100 Longhorn Dr · Moyock, NC 27958

$360,000

3 bd · 2.0 ba · 1,680 sqft · Manufactured public records · 13 Days on market

Built 2000 1.25 ac lot Est $360k · 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 +14.3/30.0
• ARV discount +7.4/15.0
• DSCR +4.3/10.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• 1% rule +2.7/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Beautifully updated home with custom finishes throughout, including tile and LVP flooring, granite counters, custom cabinetry, soft-close hardware, under-cabinet lighting, upgraded baths, stained wood trim, solid-core doors, custom shelving, built-ins, added storage, updated lighting and fans, sound insulation in select areas, and a tankless water heater. Outdoor features include raised flower beds, mature azaleas, a covered treehouse, and covered storage for bikes and kayaks. Seller improvements list attached for more detail.

Key facts

• Custom cabinetry
• Renovated baths
• Stained wood trim

Tags

• TILE AND LVP FLOORING
• GRANITE COUNTERTOPS
• CUSTOM CABINETRY
• UNDER-CABINET LIGHTING
• RENOVATED BATHS
• STAINED WOOD TRIM

Property features AI

Finance

• Other: Level flooring (accessibility); Storm doors (energy efficiency); Located in the Ranchland neighborhood
• HOA & community: No HOA fees reported

Exterior

• Parking: Off-street parking for 4 vehicles
• Utilities: City/County water; Septic system; Electric water heater (tankless)
• Home design: Detached manufactured ranch; Single-story
• Construction: Vinyl siding; Asphalt shingle roof; Crawl and pile foundation
• Exterior features: Cul-de-sac lot; Horses allowed; Wooded setting; Porch; Detached workshop

Interior

• Kitchen: Dishwasher; Range; Microwave; Refrigerator; Pantry
• Bedrooms: First-floor master bedroom; One bedroom with ensuite
• Flooring: Ceramic; Laminate
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air; Electric heating; Heat pump; Programmable thermostat
• Interior features: Cable hookup; Ceiling fan; Gas-propane fireplace; Double primary sink; Walk-in closet; Window treatments
• Laundry & utility: Washer; Dryer; Main floor laundry; Utility room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $360k.

Deal economics

• At list price, monthly cash flow is $65 ($786/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 $279k (22.6% below list).
• Recommended offer: $279k (22.6% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Moyock Elementary (math 50% / reading 51%, grade D+, #403 of 1,410 statewide, top 29%, 725 students, 12% 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).
• 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 $11k 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 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 $205k; list at $360k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major flood risk; severe wind risk, 96% 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 $278,536 (22.6% 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: 0.77% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $359,520
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
100 Longhorn Dr	0.00mi	3/2.0	1,680 (0%)	0mo	$360,000	$214	100
108 Bison Dr	0.42mi	3/2.0	1,662 (-1%)	8mo	$309,500	$186	72
108 Bison Dr Lot 59	0.42mi	3/2.0	1,662 (-1%)	9mo	$309,500	$186	72
103 Marshall Ct	0.39mi	3/2.0	1,620 (-4%)	12mo	$360,000	$222	66

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-54,339
• Equity at exit: $53,677

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-42,658
• Equity at exit: $31,126

Cash invested: $100,800 (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: 10.8×

Monthly cashflow live

• Estimated rent: $2,785 medium
• Mortgage (P&I): −$1,888
• Tax from tax record: −$97 /mo · $1,165/yr
• Insurance: −$150
• HOA: −$0
• Vacancy / Maint / Mgmt: −$585
• Net cashflow: $65

Break-even live

Break-even rent $2,702

Max offer price $360,000

Occupancy floor 93%

Sensitivity live

Price	-10% $269	-5% $167	+0% $65	+5% $-36	+10% $-138
Rent	-10% $-155	-5% $-45	+0% $65	+5% $176	+10% $286
Rate	-1.0pp $247	-0.5pp $157	base $65	+0.5pp $-28	+1.0pp $-123

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: $90,000
• Closing costs: $10,800
• 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	0.52mi

Listing history 6 events

1. 2026-05-12
   status Under Contract
2. 2026-05-07
   historical Active Under Contract 532-char remark

   Show marketing remark (532 chars)

   Beautifully updated home with custom finishes throughout, including tile and LVP flooring, granite counters, custom cabinetry, soft-close hardware, under-cabinet lighting, upgraded baths, stained wood trim, solid-core doors, custom shelving, built-ins, added storage, updated lighting and fans, sound insulation in select areas, and a tankless water heater. Outdoor features include raised flower beds, mature azaleas, a covered treehouse, and covered storage for bikes and kayaks. Seller improvements list attached for more detail.

3. 2026-05-06
   historical Active Under Contract
4. 2026-04-28
   listed $360,000 Active

   Show marketing remark (532 chars)

   Beautifully updated home with custom finishes throughout, including tile and LVP flooring, granite counters, custom cabinetry, soft-close hardware, under-cabinet lighting, upgraded baths, stained wood trim, solid-core doors, custom shelving, built-ins, added storage, updated lighting and fans, sound insulation in select areas, and a tankless water heater. Outdoor features include raised flower beds, mature azaleas, a covered treehouse, and covered storage for bikes and kayaks. Seller improvements list attached for more detail.

5. 2026-04-28
   listed $360,000 Active 532-char remark

   Show marketing remark (532 chars)

   Beautifully updated home with custom finishes throughout, including tile and LVP flooring, granite counters, custom cabinetry, soft-close hardware, under-cabinet lighting, upgraded baths, stained wood trim, solid-core doors, custom shelving, built-ins, added storage, updated lighting and fans, sound insulation in select areas, and a tankless water heater. Outdoor features include raised flower beds, mature azaleas, a covered treehouse, and covered storage for bikes and kayaks. Seller improvements list attached for more detail.

6. 2007-07-30
   soldstatus $205,000

ⓘ 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: $1,165 · $97/mo
• Projected year-2 tax: $2,952 · $246/mo
• Expected delta: +$1,787/yr (+$149/mo · 153.4%)

ⓘ 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) · 61% 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 96% 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: $33,424
• − Mortgage interest: −$20,166
• − Property taxes: −$1,165
• − Insurance: −$1,800
• − Repairs & maintenance: −$2,674
• − Management: −$2,674
• − Depreciation: −$10,473
• Taxable loss: −$5,527
• Est. tax savings @ 24.0%: +$1,326
• After-tax cash flow: $2,112/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

+75.6% since first listed

6 events — show timeline

• 2026-05-12 Pending — REINMLS
• 2026-05-07 Contingent — Hive MLS
• 2026-05-06 Contingent — REINMLS
• 2026-04-28 Listed $360,000 Hive MLS
• 2026-04-28 Listed $360,000 REINMLS
• 2007-07-30 Sold (Public Records) $205,000 Public Records

Property tax history

+7.5%/yr

Latest (2025): $1,165 · +1.6% YoY. Source: county tax records.