1445 Duck Rd Bldg A · Duck, NC 27949

$5,000

2 bd · 2.0 ba · 700 sqft · SingleFamily · 189 Days on market

Built 1988 5.67 ac lot $106/mo HOA · 5% 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +4.0/10.0
• Livability +3.5/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Rare opportunity to own a fixed week timeshare at Ocean Pines in Duck, NC! These are one-week ownerships in 1-bedroom and 2-bedroom suites ranging in price during the summer, shoulder, and off seasons —with no rotating schedule. perfect for those who love returning to the Outer Banks annually. Each unit features a full kitchen, living area, private balcony, and can accommodate up to six guests—ideal for a relaxing beach getaway. Conveniently close to local dining, shopping, and entertainment, Ocean Pines combines coastal comfort with vacation convenience and its something you can enjoy FOREVER!

Key facts

• Full kitchen
• Private balcony
• Coastal comfort

Tags

• FULL KITCHEN
• PRIVATE BALCONY
• COASTAL COMFORT

Property features AI

Finance

• Other: Zoned R-2
• Financial info: Association fee is $1,270 annually (approx. $105.83/month)
• HOA & community: Homeowners association; Association amenities include barbecue, beach access, fitness center, game room, indoor pool, laundry, picnic area, and tennis courts; Annual association fee

Exterior

• Parking: Attached covered parking; Additional parking and parking lot
• Home design: Residential timeshare; One level; Pillar/post/pier foundation
• Construction: Shingle roof; Pillar/Post/Pier foundation
• Exterior features: Wood fencing; Shingle roof; In-ground pool; Located on a cul-de-sac; Oceanfront frontage; Private paved road access; Waterfront with a view

Interior

• Bedrooms: Total of 4 rooms
• Bathrooms: 2 full bathrooms
• Heating & cooling: Central air conditioning; Electric heating; Heat pump
• Interior features: Furnished; Balcony
• Laundry & utility: Laundry available (association amenity)

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $5k.

Deal economics

• At list price, monthly cash flow is $878 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $5k).
• Recommended offer: $4k (12.0% below list) — sets the bar for market timing.
• Cap rate 377.5% vs local median 1.2% in Duck — 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 69/100 on livability (#162 in NC) — a middle-class / working-renter tenant base. Strengths: employment A+, health & safety A+, crime A; Watch: amenities F, commute F, cost of living F.
• Dare County Schools (town): math 44% / reading 48% proficiency, ranked #77 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 126 active listings in the ZIP; 371 units permitted in Dare County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $35 of loan paydown is wiped out by about $150 of value loss. Plan a longer hold.
• Dare County population projected at +14% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $1k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 189 days — a 12% lower offer ($4k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $669/mo.
• Climate carrying-cost: in FEMA flood zone VE (mandatory federal flood insurance); severe wind risk, 99% chance of damaging wind over 30y; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $4,400 (12.0% below list)

Questions for the listing agent

1. It's been on market 189 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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: 42.71% ✓
• Cap rate: 377.47%
• Cash-on-cash: 1325.62%
• DSCR: 59.98
• GRM: 0.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 40.71×
• Total profit: $55,590
• Equity at exit: $746

10-year hold

• IRR: —
• Equity multiple: 88.46×
• Total profit: $122,442
• Equity at exit: $432

Cash invested: $1,400 (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 27949

• Active inventory: 126
• Price-to-rent: 0.2×

Monthly cashflow live

• Estimated rent: $2,136 medium
• Mortgage (P&I): −$26
• Tax est. 1.5%: −$6 /mo · $75/yr
• Insurance: −$2
• Flood insurance flood zone: −$669 /mo · $8,028/yr
• HOA: −$106
• Vacancy / Maint / Mgmt: −$448
• Net cashflow: $878

Break-even live

Break-even rent $1,025

Max offer price $5,000

Occupancy floor 54%

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: $1,250
• Closing costs: $150
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $106 · $1,272/yr

Listing history 15 events

1. 2026-06-18
   days on market $5,000 Active 189 DOM
2. 2026-06-17
   days on market $5,000 Active 188 DOM
3. 2026-06-16
   days on market $5,000 Active 187 DOM
4. 2026-06-15
   days on market $5,000 Active 186 DOM
5. 2026-06-13
   days on market $5,000 Active 184 DOM
6. 2026-06-12
   days on market $5,000 Active 183 DOM
7. 2026-06-09
   days on market $5,000 Active 180 DOM
8. 2026-06-08
   days on market $5,000 Active 179 DOM
9. 2026-06-07
   days on market $5,000 Active 178 DOM
10. 2026-06-07
    days on market $5,000 Active 177 DOM
11. 2026-06-04
    days on market $5,000 Active 174 DOM
12. 2026-06-02
    days on market $5,000 Active 173 DOM
13. 2026-06-01
    days on market $5,000 Active 172 DOM
14. 2026-05-31
    days on market $5,000 Active 171 DOM
15. 2025-07-02
    listed $5,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone VE · 87% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥101°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,627
• − Mortgage interest: −$280
• − Property taxes: −$75
• − Insurance: −$8,053
• − Repairs & maintenance: −$2,050
• − Management: −$2,050
• − HOA: −$1,272
• − Depreciation: −$145
• Taxable income: $11,701
• Est. tax owed @ 24.0%: −$2,808
• After-tax cash flow: $7,722/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: Dare County Schools
• NCES district ID: 3701110
• Math proficiency: 44% ▼ -4.00%
• Reading proficiency: 48% ▼ -7.00%
• Median HH income: $54,233
• Composite: 39.86/100
• National rank: #3866
• State rank: #77 of 178 in NC

Livability — Duck

• Score: 69/100
• State rank: #162
• US rank: #8831

Category grades

Amenities F Commute F Cost of living F Crime A Employment A+ Housing B+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Duck, NC
• Population (ZIP): 8,094

Population outlook (Dare County) Hauer SSP2

• Today (2025): 39,201 people
• By 2030: 40,756 · +4.0%
• By 2040: 43,015 · +9.7%
• By 2050: 44,477 · +13.5%
• By 2075: 48,522 · +23.8%
• By 2100: 50,980 · +30.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Romanian 4% Slovak 4% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 94% English-only · Spanish 4% German/W. Germanic 1% Tagalog/Filipino 1%

Political lean MEDSL · Dare

• 2024 margin: R (+18.8) · D 40.1% · R 58.9%
• 2008→2024 swing: -9.5pp toward R · 2008: -9.2pp · 2024: -18.8pp
• All cycles: 2024: R+18.8 2020: R+16.5 2016: R+22.1 2012: R+16.1 2008: R+9.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -196.21%
• Current HPI: 274.0118
• Rent YoY: —
• Metro: —
• 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

1 event — show timeline

• 2025-07-02 Listed $5,000 Hive MLS