108 Marshall Ct · Moyock, NC 27958

$435,000

4 bd · 2.5 ba · 2,506 sqft · SingleFamily public records · 24 Days on market

Built 1992 0.92 ac lot Est $494k · 12% under

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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 +13.6/30.0
• ARV discount +12.8/15.0
• Schools +4.2/10.0
• DSCR +4.1/10.0
• 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

Sprawling brick ranch situated on a quiet dead-end road in Moyock offering generous living space and abundant natural light. Large front windows brighten the sunken living room featuring hardwood floors and a wood-burning fireplace. A separate den with a wood stove provides an additional comfortable gathering space. The kitchen features granite countertops, hardwood flooring, brick accents, and a separate wall oven. The primary suite includes a jetted tub and a sliding door providing access to the backyard. Other features include double sinks in the hall bathroom, bedrooms feature newer flooring, newer roof and gutters, new liner in the pool as well as a new pump. The nearly one-acre lot provides space for outdoor enjoyment with raised garden beds, porch, patio, and pergola. All appliances convey.

Key facts

• Wood stove
• Separate den
• Sunken living room

Tags

• BRICK RANCH
• SUNKEN LIVING ROOM
• WOOD BURNING FIREPLACE
• SEPARATE DEN
• WOOD STOVE
• GRANITE COUNTERTOPS

Property features AI

Finance

• HOA & community: No HOA fees

Exterior

• Parking: Attached 2-car garage; Driveway space; Street parking; Four total parking spaces
• Utilities: City/County water; Septic sewer; Electric water heater; Electric power
• Home design: Detached ranch; Single-story; Crawlspace foundation
• Construction: Brick siding; Asphalt shingle roof
• Exterior features: Deck; Back yard with chain link fence

Interior

• Kitchen: Electric range; Dishwasher; Refrigerator; Pantry; Breakfast area
• Bedrooms: Master bedroom on the first floor; One bedroom with ensuite
• Flooring: Ceramic; Laminate; Wood
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Electric heating; Central air conditioning
• Interior features: Ceiling fan; Walk-in attic; One fireplace
• Laundry & utility: Washer; Dryer; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $435k.

Deal economics

• At list price, monthly cash flow is $-42 ($-509/yr) — negative.
• To cash-flow at today's rent, offer at most $428k (1.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $336k (22.9% below list).
• Recommended offer: $336k (22.9% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 429 units permitted in Currituck County in 2024 (0 in 5+ unit buildings).
• This rent runs 36% of the median local income ($112k/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 $3k of loan paydown is wiped out by about $13k 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 24 days — a 2% lower offer ($428k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 9y 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.
• Current owner paid $242k; list at $435k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: major flood risk; severe wind risk, 94% chance of damaging wind over 30y; moderate wildfire risk; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $335,562 (22.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 6.36%
• Cash-on-cash: 0.24%
• DSCR: 1.01
• GRM: 10.8

CMA / ARV

• ARV (on-the-fly): $493,682
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
108 Marshall Ct	0.00mi	4/2.5	2,500 (-0%)	1mo	$435,000	$174	99
108 Tarheel Dr	0.40mi	5/3.0 (+1)	2,574 (+3%)	13mo	$579,900	$225	59
402 Ryker Rd E	0.63mi	4/2.5	2,478 (-1%)	12mo	$462,635	$187	59
400 Ryker Rd E	0.63mi	4/2.5	2,478 (-1%)	12mo	$451,995	$182	58
220 Roberta Loop	0.56mi	3/3.0 (-1)	2,626 (+5%)	1mo	$536,775	$204	58
206 Roberta Loop	0.62mi	4/2.5	2,294 (-8%)	1mo	$457,745	$200	56
108 Emily Cir	0.69mi	4/2.5	2,294 (-8%)	3mo	$482,035	$210	52
112 Emily Cir	0.67mi	3/2.5 (-1)	2,294 (-8%)	1mo	$487,315	$212	49
106 Ryker Rd W	0.66mi	4/2.5	2,209 (-12%)	2mo	$435,535	$197	48
307 Iris Cir Lot 123	0.71mi	5/3.5 (+1)	2,751 (+10%)	3mo	$489,900	$178	39
307 Iris Cir	0.71mi	5/3.5 (+1)	2,751 (+10%)	3mo	$489,900	$178	39
100 Ryker Rd W	0.65mi	4/3.5	2,144 (-14%)	11mo	$411,460	$192	33

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: -17.0%
• Equity multiple: 0.40×
• Total profit: $-73,334
• Equity at exit: $64,860

10-year hold

• IRR: -9.0%
• Equity multiple: 0.44×
• Total profit: $-67,915
• Equity at exit: $37,611

Cash invested: $121,800 (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: $3,356 medium
• Mortgage (P&I): −$2,281
• Tax from tax record: −$164 /mo · $1,974/yr
• Insurance: −$181
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$705
• Net cashflow: $-42

Break-even live

Break-even rent $3,409

Max offer price $427,500

Occupancy floor 96%

Sensitivity live

Price	-10% $204	-5% $81	+0% $-42	+5% $-166	+10% $-289
Rent	-10% $-308	-5% $-175	+0% $-42	+5% $90	+10% $223
Rate	-1.0pp $177	-0.5pp $68	base $-42	+0.5pp $-155	+1.0pp $-270

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: $108,750
• Closing costs: $13,050
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
101 Iris Cir Moyock, NC	3.0	2.5	2512	$3,000	$1.19	5d	1	0.76mi
201 Oconner St Moyock, NC	3.0	2.5	1785	$2,750	$1.54	25d	1	0.87mi
407 Green Lake Rd Moyock, NC	4.0	3.0	2749	$3,200	$1.16	14d	1	1.11mi

Listing history 14 events

1. 2026-05-11
   status Under Contract
2. 2026-04-20
   status Pending 808-char remark

   Show marketing remark (808 chars)

   Sprawling brick ranch situated on a quiet dead-end road in Moyock offering generous living space and abundant natural light. Large front windows brighten the sunken living room featuring hardwood floors and a wood-burning fireplace. A separate den with a wood stove provides an additional comfortable gathering space. The kitchen features granite countertops, hardwood flooring, brick accents, and a separate wall oven. The primary suite includes a jetted tub and a sliding door providing access to the backyard. Other features include double sinks in the hall bathroom, bedrooms feature newer flooring, newer roof and gutters, new liner in the pool as well as a new pump. The nearly one-acre lot provides space for outdoor enjoyment with raised garden beds, porch, patio, and pergola. All appliances convey.

3. 2026-04-20
   historical Active Under Contract

   Show marketing remark (808 chars)

   Sprawling brick ranch situated on a quiet dead-end road in Moyock offering generous living space and abundant natural light. Large front windows brighten the sunken living room featuring hardwood floors and a wood-burning fireplace. A separate den with a wood stove provides an additional comfortable gathering space. The kitchen features granite countertops, hardwood flooring, brick accents, and a separate wall oven. The primary suite includes a jetted tub and a sliding door providing access to the backyard. Other features include double sinks in the hall bathroom, bedrooms feature newer flooring, newer roof and gutters, new liner in the pool as well as a new pump. The nearly one-acre lot provides space for outdoor enjoyment with raised garden beds, porch, patio, and pergola. All appliances convey.

4. 2026-04-17
   listed $435,000 Active 808-char remark

   Show marketing remark (808 chars)

   Sprawling brick ranch situated on a quiet dead-end road in Moyock offering generous living space and abundant natural light. Large front windows brighten the sunken living room featuring hardwood floors and a wood-burning fireplace. A separate den with a wood stove provides an additional comfortable gathering space. The kitchen features granite countertops, hardwood flooring, brick accents, and a separate wall oven. The primary suite includes a jetted tub and a sliding door providing access to the backyard. Other features include double sinks in the hall bathroom, bedrooms feature newer flooring, newer roof and gutters, new liner in the pool as well as a new pump. The nearly one-acre lot provides space for outdoor enjoyment with raised garden beds, porch, patio, and pergola. All appliances convey.

5. 2026-04-17
   listed $435,000 Active

   Show marketing remark (808 chars)

   Sprawling brick ranch situated on a quiet dead-end road in Moyock offering generous living space and abundant natural light. Large front windows brighten the sunken living room featuring hardwood floors and a wood-burning fireplace. A separate den with a wood stove provides an additional comfortable gathering space. The kitchen features granite countertops, hardwood flooring, brick accents, and a separate wall oven. The primary suite includes a jetted tub and a sliding door providing access to the backyard. Other features include double sinks in the hall bathroom, bedrooms feature newer flooring, newer roof and gutters, new liner in the pool as well as a new pump. The nearly one-acre lot provides space for outdoor enjoyment with raised garden beds, porch, patio, and pergola. All appliances convey.

6. 2024-09-18
   historical
7. 2024-08-31
   price $429,900
8. 2024-08-19
   listed $439,900 Active
9. 2021-04-15
   historical
10. 2021-03-10
    listed $325,000
11. 2017-07-28
    soldstatus $241,500
12. 2017-07-28
    soldstatus $241,500
13. 2017-05-25
    listed $249,500
14. 2008-08-29
    soldstatus $315,000

ⓘ 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: $1,974 · $164/mo
• Projected year-2 tax: $3,567 · $297/mo
• Expected delta: +$1,593/yr (+$133/mo · 80.7%)

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

Climate risk First Street

• 🌊 Flood 7/10 Severe FEMA zone X (unshaded) · 98% chance over 30 yrs
• 🔥 Wildfire 5/10 Major
• 🌡 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: $40,267
• − Mortgage interest: −$24,367
• − Property taxes: −$1,974
• − Insurance: −$2,972
• − Repairs & maintenance: −$3,221
• − Management: −$3,221
• − Depreciation: −$12,655
• Taxable loss: −$8,143
• Est. tax savings @ 24.0%: +$1,954
• After-tax cash flow: $1,445/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

+38.1% since first listed

14 events — show timeline

• 2026-05-11 Pending — REINMLS
• 2026-04-20 Pending — Hive MLS
• 2026-04-20 Contingent — REINMLS
• 2026-04-17 Listed $435,000 Hive MLS
• 2026-04-17 Listed $435,000 REINMLS
• 2024-09-18 Listing Removed — Hive MLS
• 2024-08-31 Price Changed $429,900 Hive MLS
• 2024-08-19 Listed $439,900 Hive MLS
• 2021-04-15 Listing Removed — Hive MLS
• 2021-03-10 Listed $325,000 Hive MLS
• 2017-07-28 Sold (Public Records) $241,500 Public Records
• 2017-07-28 Sold (MLS) $241,500 Hive MLS
• 2017-05-25 Listed $249,500 Hive MLS
• 2008-08-29 Sold (Public Records) $315,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,974 · -0.2% YoY. Source: county tax records.