115 Cooper Br · Seaford, DE 19973

$199,900

3 bd · 2.0 ba · 1,607 sqft · Manufactured · 67 Days on market

Built 2026 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 +13.4/30.0
• ARV discount +7.5/15.0
• DSCR +4.0/10.0
• 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 charming ranch style home featuring a split floor plan with 3 bedrooms and 2 baths for added privacy. The spacious living room flows into a gourmet kitchen with all-new stainless steel appliances. The primary suite offers a relaxing freestanding tub and separate shower. Located in the gated Village of Cool Branch, enjoy amenities including a pool, playground, basketball court, and fishing pond. Call today for details!

Key facts

• Gated community
• Freestanding tub
• Split floor plan

Tags

• SPLIT FLOOR PLAN
• GOURMET KITCHEN
• STAINLESS STEEL APPLIANCES
• FREESTANDING TUB
• GATED COMMUNITY
• 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 $4 ($50/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 (12.3% below list).
• Recommended offer: $175k (12.3% below list) — sets the bar for 1% rule.
• Cap rate 6.3% vs local median 4.3% 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: employment D, crime F, amenities 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.
• Zoned schools: Seaford Central Elementary School (math 36% / reading 45%, grade F, #25 of 105 statewide, top 26%, 452 students, 0% FRL); Seaford Middle School (math 13% / reading 36%, grade F, #24 of 36 statewide, top 69%, 828 students, 0% FRL); Seaford Senior High School (math 12% / reading 27%, grade F, #32 of 40 statewide, top 85%, 879 students, 0% FRL) — zoned schools average 0% FRL vs 65% district-wide (65 pts lower); this property's tenant base skews higher-income than the district average.
• 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 $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 67 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 $175,396 (12.3% below list)

Questions for the listing agent

1. It's been on market 67 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: 6.32%
• Cash-on-cash: 0.09%
• DSCR: 1.00
• 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: -16.2%
• Equity multiple: 0.43×
• Total profit: $-32,101
• Equity at exit: $29,806

10-year hold

• IRR: -7.8%
• Equity multiple: 0.51×
• Total profit: $-27,504
• Equity at exit: $17,284

Cash invested: $55,972 (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: 9.5×

Monthly cashflow live

• Estimated rent: $1,754 medium
• Mortgage (P&I): −$1,048
• Tax est. 1.5%: −$250 /mo · $2,998/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$368
• Net cashflow: $4

Break-even live

Break-even rent $1,749

Max offer price $199,900

Occupancy floor 95%

Sensitivity live

Price	-10% $142	-5% $73	+0% $4	+5% $-65	+10% $-134
Rent	-10% $-134	-5% $-65	+0% $4	+5% $73	+10% $143
Rate	-1.0pp $105	-0.5pp $55	base $4	+0.5pp $-48	+1.0pp $-100

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: $49,975
• Closing costs: $5,997
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $199,900 Active 67 DOM
2. 2026-06-21
   days on market $199,900 Active 66 DOM
3. 2026-06-21
   days on market $199,900 Active 65 DOM
4. 2026-06-18
   days on market $199,900 Active 63 DOM
5. 2026-06-17
   days on market $199,900 Active 62 DOM
6. 2026-06-16
   days on market $199,900 Active 61 DOM
7. 2026-06-15
   days on market $199,900 Active 60 DOM
8. 2026-06-13
   days on market $199,900 Active 58 DOM
9. 2026-06-12
   days on market $199,900 Active 57 DOM
10. 2026-06-09
    days on market $199,900 Active 54 DOM
11. 2026-06-08
    days on market $199,900 Active 53 DOM
12. 2026-06-07
    days on market $199,900 Active 52 DOM
13. 2026-06-04
    days on market $199,900 Active 48 DOM
14. 2026-06-02
    days on market $199,900 Active 47 DOM
15. 2026-06-01
    days on market $199,900 Active 46 DOM
16. 2026-05-31
    days on market $199,900 Active 45 DOM
17. 2026-05-31
    days on market $199,900 Active 44 DOM
18. 2026-04-16
    listed $199,900 Active 437-char remark

    Show marketing remark (437 chars)

    Welcome to this charming ranch style home featuring a split floor plan with 3 bedrooms and 2 baths for added privacy. The spacious living room flows into a gourmet kitchen with all-new stainless steel appliances. The primary suite offers a relaxing freestanding tub and separate shower. Located in the gated Village of Cool Branch, enjoy amenities including a pool, playground, basketball court, and fishing pond. Call today for details!

ⓘ 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: $21,048
• − Mortgage interest: −$11,198
• − Property taxes: −$2,998
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,684
• − Management: −$1,684
• − Depreciation: −$5,815
• Taxable loss: −$3,331
• Est. tax savings @ 24.0%: +$799
• After-tax cash flow: $849/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 Extensive rehab

This manufactured home is in poor condition with extensive repairs and maintenance needed. Significant updates to the roof, exterior, flooring, interior walls, systems, and landscaping would greatly increase its resale and rental value.

Repairs flagged

• Major roof — No visible roof in the satellite image.
• Major exterior — No visible exterior in the satellite image.
• Major flooring — No visible flooring in the satellite image.
• Major interior walls/paint — No visible interior walls/paint in the satellite image.
• Major systems — No visible systems in the satellite image.
• Major landscaping/curb appeal — No visible landscaping/curb appeal in the satellite image.

Value-add opportunities

• Resale New roof — A new roof would significantly improve the home's appearance and value.
• Resale Exterior paint and siding — A fresh exterior would enhance curb appeal and attract potential buyers.
• Resale Flooring — New flooring would improve the home's aesthetic and functionality.
• Resale Interior walls and paint — Fresh paint and updated walls would make the interior more inviting and modern.
• Resale Systems upgrade — Upgrading systems like HVAC and electrical would improve the home's functionality and energy efficiency.
• Resale Landscaping and curb appeal — A well-maintained and landscaped yard would enhance the home's curb appeal and attract potential buyers.
• Resale Kitchen appliances — Upgrading to new stainless steel appliances would enhance the kitchen's functionality and appeal.
• Resale Bathroom fixtures — Upgrading to new bathroom fixtures would improve the home's functionality and appeal.
• Resale Primary suite renovation — Renovating the primary suite with a freestanding tub and separate shower would significantly enhance the home's appeal and functionality.
• Rental Landscaping and curb appeal — A well-maintained and landscaped yard would attract tenants and improve the home's rental value.
• Rental Kitchen appliances — Upgrading to new stainless steel appliances would enhance the kitchen's functionality and appeal, attracting tenants.
• Rental Bathroom fixtures — Upgrading to new bathroom fixtures would improve the home's functionality and appeal, attracting tenants.
• Rental Primary suite renovation — Renovating the primary suite with a freestanding tub and separate shower would significantly enhance the home's appeal and functionality, attracting tenants.
• Both Landscaping and curb appeal — A well-maintained and landscaped yard would enhance the home's curb appeal and attract both buyers and tenants.
• Both Kitchen appliances — Upgrading to new stainless steel appliances would enhance the kitchen's functionality and appeal, attracting both buyers and tenants.
• Both Bathroom fixtures — Upgrading to new bathroom fixtures would improve the home's functionality and appeal, attracting both buyers and tenants.
• Both Primary suite renovation — Renovating the primary suite with a freestanding tub and separate shower would significantly enhance the home's appeal and functionality, attracting both buyers and tenants.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · No visible roof in the satellite image.	Major	$15,000–50,000
exterior · No visible exterior in the satellite image.	Major	$15,000–50,000
flooring · No visible flooring in the satellite image.	Major	$15,000–50,000
interior walls/paint · No visible interior walls/paint in the satellite image.	Major	$15,000–50,000
systems · No visible systems in the satellite image.	Major	$15,000–50,000
landscaping/curb appeal · No visible landscaping/curb appeal in the satellite image.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Resale New roof — A new roof would significantly improve the home's appearance and value. ↑
• Resale Exterior paint and siding — A fresh exterior would enhance curb appeal and attract potential buyers. ↑
• Resale Flooring — New flooring would improve the home's aesthetic and functionality. ↑
• Resale Interior walls and paint — Fresh paint and updated walls would make the interior more inviting and modern. ↑
• Resale Systems upgrade — Upgrading systems like HVAC and electrical would improve the home's functionality and energy efficiency. ↑
• Resale Landscaping and curb appeal — A well-maintained and landscaped yard would enhance the home's curb appeal and attract potential buyers. ↑
• Resale Kitchen appliances — Upgrading to new stainless steel appliances would enhance the kitchen's functionality and appeal. ↑
• Resale Bathroom fixtures — Upgrading to new bathroom fixtures would improve the home's functionality and appeal. ↑
• Resale Primary suite renovation — Renovating the primary suite with a freestanding tub and separate shower would significantly enhance the home's appeal and functionality. ↑
• Rental Landscaping and curb appeal — A well-maintained and landscaped yard would attract tenants and improve the home's rental value. ↑
• Rental Kitchen appliances — Upgrading to new stainless steel appliances would enhance the kitchen's functionality and appeal, attracting tenants. ↑
• Rental Bathroom fixtures — Upgrading to new bathroom fixtures would improve the home's functionality and appeal, attracting tenants. ↑
• Rental Primary suite renovation — Renovating the primary suite with a freestanding tub and separate shower would significantly enhance the home's appeal and functionality, attracting tenants. ↑
• Both Landscaping and curb appeal — A well-maintained and landscaped yard would enhance the home's curb appeal and attract both buyers and tenants. ↑
• Both Kitchen appliances — Upgrading to new stainless steel appliances would enhance the kitchen's functionality and appeal, attracting both buyers and tenants. ↑
• Both Bathroom fixtures — Upgrading to new bathroom fixtures would improve the home's functionality and appeal, attracting both buyers and tenants. ↑
• Both Primary suite renovation — Renovating the primary suite with a freestanding tub and separate shower would significantly enhance the home's appeal and functionality, attracting both buyers and tenants. ↑

ⓘ 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 $199,900 Zillow