409 Fost Blvd · Moyock, NC 27958

$329,000

3 bd · 2.5 ba · 1,574 sqft · Townhouse public records · 34 Days on market

Built 2023 Excellent condition Est $316k · at est. $165/mo HOA · 6% of rent

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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 +13.3/30.0
• ARV discount +5.7/15.0
• Condition / age +4.8/5.0
• Schools +4.2/10.0
• DSCR +4.0/10.0
• 1% rule +3.5/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome to this stunning like-new, 3-story townhome in the desirable Fost community of Moyock! Built in 2023 and meticulously maintained, this home offers the perfect blend of modern design, functionality, and low-maintenance living. The ground level features a half-bathroom, French doors in a flex space ideal for a home office, guest room, or optional 4th bedroom, plus Mud Room access to the attached rear-entry garage. On the main level, a spacious living area flows seamlessly into a modern kitchen featuring large island, abundant cabinet space, pantry, & matching SS appliances. The top floor hosts 3 bedrooms, including a spacious primary suite complete with tray ceilings, a generous walk-in closet, & an upgraded en-suite bath w/ tiled glass-door shower. A convenient upstairs laundry area adds to the home?s thoughtful layout. Additional highlights include: Attached garage with EV Charger, Close proximity to community playground & To Be Built Community pool. Located in a growing community with easy access to the VA line, this home won't last long!

Key facts

• $165 HOA
• Garage
• Built 2023

Property features AI

Finance

• HOA & community: Homeowners association managed by GOODMAN MANAGEMENT GROUP; Monthly association fee of $165; Ground maintenance and playgrounds maintained by association

Exterior

• Parking: Attached 1-car garage; Off-street parking; Driveway parking spaces
• Utilities: City/County water; City/County sewer; Electric water heater; Electric vehicle charging available
• Home design: Attached townhouse; Three stories; Three living levels; Slab foundation
• Construction: Stone and vinyl exterior; Asphalt shingle roof; Slab foundation
• Exterior features: Balcony; Stone and vinyl siding; Asphalt shingle roof; Ground maintenance; Playground access

Interior

• Kitchen: Pantry; Microwave; Gas range; Dishwasher; Refrigerator
• Bedrooms: One bedroom with ensuite; Master bedroom with bath; Office/Study (can serve as bedroom/bonus space)
• Flooring: Carpet; Ceramic; Laminate
• Bathrooms: Two full bathrooms; One half bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Cable hookup; Ceiling fan(s); Electric vehicle charging station; Garage door opener; Double sink in primary bath; Scuttle access; Walk-in closet(s)
• Laundry & utility: Washer; Dryer; Utility closet

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath townhouse listed at $329k. Condition is rated excellent.

Deal economics

• At list price, monthly cash flow is $-69 ($-829/yr) — negative.
• To cash-flow at today's rent, offer at most $317k (3.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $278k (15.4% below list).
• Recommended offer: $278k (15.4% below list) — sets the bar for 1% rule.
• Cap rate 6.3% 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); Currituck County High (math 52% / reading 64%, grade C, #243 of 535 statewide, top 46%, 1,057 students, 30% FRL) — zoned schools at 30% FRL track the district average.
• Market conditions: 292 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 $10k 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 34 days — a 3% lower offer ($319k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 4y 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

• Watch-outs: flood insurance adds $66/mo.
• Climate carrying-cost: severe 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 $278,332 (15.4% 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 34 days. Have you received any prior offers? Is the seller open to a 15% concession, seller financing, or rate buy-down credit?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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: 0.85% ✗
• Cap rate: 6.28%
• Cash-on-cash: -0.03%
• DSCR: 1.00
• GRM: 9.9

CMA / ARV

• ARV (on-the-fly): $316,374
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Fost Blvd	0.09mi	3/2.5	1,658 (+5%)	6mo	$330,000	$199	82
209 Fost Blvd	0.08mi	3/3.0	1,642 (+4%)	12mo	$330,000	$201	77
209 Fost Blvd	0.08mi	3/3.0	1,642 (+4%)	12mo	$330,000	$201	77
315 Fost Blvd	0.03mi	3/3.0	1,577 (+0%)	24mo	$329,990	$209	76
108 Fost Blvd	0.13mi	3/2.5	1,782 (+13%)	1mo	$340,000	$191	71

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: -17.8%
• Equity multiple: 0.37×
• Total profit: $-57,675
• Equity at exit: $49,055

10-year hold

• IRR: -9.9%
• Equity multiple: 0.39×
• Total profit: $-55,733
• Equity at exit: $28,446

Cash invested: $92,120 (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: 9.9×

Monthly cashflow live

• Estimated rent: $2,783 medium
• Mortgage (P&I): −$1,725
• Tax from tax record: −$174 /mo · $2,089/yr
• Insurance: −$137
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$165
• Vacancy / Maint / Mgmt: −$584
• Net cashflow: $-69

Break-even live

Break-even rent $2,871

Max offer price $316,793

Occupancy floor 97%

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: $82,250
• Closing costs: $9,870
• 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	23d	1	0.12mi

HOA detail

• Monthly dues: $165 · $1,980/yr
• Likely covers: pool

Listing history 27 events

1. 2026-06-08
   statusdays on market $329,000 Under Contract 34 DOM
2. 2026-06-07
   days on market $329,000 Active Under Contract 33 DOM
3. 2026-06-03
   days on market $329,000 Active Under Contract 29 DOM
4. 2026-06-02
   days on market $329,000 Active Under Contract 28 DOM
5. 2026-06-01
   days on market $329,000 Active Under Contract 27 DOM
6. 2026-05-31
   days on market $329,000 Active Under Contract 26 DOM
7. 2026-05-20
   historical Active Under Contract 1079-char remark

   Show marketing remark (1079 chars)

   Welcome to this stunning like-new, 3-story townhome in the desirable Fost community of Moyock! Built in 2023 and meticulously maintained, this home offers the perfect blend of modern design, functionality, and low-maintenance living. The ground level features a half-bathroom, French doors in a flex space ideal for a home office, guest room, or optional 4th bedroom, plus Mud Room access to the attached rear-entry garage. On the main level, a spacious living area flows seamlessly into a modern kitchen featuring large island, abundant cabinet space, pantry, & matching SS appliances. The top floor hosts 3 bedrooms, including a spacious primary suite complete with tray ceilings, a generous walk-in closet, & an upgraded en-suite bath w/ tiled glass-door shower. A convenient upstairs laundry area adds to the home?s thoughtful layout. Additional highlights include: Attached garage with EV Charger, Close proximity to community playground & To Be Built Community pool. Located in a growing community with easy access to the VA line, this home won't last long!

8. 2026-05-20
   historical Active Under Contract

   Show marketing remark (1079 chars)

   Welcome to this stunning like-new, 3-story townhome in the desirable Fost community of Moyock! Built in 2023 and meticulously maintained, this home offers the perfect blend of modern design, functionality, and low-maintenance living. The ground level features a half-bathroom, French doors in a flex space ideal for a home office, guest room, or optional 4th bedroom, plus Mud Room access to the attached rear-entry garage. On the main level, a spacious living area flows seamlessly into a modern kitchen featuring large island, abundant cabinet space, pantry, & matching SS appliances. The top floor hosts 3 bedrooms, including a spacious primary suite complete with tray ceilings, a generous walk-in closet, & an upgraded en-suite bath w/ tiled glass-door shower. A convenient upstairs laundry area adds to the home?s thoughtful layout. Additional highlights include: Attached garage with EV Charger, Close proximity to community playground & To Be Built Community pool. Located in a growing community with easy access to the VA line, this home won't last long!

9. 2026-05-06
   listed $329,000 Active 1079-char remark

   Show marketing remark (1079 chars)

   Welcome to this stunning like-new, 3-story townhome in the desirable Fost community of Moyock! Built in 2023 and meticulously maintained, this home offers the perfect blend of modern design, functionality, and low-maintenance living. The ground level features a half-bathroom, French doors in a flex space ideal for a home office, guest room, or optional 4th bedroom, plus Mud Room access to the attached rear-entry garage. On the main level, a spacious living area flows seamlessly into a modern kitchen featuring large island, abundant cabinet space, pantry, & matching SS appliances. The top floor hosts 3 bedrooms, including a spacious primary suite complete with tray ceilings, a generous walk-in closet, & an upgraded en-suite bath w/ tiled glass-door shower. A convenient upstairs laundry area adds to the home?s thoughtful layout. Additional highlights include: Attached garage with EV Charger, Close proximity to community playground & To Be Built Community pool. Located in a growing community with easy access to the VA line, this home won't last long!

10. 2026-05-06
    listed $329,000 Active

    Show marketing remark (1079 chars)

    Welcome to this stunning like-new, 3-story townhome in the desirable Fost community of Moyock! Built in 2023 and meticulously maintained, this home offers the perfect blend of modern design, functionality, and low-maintenance living. The ground level features a half-bathroom, French doors in a flex space ideal for a home office, guest room, or optional 4th bedroom, plus Mud Room access to the attached rear-entry garage. On the main level, a spacious living area flows seamlessly into a modern kitchen featuring large island, abundant cabinet space, pantry, & matching SS appliances. The top floor hosts 3 bedrooms, including a spacious primary suite complete with tray ceilings, a generous walk-in closet, & an upgraded en-suite bath w/ tiled glass-door shower. A convenient upstairs laundry area adds to the home?s thoughtful layout. Additional highlights include: Attached garage with EV Charger, Close proximity to community playground & To Be Built Community pool. Located in a growing community with easy access to the VA line, this home won't last long!

11. 2026-05-04
    listed $329,000
12. 2026-03-27
    price $2,750
13. 2026-03-06
    listed $2,775
14. 2026-03-06
    historical $2,775
15. 2026-03-05
    listed $2,775
16. 2025-04-01
    historical $2,700
17. 2025-03-18
    listed $2,700
18. 2025-02-21
    historical $2,675
19. 2025-01-28
    listed $2,675
20. 2025-01-05
    historical $2,795
21. 2025-01-04
    listed $2,795
22. 2024-11-22
    historical $2,895
23. 2024-11-22
    listed $2,895
24. 2023-02-01
    price $306,805
25. 2023-01-26
    soldstatus $1,665,000
26. 2022-11-28
    listed $312,540
27. 2022-11-28
    historical

ⓘ 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: $2,089 · $174/mo
• Projected year-2 tax: $2,698 · $225/mo
• Expected delta: +$609/yr (+$51/mo · 29.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 99% 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 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: $33,400
• − Mortgage interest: −$18,429
• − Property taxes: −$2,089
• − Insurance: −$2,442
• − Repairs & maintenance: −$2,672
• − Management: −$2,672
• − HOA: −$1,980
• − Depreciation: −$9,571
• Taxable loss: −$6,456
• Est. tax savings @ 24.0%: +$1,549
• After-tax cash flow: $720/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.

Condition & rehab AI · 0 photos

Excellent 95/100 None rehab

This 3-story townhome in Moyock, NC, is in excellent condition with modern amenities and low-maintenance living. It offers a great blend of functionality and style, making it an ideal investment property.

Value-add opportunities

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics.
• Both Landscaping improvements — Aesthetic improvements can attract more buyers and renters.
• Both Add smart home features — Modern technology can increase both resale and rental value.
• Resale Upgrade kitchen appliances — Upgrading to high-end appliances can significantly boost the home's appeal to buyers.
• Rental Install smart thermostat — Smart thermostats can reduce energy costs and attract tech-savvy renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting exterior and interior walls — Fresh paint can enhance curb appeal and interior aesthetics. ↑
• Both Landscaping improvements — Aesthetic improvements can attract more buyers and renters. ↑
• Both Add smart home features — Modern technology can increase both resale and rental value. ↑
• Resale Upgrade kitchen appliances — Upgrading to high-end appliances can significantly boost the home's appeal to buyers. ↑
• Rental Install smart thermostat — Smart thermostats can reduce energy costs and attract tech-savvy renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+5.3% since first listed

21 events — show timeline

• 2026-05-20 Contingent — Hive MLS
• 2026-05-20 Contingent — REINMLS
• 2026-05-06 Listed $329,000 Hive MLS
• 2026-05-06 Listed $329,000 REINMLS
• 2026-05-04 Listed $329,000 REINMLS
• 2026-03-27 Price Changed $2,750 NCRMLS
• 2026-03-06 Listed for Rent $2,775 NCRMLS
• 2026-03-06 Rental Removed $2,775 REINMLS
• 2026-03-05 Listed for Rent $2,775 REINMLS
• 2025-04-01 Rental Removed $2,700 REINMLS
• 2025-03-18 Listed for Rent $2,700 REINMLS
• 2025-02-21 Rental Removed $2,675 REINMLS
• 2025-01-28 Listed for Rent $2,675 REINMLS
• 2025-01-05 Rental Removed $2,795 REINMLS
• 2025-01-04 Listed for Rent $2,795 REINMLS
• 2024-11-22 Rental Removed $2,895 REINMLS
• 2024-11-22 Listed for Rent $2,895 REINMLS
• 2023-02-01 Price Changed $306,805 REINMLS
• 2023-01-26 Sold (Public Records) $1,665,000 Public Records
• 2022-11-28 Listing Removed — REINMLS
• 2022-11-28 Listed $312,540 REINMLS

Property tax history

+81.5%/yr

Latest (2025): $2,089 · -0.3% YoY. Source: county tax records.