353 Graham Branch Rd Plan · Seaford, DE 19973

$199,995

3 bd · 2.0 ba · 1,568 sqft · Manufactured · 63 Days on market

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 4.4% 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 63 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 63 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: 215
• 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%

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 15 events

1. 2026-06-18
   days on market $199,995 Active 63 DOM
2. 2026-06-17
   days on market $199,995 Active 62 DOM
3. 2026-06-16
   days on market $199,995 Active 61 DOM
4. 2026-06-15
   days on market $199,995 Active 60 DOM
5. 2026-06-13
   days on market $199,995 Active 58 DOM
6. 2026-06-12
   days on market $199,995 Active 57 DOM
7. 2026-06-09
   days on market $199,995 Active 54 DOM
8. 2026-06-08
   days on market $199,995 Active 53 DOM
9. 2026-06-07
   days on market $199,995 Active 52 DOM
10. 2026-06-04
    days on market $199,995 Active 48 DOM
11. 2026-06-02
    days on market $199,995 Active 47 DOM
12. 2026-06-01
    days on market $199,995 Active 46 DOM
13. 2026-05-31
    days on market $199,995 Active 45 DOM
14. 2026-05-31
    days on market $199,995 Active 44 DOM
15. 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 None rehab

The property is under construction and will be a new home. However, the listing photos are not of the actual property, and the satellite image shows no construction progress. The property needs extensive repairs and updates to be move-in ready.

Repairs flagged

• Major Roof — No photos of the roof
• Major Exterior siding — No photos of the exterior siding
• Major Windows — No photos of the windows
• Major Interior walls/paint — No photos of the interior walls/paint
• Major Flooring — No photos of the flooring
• Major Kitchen appliances — No photos of the kitchen
• Major Bathroom fixtures — No photos of the bathrooms
• Major HVAC system — No photos of the HVAC system

Value-add opportunities

• Both New roof and siding — Both resale and rental value would be significantly increased by a new roof and siding
• Both New windows and doors — Both resale and rental value would be significantly increased by new windows and doors
• Both Paint interior and exterior — Both resale and rental value would be significantly increased by fresh paint
• Both Replace flooring — Both resale and rental value would be significantly increased by new flooring
• Both Update kitchen appliances — Both resale and rental value would be significantly increased by new kitchen appliances
• Both Update bathroom fixtures — Both resale and rental value would be significantly increased by new bathroom fixtures
• Both Upgrade HVAC system — Both resale and rental value would be significantly increased by a new, energy-efficient HVAC system

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
Windows · No photos of the windows	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
Kitchen appliances · No photos of the kitchen	Major	$15,000–50,000
Bathroom fixtures · No photos of the bathrooms	Major	$15,000–50,000
HVAC system · No photos of the HVAC system	Major	$15,000–50,000
Total estimated repair cost · 8 items		$120,000–400,000

Value-add ROI direction

• Both New roof and siding — Both resale and rental value would be significantly increased by a new roof and siding ↑
• Both New windows and doors — Both resale and rental value would be significantly increased by new windows and doors ↑
• Both Paint interior and exterior — Both resale and rental value would be significantly increased by fresh paint ↑
• Both Replace flooring — Both resale and rental value would be significantly increased by new flooring ↑
• Both Update kitchen appliances — Both resale and rental value would be significantly increased by new kitchen appliances ↑
• Both Update bathroom fixtures — Both resale and rental value would be significantly increased by new bathroom fixtures ↑
• Both Upgrade HVAC system — Both resale and rental value would be significantly increased by a new, energy-efficient HVAC system ↑

ⓘ 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