137 Eagleton Cir · Moyock, NC 27958

$474,000

4 bd · 2.5 ba · 2,206 sqft · SingleFamily public records · 70 Days on market

Built 2004 0.58 ac lot Est $441k · 7% over $39/mo HOA · 1% of rent

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Why this score? — see what drove the F 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 +10.8/30.0
• ARV discount +4.2/15.0
• Schools +4.2/10.0
• Livability +3.2/5.0
• DSCR +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this gem nestled in the sought-after Eagle Creek Golf Community! A bright, open floor plan filled with natural light and stylish laminate wood flooring flowing seamlessly through the formal living, dining, and kitchen spaces. The kitchen is ready for entertaining and everyday living alike, featuring a stainless steel appliance package that conveys with the home. Upstairs, a spacious loft offers the perfect flex space for a second living area, home office, or playroom. The oversized primary suite is a true retreat with a large walk-in closet, relaxing soaking tub, and separate shower a dbl walk in closet. Step outside to enjoy a huge backyard with a patio--ideal for gatherings, grilling, or simply unwinding. And the lifestyle? That's the real highlight. .. Located in the beautiful Eagle Creek Golf Community, you'll enjoy scenic surroundings, peaceful streets, and easy access to the course--perfect for morning tee times or evening sunset views over the greens.

Key facts

• Soaking tub
• Huge backyard
• Separate shower

Tags

• EAGLE CREEK GOLF COMMUNITY
• HUGE BACKYARD
• SPACIOUS LOFT
• LARGE WALK-IN CLOSET
• SOAKING TUB
• SEPARATE SHOWER

Property features AI

Finance

• HOA & community: Part of Eagle Creek HOA; Monthly HOA fee of $39; Community amenities include clubhouse and playgrounds

Exterior

• Parking: Attached 2-car garage; 4 parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric power
• Home design: Detached home; Contemporary style; 2 stories (2 living levels); Slab foundation
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Golf course lot; Porch; Attic; Spare room

Interior

• Kitchen: Electric range; Microwave; Dishwasher; Refrigerator; Pantry; Breakfast area
• Bedrooms: Master bedroom with bath; No bedroom with full bathroom on first floor
• Flooring: Carpet; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan; Gas-propane fireplace
• Laundry & utility: Washer and washer hookup; Dryer and dryer hookup; Utility closet

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $474k.

Deal economics

• At list price, monthly cash flow is $-219 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $435k (8.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (28.3% below list).
• Recommended offer: $340k (28.3% below list) — sets the bar for 1% rule.
• Cap rate 5.7% 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); Currituck County High (math 52% / reading 64%, grade C, #243 of 535 statewide, top 46%, 1,057 students, 30% FRL).
• Market conditions: 292 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals leasing fast (median 12d on market — plan ~1-2 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 $14k 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 70 days — a 6% lower offer ($446k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 6y 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, 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 $339,756 (28.3% 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. It's been on market 70 days. Have you received any prior offers? Is the seller open to a 28% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.72% ✗
• Cap rate: 5.74%
• Cash-on-cash: -1.98%
• DSCR: 0.91
• GRM: 11.6

CMA / ARV

• ARV (on-the-fly): $441,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
169 Green View Rd	0.29mi	4/2.5	2,172 (-2%)	4mo	$364,900	$168	81
172 Green View Rd	0.30mi	4/2.5	2,171 (-2%)	7mo	$430,000	$198	77
203 Green View Rd	0.39mi	3/2.5 (-1)	2,238 (+2%)	3mo	$360,500	$161	72
125 Green View Rd	0.28mi	4/2.5	2,076 (-6%)	12mo	$425,000	$205	68
209 Eagle Creek Rd	0.58mi	4/2.5	2,183 (-1%)	7mo	$399,000	$183	65
158 Green View Rd	0.25mi	4/2.5	1,942 (-12%)	5mo	$394,000	$203	64
207 Eagle Creek Rd	0.60mi	4/2.5	2,184 (-1%)	9mo	$414,500	$190	63
223 Eagle Creek Rd	0.45mi	4/2.5	2,404 (+9%)	4mo	$435,000	$181	61
307 Sunny Lk Lot 106	0.73mi	4/2.5	2,151 (-2%)	11mo	$470,000	$219	52
307 Sunny Lake Rd	0.73mi	4/2.5	2,151 (-2%)	11mo	$470,000	$219	52
205 Eagle Creek Rd Lot 42	0.62mi	5/2.5 (+1)	2,500 (+13%)	9mo	$500,000	$200	37
205 Eagle Creek Rd	0.62mi	5/2.5 (+1)	2,500 (+13%)	9mo	$500,000	$200	37

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: -19.6%
• Equity multiple: 0.31×
• Total profit: $-90,943
• Equity at exit: $70,675

10-year hold

• IRR: -12.5%
• Equity multiple: 0.26×
• Total profit: $-97,885
• Equity at exit: $40,983

Cash invested: $132,720 (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: 292
• Price-to-rent: 11.6×

Monthly cashflow live

• Estimated rent: $3,398 medium
• Mortgage (P&I): −$2,486
• Tax from tax record: −$181 /mo · $2,172/yr
• Insurance: −$198
• HOA: −$39
• Vacancy / Maint / Mgmt: −$713
• Net cashflow: $-219

Break-even live

Break-even rent $3,675

Max offer price $435,289

Occupancy floor —

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: $118,500
• Closing costs: $14,220
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
407 Green Lake Rd Moyock, NC	4.0	3.0	2749	$3,200	$1.16	12d	1	0.65mi
201 Oconner St Moyock, NC	3.0	2.5	1785	$2,750	$1.54	23d	1	1.47mi
101 Iris Cir Moyock, NC	3.0	2.5	2512	$3,000	$1.19	2d	1	1.48mi

HOA detail

• Monthly dues: $39 · $468/yr

Listing history 25 events

1. 2026-06-18
   days on market $474,000 Active 70 DOM
2. 2026-06-17
   days on market $474,000 Active 69 DOM
3. 2026-06-16
   days on market $474,000 Active 68 DOM
4. 2026-06-15
   days on market $474,000 Active 67 DOM
5. 2026-06-13
   days on market $474,000 Active 65 DOM
6. 2026-06-09
   days on market $474,000 Active 61 DOM
7. 2026-06-08
   days on market $474,000 Active 60 DOM
8. 2026-06-07
   days on market $474,000 Active 59 DOM
9. 2026-06-03
   days on market $474,000 Active 55 DOM
10. 2026-06-02
    days on market $474,000 Active 54 DOM
11. 2026-06-01
    days on market $474,000 Active 53 DOM
12. 2026-05-31
    days on market $474,000 Active 52 DOM
13. 2026-05-01
    price $474,000

    Show marketing remark (989 chars)

    Welcome home to this gem nestled in the sought-after Eagle Creek Golf Community! A bright, open floor plan filled with natural light and stylish laminate wood flooring flowing seamlessly through the formal living, dining, and kitchen spaces. The kitchen is ready for entertaining and everyday living alike, featuring a stainless steel appliance package that conveys with the home. Upstairs, a spacious loft offers the perfect flex space for a second living area, home office, or playroom. The oversized primary suite is a true retreat with a large walk-in closet, relaxing soaking tub, and separate shower a dbl walk in closet. Step outside to enjoy a huge backyard with a patio--ideal for gatherings, grilling, or simply unwinding. And the lifestyle? That's the real highlight. .. Located in the beautiful Eagle Creek Golf Community, you'll enjoy scenic surroundings, peaceful streets, and easy access to the course--perfect for morning tee times or evening sunset views over the greens.

14. 2026-05-01
    price $474,000 989-char remark

    Show marketing remark (989 chars)

    Welcome home to this gem nestled in the sought-after Eagle Creek Golf Community! A bright, open floor plan filled with natural light and stylish laminate wood flooring flowing seamlessly through the formal living, dining, and kitchen spaces. The kitchen is ready for entertaining and everyday living alike, featuring a stainless steel appliance package that conveys with the home. Upstairs, a spacious loft offers the perfect flex space for a second living area, home office, or playroom. The oversized primary suite is a true retreat with a large walk-in closet, relaxing soaking tub, and separate shower a dbl walk in closet. Step outside to enjoy a huge backyard with a patio--ideal for gatherings, grilling, or simply unwinding. And the lifestyle? That's the real highlight. .. Located in the beautiful Eagle Creek Golf Community, you'll enjoy scenic surroundings, peaceful streets, and easy access to the course--perfect for morning tee times or evening sunset views over the greens.

15. 2026-04-09
    listed $479,000 Active 989-char remark

    Show marketing remark (989 chars)

    Welcome home to this gem nestled in the sought-after Eagle Creek Golf Community! A bright, open floor plan filled with natural light and stylish laminate wood flooring flowing seamlessly through the formal living, dining, and kitchen spaces. The kitchen is ready for entertaining and everyday living alike, featuring a stainless steel appliance package that conveys with the home. Upstairs, a spacious loft offers the perfect flex space for a second living area, home office, or playroom. The oversized primary suite is a true retreat with a large walk-in closet, relaxing soaking tub, and separate shower a dbl walk in closet. Step outside to enjoy a huge backyard with a patio--ideal for gatherings, grilling, or simply unwinding. And the lifestyle? That's the real highlight. .. Located in the beautiful Eagle Creek Golf Community, you'll enjoy scenic surroundings, peaceful streets, and easy access to the course--perfect for morning tee times or evening sunset views over the greens.

16. 2026-04-09
    listed $479,000 Active

    Show marketing remark (989 chars)

    Welcome home to this gem nestled in the sought-after Eagle Creek Golf Community! A bright, open floor plan filled with natural light and stylish laminate wood flooring flowing seamlessly through the formal living, dining, and kitchen spaces. The kitchen is ready for entertaining and everyday living alike, featuring a stainless steel appliance package that conveys with the home. Upstairs, a spacious loft offers the perfect flex space for a second living area, home office, or playroom. The oversized primary suite is a true retreat with a large walk-in closet, relaxing soaking tub, and separate shower a dbl walk in closet. Step outside to enjoy a huge backyard with a patio--ideal for gatherings, grilling, or simply unwinding. And the lifestyle? That's the real highlight. .. Located in the beautiful Eagle Creek Golf Community, you'll enjoy scenic surroundings, peaceful streets, and easy access to the course--perfect for morning tee times or evening sunset views over the greens.

17. 2025-02-18
    soldstatus $445,000 Closed 576-char remark

    Show marketing remark (576 chars)

    Just in time for the holidays!! Looking for a home in the Moyock community? Look no further! This spacious, four bedroom home located in a golf course community, has been well cared for. Large backyard overlooking the golf course. Plenty of room to add extras- pool, swing set, shed, etc. Lots of updates; including paint, roof and hvac. Boat/RV spaces located in the community for rent. Conveniently located, close to Virginia and the Outer Banks and a public boat ramp nearby . AND. .. . sellers are offering $2500 closing cost assistance!!! Call today to arrange a showing!

18. 2025-02-18
    soldstatus $2,225,000

    Show marketing remark (576 chars)

    Just in time for the holidays!! Looking for a home in the Moyock community? Look no further! This spacious, four bedroom home located in a golf course community, has been well cared for. Large backyard overlooking the golf course. Plenty of room to add extras- pool, swing set, shed, etc. Lots of updates; including paint, roof and hvac. Boat/RV spaces located in the community for rent. Conveniently located, close to Virginia and the Outer Banks and a public boat ramp nearby . AND. .. . sellers are offering $2500 closing cost assistance!!! Call today to arrange a showing!

19. 2025-01-14
    status Pending 576-char remark

    Show marketing remark (576 chars)

    Just in time for the holidays!! Looking for a home in the Moyock community? Look no further! This spacious, four bedroom home located in a golf course community, has been well cared for. Large backyard overlooking the golf course. Plenty of room to add extras- pool, swing set, shed, etc. Lots of updates; including paint, roof and hvac. Boat/RV spaces located in the community for rent. Conveniently located, close to Virginia and the Outer Banks and a public boat ramp nearby . AND. .. . sellers are offering $2500 closing cost assistance!!! Call today to arrange a showing!

20. 2024-11-11
    listed $435,000 Active 576-char remark

    Show marketing remark (576 chars)

    Just in time for the holidays!! Looking for a home in the Moyock community? Look no further! This spacious, four bedroom home located in a golf course community, has been well cared for. Large backyard overlooking the golf course. Plenty of room to add extras- pool, swing set, shed, etc. Lots of updates; including paint, roof and hvac. Boat/RV spaces located in the community for rent. Conveniently located, close to Virginia and the Outer Banks and a public boat ramp nearby . AND. .. . sellers are offering $2500 closing cost assistance!!! Call today to arrange a showing!

21. 2020-06-26
    soldstatus $298,000
22. 2020-06-26
    soldstatus $298,000
23. 2020-05-02
    listed $304,900
24. 2007-09-25
    soldstatus $313,500
25. 2007-09-25
    soldstatus $290,000

ⓘ 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: $2,172 · $181/mo
• Projected year-2 tax: $3,887 · $324/mo
• Expected delta: +$1,715/yr (+$143/mo · 78.9%)

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

Climate risk First Street

• 🌊 Flood 3/10 Moderate FEMA zone X (unshaded) · 9% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 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: $40,771
• − Mortgage interest: −$26,551
• − Property taxes: −$2,172
• − Insurance: −$2,370
• − Repairs & maintenance: −$3,262
• − Management: −$3,262
• − HOA: −$468
• − Depreciation: −$13,789
• Taxable loss: −$11,103
• Est. tax savings @ 24.0%: +$2,665
• After-tax cash flow: $35/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

+51.2% since first listed

13 events — show timeline

• 2026-05-01 Price Changed $474,000 REINMLS
• 2026-05-01 Price Changed $474,000 Hive MLS
• 2026-04-09 Listed $479,000 Hive MLS
• 2026-04-09 Listed $479,000 REINMLS
• 2025-02-18 Sold (Public Records) $2,225,000 Public Records
• 2025-02-18 Sold (MLS) $445,000 Hive MLS
• 2025-01-14 Pending — Hive MLS
• 2024-11-11 Listed $435,000 Hive MLS
• 2020-06-26 Sold (Public Records) $298,000 Public Records
• 2020-06-26 Sold (MLS) $298,000 Hive MLS
• 2020-05-02 Listed $304,900 Hive MLS
• 2007-09-25 Sold (Public Records) $290,000 Public Records
• 2007-09-25 Sold (Public Records) $313,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $2,172 · -0.3% YoY. Source: county tax records.