212 Green Lake Rd · Moyock, NC 27958

$469,900

4 bd · 2.5 ba · 2,128 sqft · SingleFamily public records · 55 Days on market

Built 2019 Est $451k · at est. $64/mo HOA · 2% 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 +10.6/30.0
• ARV discount +5.6/15.0
• 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

This impeccably maintained 4-bedroom, 2.5-bath home in Lakeview blends function and style with an inviting open-concept layout. Bright and airy throughout! The kitchen is a standout with granite countertops, stainless steel appliances, gas range, pantry, and a large island with seating. The main level also offers a flex room, a electric fireplace with custom shiplap and built-ins, a drop zone at the garage entry, and a half bath. Upstairs features the utility room, primary bedroom, and three additional bedrooms. Enjoy outdoor living in the fully fenced backyard overlooking the pond, complete with an extended paver patio, built-in firepit, and seating. Located near the VA/NC line for added convenience and easy commute to the Coast Guard base in Elizabeth City & the military bases in Hampton Roads.

Key facts

• 2 garage spots
• Built 2019
• Listed 55 days

Property features AI

Finance

• HOA & community: Has HOA (Lakeview Homeowners Association); HOA fee $64 monthly; No condo fees

Exterior

• Parking: Attached 2-car garage; 2 additional parking spaces; Driveway parking
• Utilities: City/County sewer; City/County water; Gas water heater
• Home design: Detached property; Transitional style; 2 stories; Slab foundation
• Construction: Asphalt shingle roof
• Exterior features: Stone and vinyl siding; Pond view; On waterfront

Interior

• Kitchen: Range; Microwave; Refrigerator; Dishwasher; Breakfast area
• Bedrooms: Master bedroom with bath; No bedroom with full bathroom on first floor; Spare room
• Flooring: Carpet; Ceramic; Wood
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Natural gas heating; Programmable thermostat; Central air
• Interior features: Electric fireplace; Scuttle access; Walk-in closet; Cable hookup; Garage door opener
• Laundry & utility: Washer hookup; Dryer hookup; Utility room

What this means for you Summary

Snapshot

• This is a 4-bed/2.5-bath single-family listed at $470k.

Deal economics

• At list price, monthly cash flow is $-230 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $429k (8.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $340k (27.7% below list).
• Recommended offer: $340k (27.7% 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); 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; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $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 55 days — a 3% lower offer ($456k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 7y 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 $392k; 20% above their basis — modest negotiation headroom, anchor on the comps not their cost.

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 $339,840 (27.7% 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 55 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. 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 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: 5.70%
• Cash-on-cash: -2.10%
• DSCR: 0.91
• GRM: 11.5

CMA / ARV

• ARV (on-the-fly): $451,136
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
212 Green Lake Rd	0.00mi	4/2.5	2,143 (+1%)	1mo	$480,000	$224	98
111 Green Lake Rd	0.17mi	4/2.5	2,139 (+0%)	2mo	$459,900	$215	90
116 Sunny Lake Rd	0.20mi	3/2.5 (-1)	2,137 (+0%)	2mo	$460,000	$215	83
118 Green Lake Rd	0.11mi	4/2.5	2,385 (+12%)	1mo	$479,000	$201	74
118 Green Lake Rd Lot 131	0.11mi	4/2.5	2,385 (+12%)	2mo	$479,000	$201	73
100 Sunny Lake Rd	0.25mi	4/2.5	1,874 (-12%)	2mo	$459,000	$245	66
191 Eagle Creek Rd	0.34mi	4/2.5	1,856 (-13%)	1mo	$266,437	$144	62
409 Green Lake Rd	0.30mi	3/2.5 (-1)	1,823 (-14%)	3mo	$445,000	$244	54
206 Roberta Loop	0.73mi	4/2.5	2,294 (+8%)	1mo	$457,745	$200	52
108 Emily Cir	0.71mi	4/2.5	2,294 (+8%)	3mo	$482,035	$210	52
112 Emily Cir	0.71mi	3/2.5 (-1)	2,294 (+8%)	1mo	$487,315	$212	48
223 Eagle Creek Rd	0.57mi	4/2.5	2,404 (+13%)	4mo	$435,000	$181	48

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: -19.8%
• Equity multiple: 0.31×
• Total profit: $-90,974
• Equity at exit: $70,064

10-year hold

• IRR: -12.8%
• Equity multiple: 0.25×
• Total profit: $-98,739
• Equity at exit: $40,628

Cash invested: $131,572 (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: 11.5×

Monthly cashflow live

• Estimated rent: $3,398 medium
• Mortgage (P&I): −$2,464
• Tax from tax record: −$191 /mo · $2,294/yr
• Insurance: −$196
• HOA: −$64
• Vacancy / Maint / Mgmt: −$714
• Net cashflow: $-230

Break-even live

Break-even rent $3,690

Max offer price $429,190

Occupancy floor —

Sensitivity live

Price	-10% $36	-5% $-97	+0% $-230	+5% $-363	+10% $-496
Rent	-10% $-499	-5% $-365	+0% $-230	+5% $-96	+10% $38
Rate	-1.0pp $6	-0.5pp $-111	base $-230	+0.5pp $-352	+1.0pp $-476

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: $117,475
• Closing costs: $14,097
• 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	14d	1	0.34mi
201 Oconner St Moyock, NC	3.0	2.5	1785	$2,750	$1.54	25d	1	0.82mi
101 Iris Cir Moyock, NC	3.0	2.5	2512	$3,000	$1.19	4d	1	0.89mi

HOA detail

• Monthly dues: $64 · $768/yr
• Likely covers: gaselectric

Listing history 13 events

1. 2026-05-22
   status Pending 813-char remark

   Show marketing remark (813 chars)

   This impeccably maintained 4-bedroom, 2.5-bath home in Lakeview blends function and style with an inviting open-concept layout. Bright and airy throughout! The kitchen is a standout with granite countertops, stainless steel appliances, gas range, pantry, and a large island with seating. The main level also offers a flex room, a electric fireplace with custom shiplap and built-ins, a drop zone at the garage entry, and a half bath. Upstairs features the utility room, primary bedroom, and three additional bedrooms. Enjoy outdoor living in the fully fenced backyard overlooking the pond, complete with an extended paver patio, built-in firepit, and seating. Located near the VA/NC line for added convenience and easy commute to the Coast Guard base in Elizabeth City & the military bases in Hampton Roads.

2. 2026-05-20
   status Under Contract
3. 2026-04-29
   historical Active Under Contract
4. 2026-04-26
   historical Active Under Contract 813-char remark

   Show marketing remark (813 chars)

   This impeccably maintained 4-bedroom, 2.5-bath home in Lakeview blends function and style with an inviting open-concept layout. Bright and airy throughout! The kitchen is a standout with granite countertops, stainless steel appliances, gas range, pantry, and a large island with seating. The main level also offers a flex room, a electric fireplace with custom shiplap and built-ins, a drop zone at the garage entry, and a half bath. Upstairs features the utility room, primary bedroom, and three additional bedrooms. Enjoy outdoor living in the fully fenced backyard overlooking the pond, complete with an extended paver patio, built-in firepit, and seating. Located near the VA/NC line for added convenience and easy commute to the Coast Guard base in Elizabeth City & the military bases in Hampton Roads.

5. 2026-03-26
   listed $469,900 Active 813-char remark

   Show marketing remark (813 chars)

   This impeccably maintained 4-bedroom, 2.5-bath home in Lakeview blends function and style with an inviting open-concept layout. Bright and airy throughout! The kitchen is a standout with granite countertops, stainless steel appliances, gas range, pantry, and a large island with seating. The main level also offers a flex room, a electric fireplace with custom shiplap and built-ins, a drop zone at the garage entry, and a half bath. Upstairs features the utility room, primary bedroom, and three additional bedrooms. Enjoy outdoor living in the fully fenced backyard overlooking the pond, complete with an extended paver patio, built-in firepit, and seating. Located near the VA/NC line for added convenience and easy commute to the Coast Guard base in Elizabeth City & the military bases in Hampton Roads.

6. 2026-03-26
   listed $469,900 Active

   Show marketing remark (813 chars)

   This impeccably maintained 4-bedroom, 2.5-bath home in Lakeview blends function and style with an inviting open-concept layout. Bright and airy throughout! The kitchen is a standout with granite countertops, stainless steel appliances, gas range, pantry, and a large island with seating. The main level also offers a flex room, a electric fireplace with custom shiplap and built-ins, a drop zone at the garage entry, and a half bath. Upstairs features the utility room, primary bedroom, and three additional bedrooms. Enjoy outdoor living in the fully fenced backyard overlooking the pond, complete with an extended paver patio, built-in firepit, and seating. Located near the VA/NC line for added convenience and easy commute to the Coast Guard base in Elizabeth City & the military bases in Hampton Roads.

7. 2021-06-17
   soldstatus $392,000
8. 2021-06-15
   soldstatus $392,000 613-char remark

   Show marketing remark (613 chars)

   Gorgeous, Turn key home in Lakeview Community. This beautiful home is located just south of the VA/NC Border, easy commute to Military bases in both states. No need to wait for new construction when this home is like new! Enjoy the open floor plan, gourmet kitchen, and bonus front room that could be an office or playroom. This house is great for entertaining- enjoy the patio out back with water views and a fully fenced yard. Owners Suite is upstairs along with three other guest rooms. Home has many upgrades to include custom shiplap and built-ins around the fireplace!, Neighborhood - LAKE VIEW AT CURRITUCK

9. 2021-04-15
   listed $379,900 613-char remark

   Show marketing remark (613 chars)

   Gorgeous, Turn key home in Lakeview Community. This beautiful home is located just south of the VA/NC Border, easy commute to Military bases in both states. No need to wait for new construction when this home is like new! Enjoy the open floor plan, gourmet kitchen, and bonus front room that could be an office or playroom. This house is great for entertaining- enjoy the patio out back with water views and a fully fenced yard. Owners Suite is upstairs along with three other guest rooms. Home has many upgrades to include custom shiplap and built-ins around the fireplace!, Neighborhood - LAKE VIEW AT CURRITUCK

10. 2019-12-06
    soldstatus $329,075
11. 2019-07-16
    listed $331,260
12. 2019-05-10
    historical
13. 2019-03-04
    listed $286,990

ⓘ 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: $2,294 · $191/mo
• Projected year-2 tax: $3,853 · $321/mo
• Expected delta: +$1,559/yr (+$130/mo · 68.0%)

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

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 13% chance over 30 yrs
• 🔥 Wildfire 1/10 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: $40,781
• − Mortgage interest: −$26,322
• − Property taxes: −$2,294
• − Insurance: −$2,350
• − Repairs & maintenance: −$3,262
• − Management: −$3,262
• − HOA: −$768
• − Depreciation: −$13,670
• Taxable loss: −$11,147
• Est. tax savings @ 24.0%: +$2,675
• After-tax cash flow: $-90/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

+63.7% since first listed

13 events — show timeline

• 2026-05-22 Pending — Hive MLS
• 2026-05-20 Pending — REINMLS
• 2026-04-29 Contingent — REINMLS
• 2026-04-26 Contingent — Hive MLS
• 2026-03-26 Listed $469,900 REINMLS
• 2026-03-26 Listed $469,900 Hive MLS
• 2021-06-17 Sold (Public Records) $392,000 Public Records
• 2021-06-15 Sold (MLS) $392,000 Hive MLS
• 2021-04-15 Listed $379,900 Hive MLS
• 2019-12-06 Sold (MLS) $329,075 Hive MLS
• 2019-07-16 Listed $331,260 Hive MLS
• 2019-05-10 Listing Removed — Hive MLS
• 2019-03-04 Listed $286,990 Hive MLS

Property tax history

+6.8%/yr

Latest (2025): $2,294 · -0.3% YoY. Source: county tax records.