195 Moorea Dr · Rockfish, NC 28376

$240,000

3 bd · 2.0 ba · 1,654 sqft · SingleFamily public records · 51 Days on market

Built 2005 0.46 ac lot Est $275k · 13% under

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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 +19.1/30.0
• ARV discount +13.2/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.6/5.0
• Schools +3.2/10.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

-LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS. NEW NEUTRAL PAINT-SHOWS BEAUTIFULLY! LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS.CALL MICKEY 910-309-8001

Key facts

• One story residence
• Mature surroundings
• Spacious lot

Tags

• ONE STORY RESIDENCE
• SPACIOUS LOT
• FENCED BACKYARD
• MATURE SURROUNDINGS

Property features AI

Finance

• Other: Zoned RA
• HOA & community: No HOA

Exterior

• Parking: Attached 2-car garage; Main-level garage
• Utilities: Public water; Septic system installed
• Home design: Single-family residence; Site-built construction; One story; Completed development
• Construction: Vinyl exterior; Slab foundation
• Exterior features: Concrete and paved roads; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Flooring: Carpet; Tile; Vinyl
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Electric heating with heat pump; Central air (electric)
• Interior features: 8 total rooms; Living room fireplace
• Laundry & utility: Washer and dryer included; Laundry closet on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $240k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/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 $220k (8.3% below list).
• Recommended offer: $220k (8.3% below list) — sets the bar for 1% rule.
• Cap rate 7.6% vs local median 4.7% in Rockfish — 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 71/100 on livability (#108 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A; Watch: amenities F, commute F.
• Hoke County Schools (suburban): math 35% / reading 40% proficiency, ranked #123 of 178 in NC (top 69%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising (+1.9%/yr); 575 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 685 units permitted in Hoke County in 2024 (0 in 5+ unit buildings).
• This rent runs 40% of the median local income ($66k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Hoke County population projected at +36% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 51 days — a 3% lower offer ($233k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 17y ago; this cycle's ask has dropped $17k (7%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $140k; list at $240k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 74% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $219,991 (8.3% below list)

Questions for the listing agent

1. It's been on market 51 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 0.92% ✗
• Cap rate: 7.57%
• Cash-on-cash: 4.54%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $274,564
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
133 Sanford Ct	0.24mi	3/2.0	1,623 (-2%)	9mo	$254,900	$157	78
200 Detroit Ct	0.14mi	3/2.0	1,570 (-5%)	9mo	$260,000	$166	78
130 Sanford Ct	0.27mi	3/2.0	1,572 (-5%)	4mo	$261,000	$166	75
119 Norris Ct	0.14mi	3/2.0	1,472 (-11%)	4mo	$245,000	$166	72
156 Kendall Ct	0.22mi	3/2.0	1,560 (-6%)	11mo	$249,900	$160	71
122 Kendall Ct	0.23mi	3/2.0	1,500 (-9%)	12mo	$249,000	$166	63
203 Wildwood Dr	0.57mi	3/2.0	1,597 (-3%)	12mo	$275,000	$172	58
122 Spring Valley Dr	0.68mi	3/2.0	1,512 (-9%)	4mo	$259,000	$171	51
229 Heartwood Dr	0.75mi	3/2.0	1,709 (+3%)	11mo	$270,000	$158	50
136 Mosswood Dr	0.60mi	3/2.0	1,883 (+14%)	3mo	$292,000	$155	46
260 Chestnut Dr	0.66mi	3/2.5	1,836 (+11%)	9mo	$285,000	$155	41
215 Secretariat Ct	0.66mi	4/2.0 (+1)	1,800 (+9%)	12mo	$310,000	$172	40

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 · 1.92% rent growth · sell at horizon

5-year hold

• IRR: -10.4%
• Equity multiple: 0.63×
• Total profit: $-25,121
• Equity at exit: $35,785

10-year hold

• IRR: -2.5%
• Equity multiple: 0.84×
• Total profit: $-10,802
• Equity at exit: $20,751

Cash invested: $67,200 (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 28376

• Home prices YoY: -24.0%
• Rents YoY: 1.9%
• Active inventory: 575
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,200 medium
• Mortgage (P&I): −$1,259
• Tax from tax record: −$125 /mo · $1,498/yr
• Insurance: −$100
• HOA: −$0
• Vacancy / Maint / Mgmt: −$462
• Net cashflow: $254

Break-even live

Break-even rent $1,878

Max offer price $240,000

Occupancy floor 83%

Sensitivity live

Price	-10% $390	-5% $322	+0% $254	+5% $187	+10% $119
Rent	-10% $81	-5% $168	+0% $254	+5% $341	+10% $428
Rate	-1.0pp $375	-0.5pp $316	base $254	+0.5pp $192	+1.0pp $129

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: $60,000
• Closing costs: $7,200
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
283 Crowville St , NC	4.0	2.0	1866	$2,200	$1.18	15d	1	1.38mi
461 Saint Johns Loop Raeford, NC	4.0	2.5	2201	$2,250	$1.02	15d	1	1.49mi

Listing history 26 events

1. 2026-06-21
   days on market $240,000 Active 51 DOM
2. 2026-06-18
   days on market $240,000 Active 48 DOM
3. 2026-06-17
   days on market $240,000 Active 47 DOM
4. 2026-06-16
   days on market $240,000 Active 46 DOM
5. 2026-06-15
   days on market $240,000 Active 45 DOM
6. 2026-06-14
   days on market $240,000 Active 43 DOM
7. 2026-06-13
   days on market $240,000 Active 42 DOM
8. 2026-06-10
   days on market $240,000 Active 40 DOM
9. 2026-06-09
   days on market $240,000 Active 39 DOM
10. 2026-06-08
    days on market $240,000 Active 38 DOM
11. 2026-06-07
    pricedays on market $240,000 Active 37 DOM
12. 2026-06-05
    days on market $250,000 Active 34 DOM
13. 2026-06-03
    days on market $250,000 Active 33 DOM
14. 2026-06-02
    days on market $250,000 Active 32 DOM
15. 2026-06-01
    days on market $250,000 Active 31 DOM
16. 2026-05-31
    days on market $250,000 Active 30 DOM
17. 2026-05-30
    days on market $250,000 Active 29 DOM
18. 2026-05-19
    price $250,000
19. 2026-05-01
    listed $257,000 Active
20. 2013-04-30
    soldstatus $140,000 501-char remark

    Show marketing remark (501 chars)

    -LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS. NEW NEUTRAL PAINT-SHOWS BEAUTIFULLY! LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS.CALL MICKEY 910-309-8001

21. 2013-04-30
    soldstatus $140,000

    Show marketing remark (501 chars)

    -LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS. NEW NEUTRAL PAINT-SHOWS BEAUTIFULLY! LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS.CALL MICKEY 910-309-8001

22. 2013-01-19
    listed $145,000 501-char remark

    Show marketing remark (501 chars)

    -LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS. NEW NEUTRAL PAINT-SHOWS BEAUTIFULLY! LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS.CALL MICKEY 910-309-8001

23. 2009-10-30
    soldstatus $140,000 502-char remark

    Show marketing remark (502 chars)

    -LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS. NEW NEUTRAL PAINT-SHOWS BEAUTIFULLY! LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS.CALL BARBARA 910-391-6120

24. 2009-10-30
    soldstatus $140,000

    Show marketing remark (502 chars)

    -LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS. NEW NEUTRAL PAINT-SHOWS BEAUTIFULLY! LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS.CALL BARBARA 910-391-6120

25. 2009-08-09
    listed $142,900 502-char remark

    Show marketing remark (502 chars)

    -LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS. NEW NEUTRAL PAINT-SHOWS BEAUTIFULLY! LOW MAINT VINYL SIDING,EAT-IN KITCHEN,SECURITY SYSTEM,GARDEN TUB & SEPARATE SHOWER,CERAMIC TILE KITCHEN FLOOR.COVERED OVER PATIO.IMMEDIATE POSSESSION.PRIVACY FENCED BACKYARD,LARGE STORAGE BLDG. REFRIGERATOR REMAINS.CALL BARBARA 910-391-6120

26. 2005-07-13
    soldstatus $131,000

ⓘ 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: $1,498 · $125/mo
• Projected year-2 tax: $1,968 · $164/mo
• Expected delta: +$470/yr (+$39/mo · 31.4%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 74% 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: $26,399
• − Mortgage interest: −$13,444
• − Property taxes: −$1,498
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,112
• − Management: −$2,112
• − Depreciation: −$6,982
• Taxable loss: −$949
• Est. tax savings @ 24.0%: +$228
• After-tax cash flow: $3,282/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: Hoke County Schools
• NCES district ID: 3702250
• Math proficiency: 35% ▼ -1.00%
• Reading proficiency: 40% ▲ 1.00%
• Median HH income: $43,896
• Composite: 31.82/100
• National rank: #5880
• State rank: #123 of 178 in NC

Livability — Rockfish

• Score: 71/100
• State rank: #108
• US rank: #6802

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hoke County · 44,880 people
• Metro: Fayetteville, NC
• Population (ZIP): 44,880
• Household income: $66,471
• Rent vs Own: 27.7% rent · 72.3% own
• Severe rent burden: 897.0

Population outlook (Hoke County) Hauer SSP2

• Today (2025): 63,354 people
• By 2030: 68,361 · +7.9%
• By 2040: 78,074 · +23.2%
• By 2050: 86,384 · +36.4%
• By 2075: 99,517 · +57.1%
• By 2100: 98,939 · +56.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.71)
• Race & ethnicity: White 38% Black 35% Hispanic / Latino 15% Two or more races 9% Native American 3% Asian 1%
• Hispanic origin (detail): Mexican 7% Puerto Rican 4%
• Common ancestry: Slovak 2% Romanian 1% Italian 1%
• Foreign-born: 6% · Canada, Vietnam
• Languages at home: 89% English-only · Spanish 8% French/Haitian/Cajun 1%

Political lean MEDSL · Hoke

• 2024 margin: Lean D (+5.9) · D 52.4% · R 46.4% · Other 1.2%
• 2008→2024 swing: -12.8pp toward R · 2008: 18.8pp · 2024: 5.9pp
• All cycles: 2024: D+5.9 2020: D+10.9 2016: D+10.8 2012: D+19.0 2008: D+18.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -53.30%
• Current HPI: 169.1801
• Rent YoY: ▲ 1.92%
• Metro: Fayetteville, 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

+90.8% since first listed

9 events — show timeline

• 2026-05-19 Price Changed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Listed $257,000 CANOPYMLS as Distributed by MLS Grid
• 2013-04-30 Sold (Public Records) $140,000 Public Records
• 2013-04-30 Sold (MLS) $140,000 TMLS
• 2013-01-19 Listed $145,000 TMLS
• 2009-10-30 Sold (Public Records) $140,000 Public Records
• 2009-10-30 Sold (MLS) $140,000 TMLS
• 2009-08-09 Listed $142,900 TMLS
• 2005-07-13 Sold (Public Records) $131,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,498 · +0.0% YoY. Source: county tax records.