125 Foresail Ct Lot 37 · Duck, NC 27949

$65,000

4 bd · 4.5 ba · 3,293 sqft · Condo · 138 Days on market

Built 1988

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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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to the GLANE - Share #7. This spacious beach getaway has had several high-end renovations to bring it into the modern era. A beautifully redone kitchen in this open floor plan is the ideal place for entertaining friends and family while at the beach. The new LVP flooring in the expansive living room gives the home a fresh clean feel in this reverse floor plan home. The Glane features a primary bedroom and a twin bedroom on each floor, which is an ideal layout for multiple families. Both primary bathrooms have been remodeled in exquisite taste and make for the ideal retreat. This home is located within walking distance to the Beach and Sound with spectacular views. Enjoy the renown beach-town of Duck 5 weeks a year and experience all the seasons in the beautiful Outer Banks. Ships Watch fractional owners purchase 10% ownership of the home and get 5 weeks of use each year. Ownership is deeded and goes beyond your lifetime. All of this with no worries of unexpected expenses, since the monthly HOA dues cover interior and exterior maintenance, utilities, taxes, insurance, and weekly cleanings. Community amenities such as an Olympic sized pool with lap lanes and sound views, boardwalk to the beach, sound front pier, and tennis courts are all included!

Key facts

• High-end renovations
• New lvp flooring
• Olympic sized pool

Tags

• HIGH-END RENOVATIONS
• REDONE KITCHEN
• NEW LVP FLOORING
• REMODELED PRIMARY BATHROOMS
• WALKING DISTANCE TO THE BEACH
• OLYMPIC SIZED POOL

Property features AI

Finance

• HOA & community: Community pool; Boat dock; Clubhouse; Association fees include cable TV and grounds maintenance

Exterior

• Parking: Paved parking; Underground parking
• Security: Smoke detector(s)
• Utilities: Septic tank / private sewer
• Home design: Residential stock cooperative (co-ownership, 5 weeks+)
• Construction: Wood siding and frame construction; Asphalt roof
• Exterior features: Tennis court(s); Screened porch; Deck; Outdoor association pool; Beach access

Interior

• Kitchen: Range; Oven; Dishwasher; Microwave; Wine cooler
• Flooring: Carpet; Ceramic tile
• Bathrooms: 4 full bathrooms; 1 half bathroom; 1 partial bathroom
• Heating & cooling: Heat pump; Central heating; Central air; Ceiling fan(s)
• Interior features: Wet bar; Furnished
• Laundry & utility: Laundry room; Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/4.5-bath condo listed at $65k.

Deal economics

• At list price, monthly cash flow is $4k ($46k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($5k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.
• Cap rate 76.8% vs local median 1.2% in Duck — 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 69/100 on livability (#162 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities F, commute F, cost of living F.
• Dare County Schools (town): math 44% / reading 48% proficiency, ranked #77 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 127 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 371 units permitted in Dare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Dare County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago 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.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→21/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 138 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 8.31% ✓
• Cap rate: 76.76%
• Cash-on-cash: 251.66%
• DSCR: 12.20
• GRM: 1.0

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: —
• Equity multiple: 13.78×
• Total profit: $232,643
• Equity at exit: $9,692

10-year hold

• IRR: —
• Equity multiple: 29.35×
• Total profit: $515,935
• Equity at exit: $5,620

Cash invested: $18,200 (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 27949

• Active inventory: 127
• Price-to-rent: 1.0×

Monthly cashflow live

• Estimated rent: $5,400 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,134
• Net cashflow: $3,817

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 24%

Sensitivity live

Price	-10% $3,862	-5% $3,839	+0% $3,817	+5% $3,794	+10% $3,772
Rent	-10% $3,390	-5% $3,603	+0% $3,817	+5% $4,030	+10% $4,243
Rate	-1.0pp $3,850	-0.5pp $3,833	base $3,817	+0.5pp $3,800	+1.0pp $3,783

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
112 Duck Ridge Village Ct Unit 2 Duck, NC	4.0	3.5	2700	$5,400	$2.00	22d	1	0.56mi

HOA detail condo

• Monthly dues: $0 · $0/yr
• Likely covers: exterior maint.pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 31 events

1. 2026-06-21
   days on market $65,000 Active 138 DOM
2. 2026-06-21
   days on market $65,000 Active 137 DOM
3. 2026-06-18
   days on market $65,000 Active 135 DOM
4. 2026-06-17
   days on market $65,000 Active 134 DOM
5. 2026-06-16
   days on market $65,000 Active 133 DOM
6. 2026-06-15
   days on market $65,000 Active 132 DOM
7. 2026-06-13
   days on market $65,000 Active 130 DOM
8. 2026-06-12
   days on market $65,000 Active 129 DOM
9. 2026-06-09
   days on market $65,000 Active 126 DOM
10. 2026-06-08
    days on market $65,000 Active 125 DOM
11. 2026-06-07
    days on market $65,000 Active 124 DOM
12. 2026-06-07
    days on market $65,000 Active 123 DOM
13. 2026-06-04
    days on market $65,000 Active 120 DOM
14. 2026-06-02
    days on market $65,000 Active 119 DOM
15. 2026-06-01
    days on market $65,000 Active 118 DOM
16. 2026-05-31
    days on market $65,000 Active 117 DOM
17. 2026-03-06
    price $65,000 1273-char remark

    Show marketing remark (1273 chars)

    Welcome to the GLANE - Share #7. This spacious beach getaway has had several high-end renovations to bring it into the modern era. A beautifully redone kitchen in this open floor plan is the ideal place for entertaining friends and family while at the beach. The new LVP flooring in the expansive living room gives the home a fresh clean feel in this reverse floor plan home. The Glane features a primary bedroom and a twin bedroom on each floor, which is an ideal layout for multiple families. Both primary bathrooms have been remodeled in exquisite taste and make for the ideal retreat. This home is located within walking distance to the Beach and Sound with spectacular views. Enjoy the renown beach-town of Duck 5 weeks a year and experience all the seasons in the beautiful Outer Banks. Ships Watch fractional owners purchase 10% ownership of the home and get 5 weeks of use each year. Ownership is deeded and goes beyond your lifetime. All of this with no worries of unexpected expenses, since the monthly HOA dues cover interior and exterior maintenance, utilities, taxes, insurance, and weekly cleanings. Community amenities such as an Olympic sized pool with lap lanes and sound views, boardwalk to the beach, sound front pier, and tennis courts are all included!

18. 2026-02-03
    listed $65,000 Active
19. 2025-12-08
    listed $70,000 Active 1273-char remark

    Show marketing remark (1273 chars)

    Welcome to the GLANE - Share #7. This spacious beach getaway has had several high-end renovations to bring it into the modern era. A beautifully redone kitchen in this open floor plan is the ideal place for entertaining friends and family while at the beach. The new LVP flooring in the expansive living room gives the home a fresh clean feel in this reverse floor plan home. The Glane features a primary bedroom and a twin bedroom on each floor, which is an ideal layout for multiple families. Both primary bathrooms have been remodeled in exquisite taste and make for the ideal retreat. This home is located within walking distance to the Beach and Sound with spectacular views. Enjoy the renown beach-town of Duck 5 weeks a year and experience all the seasons in the beautiful Outer Banks. Ships Watch fractional owners purchase 10% ownership of the home and get 5 weeks of use each year. Ownership is deeded and goes beyond your lifetime. All of this with no worries of unexpected expenses, since the monthly HOA dues cover interior and exterior maintenance, utilities, taxes, insurance, and weekly cleanings. Community amenities such as an Olympic sized pool with lap lanes and sound views, boardwalk to the beach, sound front pier, and tennis courts are all included!

20. 2025-11-07
    price $70,000
21. 2025-04-30
    price $75,000
22. 2023-08-22
    soldstatus $66,500 Closed
23. 2023-08-08
    status Pending
24. 2023-07-27
    price $69,900
25. 2023-05-13
    listed $74,900 Active
26. 2021-05-19
    soldstatus $38,000
27. 2021-05-13
    soldstatus $34,000
28. 2019-10-08
    listed $35,000
29. 2019-08-02
    listed $42,000
30. 2015-03-31
    soldstatus $45,000
31. 2013-01-01
    listed $48,000

ⓘ 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 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 21 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $64,800
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$5,184
• − Management: −$5,184
• − Depreciation: −$1,891
• Taxable income: $47,600
• Est. tax owed @ 24.0%: −$11,424
• After-tax cash flow: $34,378/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: Dare County Schools
• NCES district ID: 3701110
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $54,233
• Composite: 39.86/100
• National rank: #3866
• State rank: #77 of 178 in NC

Livability — Duck

• Score: 69/100
• State rank: #162
• US rank: #8831

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duck, NC
• Population (ZIP): 8,094

Population outlook (Dare County) Hauer SSP2

• Today (2025): 39,201 people
• By 2030: 40,756 · +4.0%
• By 2040: 43,015 · +9.7%
• By 2050: 44,477 · +13.5%
• By 2075: 48,522 · +23.8%
• By 2100: 50,980 · +30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Dare

• 2024 margin: R (+18.8) · D 40.1% · R 58.9%
• 2008→2024 swing: -9.5pp toward R · 2008: -9.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+16.5 2016: R+22.1 2012: R+16.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -196.21%
• Current HPI: 274.0118
• Rent YoY: —
• Metro: —
• 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

+35.4% since first listed

15 events — show timeline

• 2026-03-06 Price Changed $65,000 OBMLS
• 2026-02-03 Listed $65,000 OBMLS
• 2025-12-08 Listed $70,000 OBMLS
• 2025-11-07 Price Changed $70,000 OBMLS
• 2025-04-30 Price Changed $75,000 OBMLS
• 2023-08-22 Sold (MLS) $66,500 OBMLS
• 2023-08-08 Pending — OBMLS
• 2023-07-27 Price Changed $69,900 OBMLS
• 2023-05-13 Listed $74,900 OBMLS
• 2021-05-19 Sold (MLS) $38,000 OBMLS
• 2021-05-13 Sold (MLS) $34,000 OBMLS
• 2019-10-08 Listed $35,000 OBMLS
• 2019-08-02 Listed $42,000 OBMLS
• 2015-03-31 Sold (MLS) $45,000 OBMLS
• 2013-01-01 Listed $48,000 OBMLS