120 Longhorn Dr · Moyock, NC 27958

$349,900

3 bd · 2.0 ba · 1,345 sqft · SingleFamily public records · 25 Days on market

Built 2006 1.02 ac lot Est $335k · at est.

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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 +14.6/30.0
• ARV discount +5.5/15.0
• DSCR +4.4/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this charming 3-bedroom, 2-bathroom home situated on a sprawling 1.02-acre lot in the desirable Ranchland subdivision. This property features 1345 square feet of living space and a traditional 1.5-story layout. The interior boasts a first-floor master bedroom, elegant crown molding in the front room, and tile flooring in both bathrooms. Upstairs, a flex room serves perfectly as a home office, second living area, or workout room. Modern conveniences include a 1-car attached garage, 3-car driveway, and a dedicated laundry room. ALL appliances are included in the sale, including a bonus fridge in the garage! Recent upgrades feature a brand new water softener system installed in Feb 2026. Step outside to enjoy the expansive open lot, deck, and covered porch. Finished with vinyl siding and located in the Currituck County school district.

Key facts

• Covered porch
• Deck
• 1 acre lot

Tags

• 1 ACRE LOT
• DEDICATED LAUNDRY ROOM
• DECK
• COVERED PORCH
• VINYL SIDING
• CRAWL SPACE FOUNDATION

Property features AI

Finance

• HOA & community: No HOA/association fees indicated

Exterior

• Parking: Attached 1-car garage; Driveway parking; Street parking
• Utilities: Well water; Septic sewer; Electric water heater
• Home design: Detached ranch; 1.5 stories; Simple ownership
• Construction: Asphalt shingle roof; Crawl foundation
• Exterior features: Vinyl siding; Dog run fence; Storage shed; Approximately 1.02 acres

Interior

• Kitchen: Electric range; Refrigerator; Dishwasher
• Bedrooms: Master bedroom (first floor); One bedroom with ensuite
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Walk-in closet; Finished room over garage; Porch; Utility room
• Laundry & utility: Washer hookup; Dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $350k.

Deal economics

• At list price, monthly cash flow is $82 ($983/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 $278k (20.6% below list).
• Recommended offer: $278k (20.6% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.6% in Moyock — 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 65/100 on livability (#313 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D+, amenities F, commute F.
• Currituck County Schools (rural): math 45% / reading 51% proficiency, ranked #67 of 178 in NC (top 38%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Shawboro Elementary School (math 54% / reading 53%, grade C, #335 of 1,410 statewide, top 24%, 606 students, 30% FRL); Moyock Middle (math 39% / reading 51%, grade D, #160 of 475 statewide, top 35%, 621 students, 24% FRL); Currituck County High (math 52% / reading 64%, grade C, #243 of 535 statewide, top 46%, 1,057 students, 30% FRL) — zoned schools at 28% FRL track the district average.
• Market conditions: 298 active listings in the ZIP; 1 comparable units currently listed for rent nearby; high-income renter base; 429 units permitted in Currituck County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $10k of value loss. Plan a longer hold.
• Currituck County population projected at +23% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($345k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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 $250k; 40% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 94% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $277,900 (20.6% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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?
3. 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.
4. 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.
5. 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: 0.79% ✗
• Cap rate: 6.57%
• Cash-on-cash: 1.00%
• DSCR: 1.04
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $334,905
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
125 Longhorn Dr	0.06mi	3/2.0	1,344 (-0%)	2mo	$314,000	$234	95
118 Longhorn Dr	0.05mi	3/2.0	1,457 (+8%)	3mo	$370,000	$254	81
106 Spur Trl	0.64mi	3/2.0	1,457 (+8%)	17mo	$354,895	$244	42
128 Pinto Dr	0.62mi	3/2.0	1,457 (+8%)	18mo	$362,386	$249	42

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -14.8%
• Equity multiple: 0.47×
• Total profit: $-51,628
• Equity at exit: $52,171

10-year hold

• IRR: -6.2%
• Equity multiple: 0.60×
• Total profit: $-38,830
• Equity at exit: $30,253

Cash invested: $97,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 85 Strongly Landlord-Friendly
• State North Carolina: 85 Strongly Landlord-Friendly · R+3
• County: — inherits STATE
• City: — inherits STATE

10-day notice; preempted; landlord-favorable but court speed varies.

Methodology + full state rankings →

ZIP-level market 27958

• Home prices YoY: -3.7%
• Active inventory: 298
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $2,779 medium
• Mortgage (P&I): −$1,835
• Tax from tax record: −$133 /mo · $1,594/yr
• Insurance: −$146
• HOA: −$0
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $82

Break-even live

Break-even rent $2,675

Max offer price $349,900

Occupancy floor 92%

Sensitivity live

Price	-10% $280	-5% $181	+0% $82	+5% $-17	+10% $-116
Rent	-10% $-138	-5% $-28	+0% $82	+5% $192	+10% $301
Rate	-1.0pp $258	-0.5pp $171	base $82	+0.5pp $-9	+1.0pp $-101

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: $87,475
• Closing costs: $10,497
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Oconner St Moyock, NC	3.0	2.5	1785	$2,750	$1.54	25d	1	0.91mi

Listing history 11 events

1. 2026-06-13
   statusdays on market $349,900 Under Contract 25 DOM
2. 2026-06-09
   days on market $349,900 Active Under Contract 22 DOM
3. 2026-06-08
   days on market $349,900 Active Under Contract 21 DOM
4. 2026-06-07
   days on market $349,900 Active Under Contract 20 DOM
5. 2026-06-03
   days on market $349,900 Active Under Contract 16 DOM
6. 2026-06-02
   days on market $349,900 Active Under Contract 15 DOM
7. 2026-06-01
   days on market $349,900 Active Under Contract 14 DOM
8. 2026-05-31
   days on market $349,900 Active Under Contract 13 DOM
9. 2026-05-18
   listed $349,900 Active 855-char remark

   Show marketing remark (855 chars)

   Welcome to this charming 3-bedroom, 2-bathroom home situated on a sprawling 1.02-acre lot in the desirable Ranchland subdivision. This property features 1345 square feet of living space and a traditional 1.5-story layout. The interior boasts a first-floor master bedroom, elegant crown molding in the front room, and tile flooring in both bathrooms. Upstairs, a flex room serves perfectly as a home office, second living area, or workout room. Modern conveniences include a 1-car attached garage, 3-car driveway, and a dedicated laundry room. ALL appliances are included in the sale, including a bonus fridge in the garage! Recent upgrades feature a brand new water softener system installed in Feb 2026. Step outside to enjoy the expansive open lot, deck, and covered porch. Finished with vinyl siding and located in the Currituck County school district.

10. 2026-05-18
    listed $349,900 Active

    Show marketing remark (855 chars)

    Welcome to this charming 3-bedroom, 2-bathroom home situated on a sprawling 1.02-acre lot in the desirable Ranchland subdivision. This property features 1345 square feet of living space and a traditional 1.5-story layout. The interior boasts a first-floor master bedroom, elegant crown molding in the front room, and tile flooring in both bathrooms. Upstairs, a flex room serves perfectly as a home office, second living area, or workout room. Modern conveniences include a 1-car attached garage, 3-car driveway, and a dedicated laundry room. ALL appliances are included in the sale, including a bonus fridge in the garage! Recent upgrades feature a brand new water softener system installed in Feb 2026. Step outside to enjoy the expansive open lot, deck, and covered porch. Finished with vinyl siding and located in the Currituck County school district.

11. 2007-04-13
    soldstatus $250,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NC · Resets to sale price

• Current annual tax: $1,594 · $133/mo
• Projected year-2 tax: $2,869 · $239/mo
• Expected delta: +$1,275/yr (+$106/mo · 80.0%)

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 67% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 9/10 Extreme 7 d/yr ≥106°F today · 17 d/yr by 30 yrs out
• 💨 Wind 8/10 Severe 94% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,348
• − Mortgage interest: −$19,600
• − Property taxes: −$1,594
• − Insurance: −$1,750
• − Repairs & maintenance: −$2,668
• − Management: −$2,668
• − Depreciation: −$10,179
• Taxable loss: −$5,110
• Est. tax savings @ 24.0%: +$1,226
• After-tax cash flow: $2,209/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: Currituck County Schools
• NCES district ID: 3701080
• Math proficiency: 45% ▲ 2.00%
• Reading proficiency: 51% ▲ 5.00%
• Median HH income: $58,898
• Composite: 41.96/100
• National rank: #3348
• State rank: #67 of 178 in NC

Livability — Moyock

• Score: 65/100
• State rank: #313
• US rank: #12982

Category grades

Amenities F Commute F Cost of living D+ Crime A+ Employment A+ Housing A+ Health & safety F User ratings D+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Moyock, NC
• County: Currituck County · 14,408 people
• City population: 14,408
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• Population (ZIP): 14,408
• Household income: $112,177
• Rent vs Own: 8.5% rent · 91.5% own
• Severe rent burden: 62.0

Population outlook (Currituck County) Hauer SSP2

• Today (2025): 28,690 people
• By 2030: 30,311 · +5.7%
• By 2040: 33,220 · +15.8%
• By 2050: 35,405 · +23.4%
• By 2075: 40,998 · +42.9%
• By 2100: 44,117 · +53.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (82%)
• Race & ethnicity: White 82% Black 7% Two or more races 6% Hispanic / Latino 5% Asian 1%
• Common ancestry: Slovak 2% Italian 2% Lithuanian 2%
• Foreign-born: 3% · Canada, South Korea
• Languages at home: 96% English-only · Other Indo-European 2% Spanish 2%

Political lean MEDSL · Currituck

• 2024 margin: Solid R (+47.9) · D 25.6% · R 73.5%
• 2008→2024 swing: -16.4pp toward R · 2008: -31.5pp · 2024: -47.9pp
• All cycles: 2024: R+47.9 2020: R+46.2 2016: R+49.8 2012: R+35.1 2008: R+31.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -10.69%
• Current HPI: 278.2606
• Rent YoY: —
• Metro: Virginia Beach-Norfolk-Newport News, VA-NC
• State GDP YoY: ▲ 3.28%
• F500 in state: 26

Industry mix (Fortune 500 HQ in NC)

Industry	F500 HQs	Revenue
▸Financial Services	2	$213B
▸Retail	2	$95B
▸Industrial Conglomerate	1	$38B
▸Metals / Steel	1	$35B
▸Utilities	1	$30B
▸Industrial Machinery	1	$19B

Price history

+40.0% since first listed

3 events — show timeline

• 2026-05-18 Listed $349,900 REINMLS
• 2026-05-18 Listed $349,900 Hive MLS
• 2007-04-13 Sold (Public Records) $250,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $1,594 · -0.1% YoY. Source: county tax records.