modern and comfortable living experience. Key Features: - Stainless Steel Appliances: The kitchen comes equipped with sleek stainless steel appliances, making meal preparation a breeze. - Large Front Porch: Enjoy relaxing evenings on your spacious front porch, perfect for entertaining or unwinding. - Handicap Ramp: The home includes a convenient handicap ramp for easy access. - Storage Shed: There's an outside shed for additional storage, keeping your outdoor space organized. Community Amenities: - In-Ground Pool: Perfect for cool

Key facts

• Community pool
• Built 2006
• Listed 33 days

Property features AI

Finance

• Other: Property manager present; Accessibility with 32"+ wide doors; Pets allowed (cats and dogs OK, breed restrictions apply); Property condition listed as excellent; Finished above-grade area approximately 1,400 (estimated); Annual ground rent listed in income/expense items
• Financial info: Monthly land lease of $492; Ground rent exists; No lease considered
• HOA & community: Outdoor pool; Basketball courts; Gated community; Tot lots/playground; HOA fee $15 annually; Community pool (listed under amenities)

Exterior

• Parking: Driveway
• Utilities: Community water; Community septic tank; Electric hot water; Central A/C powered by electricity; Propane (metered) for heating
• Home design: Manufactured double-wide home; Single-story; East-facing main entrance; Land lease ownership interest
• Construction: Vinyl siding; Metal roof; Building not winterized; Fleetwood make; Model PaFL22AB54144FE13; Approximately 28 ft wide by 50 ft long; Above grade and below grade structures noted; Year built estimated
• Exterior features: Gutter system; Outbuilding(s); Community pool; Ground rent exists

Interior

• Kitchen: Built-in microwave; Dishwasher; Commercial range
• Bedrooms: Three bedrooms on the main level
• Flooring: Partially carpeted; Vinyl flooring
• Bathrooms: Two full bathrooms on the main level; Two full bathrooms total
• Heating & cooling: 90% forced air heating; Propane (metered) heating fuel; Central air conditioning (electric)
• Interior features: Stall shower; Walk-in closets; Paneled walls

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $145k.

Deal economics

• At list price, monthly cash flow is $387 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $145k).
• Recommended offer: $141k (3.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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 $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 $41k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($141k) 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 $140,650 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 1.21% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (median comp): $132,525
• List price: $145,000
• Delta: 9.41%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $1,164
• Equity at exit: $21,620

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $32,844
• Equity at exit: $12,537

Cash invested: $40,600 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,759 medium
• Mortgage (P&I): −$760
• Tax est. 1.5%: −$181 /mo · $2,175/yr
• Insurance: −$60
• HOA: −$1
• Vacancy / Maint / Mgmt: −$369
• Net cashflow: $387

Break-even live

Break-even rent $1,270

Max offer price $145,000

Occupancy floor 73%

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: $36,250
• Closing costs: $4,350
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $1 · $12/yr
• Likely covers: poolsecurity

Listing history 16 events

1. 2026-06-18
   days on market $145,000 Active 34 DOM
2. 2026-06-17
   days on market $145,000 Active 33 DOM
3. 2026-06-16
   pricedays on market $145,000 Active 32 DOM
4. 2026-06-15
   days on market $149,000 Active 31 DOM
5. 2026-06-13
   days on market $149,000 Active 29 DOM
6. 2026-06-12
   days on market $149,000 Active 28 DOM
7. 2026-06-09
   days on market $149,000 Active 25 DOM
8. 2026-06-08
   days on market $149,000 Active 24 DOM
9. 2026-06-07
   days on market $149,000 Active 23 DOM
10. 2026-06-04
    days on market $149,000 Active 19 DOM
11. 2026-06-02
    days on market $149,000 Active 18 DOM
12. 2026-06-01
    days on market $149,000 Active 17 DOM
13. 2026-05-31
    days on market $149,000 Active 16 DOM
14. 2026-05-31
    days on market $149,000 Active 15 DOM
15. 2026-05-16
    listed $149,000 Active 1129-char remark
16. 2026-05-14
    historical $149,000 1129-char remark

ⓘ 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: $21,111
• − Mortgage interest: −$8,122
• − Property taxes: −$2,175
• − Insurance: −$725
• − Repairs & maintenance: −$1,689
• − Management: −$1,689
• − HOA: −$12
• − Depreciation: −$4,218
• Taxable income: $2,481
• Est. tax owed @ 24.0%: −$595
• After-tax cash flow: $4,046/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

-2.7% since first listed

3 events — show timeline

• 2026-06-16 Price Changed $145,000 BRIGHT MLS
• 2026-05-16 Listed $149,000 BRIGHT MLS
• 2026-05-14 Coming Soon $149,000 BRIGHT MLS

Property tax history

-7.7%/yr

Latest (2025): $266 · -23.4% YoY. Source: county tax records.