1907 Marshall Ave · Gastonia, NC 28052

$149,000

2 bd · 1.0 ba · 956 sqft · SingleFamily public records · 126 Days on market

Built 1930 6,534 sqft lot Est $188k · 21% 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).

• ARV discount +15.0/15.0
• Cash flow +14.2/30.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

LOCATION! Charming 2-bedroom, 1-bath home located in Gastonia city limits featuring 956 sq ft of living space on a 0.15-acre lot. Built in 1930, this property offers classic character and strong potential for investors or buyers looking to add personal touches. Conveniently situated near local amenities, major roads, and downtown Gastonia. Ideal opportunity for rental income, starter home, or renovation project.

Key facts

• 0.15-acre lot
• Downtown gastonia
• Rental income

Tags

• 0.15-ACRE LOT
• DOWNTOWN GASTONIA
• RENTAL INCOME
• RENOVATION PROJECT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; Vinyl exterior; One story; Slab foundation
• Construction: Site-built; Vinyl siding; Slab foundation
• Exterior features: Gravel road access; Publicly maintained road

Interior

• Kitchen: No appliances included
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: One-level home; Room count: 1
• Laundry & utility: Utility room inside the home

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $149k.

Deal economics

• At list price, monthly cash flow is $24 ($283/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $120k (19.5% below list).
• Recommended offer: $120k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.5% vs local median 3.7% in Gastonia — 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 59/100 on livability (#528 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime F.
• Gaston County Schools (suburban): math 44% / reading 42% proficiency, ranked #93 of 178 in NC (top 52%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: Rents rising fast (+5.6%/yr); 347 active listings in the ZIP; 29 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gaston County population projected at +12% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 126 days — a 12% lower offer ($131k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $18k; list at $149k implies a 705% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $119,998 (19.5% below list)

Questions for the listing agent

1. It's been on market 126 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. 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?
8. 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.
9. 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.
10. 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: 0.81% ✗
• Cap rate: 6.48%
• Cash-on-cash: 0.68%
• DSCR: 1.03
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $188,332
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 S Myrtle School Rd	0.34mi	2/1.0	936 (-2%)	4mo	$120,000	$128	78
105 Grant St	0.26mi	2/1.0	883 (-8%)	4mo	$205,000	$232	72
2211 Parkdale Ave	0.40mi	3/1.0 (+1)	960 (+0%)	5mo	$220,000	$229	71
2123 W Sixth Ave	0.65mi	2/1.0	944 (-1%)	3mo	$175,000	$185	65
322 S Vine St	0.20mi	3/1.0 (+1)	1,041 (+9%)	9mo	$222,000	$213	63
308 S Myrtle School Rd	0.35mi	2/1.0	832 (-13%)	0mo	$125,000	$150	62
1426 Beechwood Dr	0.63mi	3/2.0 (+1)	957 (+0%)	4mo	$141,470	$148	57
908 Linwood Rd	0.71mi	2/1.0	870 (-9%)	2mo	$144,900	$167	50
630 S Myrtle School Rd	0.63mi	2/1.0	875 (-8%)	12mo	$205,000	$234	46
2136 W 6th Ave	0.63mi	3/1.0 (+1)	1,064 (+11%)	11mo	$214,000	$201	38
1420 W Mauney Ave	0.72mi	2/1.0	832 (-13%)	10mo	$88,000	$106	37
1405 W Rankin Ave	0.66mi	3/1.0 (+1)	816 (-15%)	14mo	$161,000	$197	28

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 · 5.63% rent growth · sell at horizon

5-year hold

• IRR: -12.6%
• Equity multiple: 0.53×
• Total profit: $-19,433
• Equity at exit: $22,216

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,067
• Equity at exit: $12,883

Cash invested: $41,720 (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 28052

• Rents YoY: 5.6%
• Active inventory: 347
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,200 high
• Mortgage (P&I): −$781
• Tax from tax record: −$81 /mo · $972/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $24

Break-even live

Break-even rent $1,170

Max offer price $149,000

Occupancy floor 93%

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: $37,250
• Closing costs: $4,470
• Reserves months: —
• Total cash needed: —

Rent comps 29 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1917 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	23d	1	0.20mi
1923 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	23d	1	0.21mi
1632 W 5th Ave Unit C Gastonia, NC	1.0	1.0	580	$1,050	$1.81	23d	1	0.43mi
1665 N Webb St Apt : H Gastonia, NC	2.0	1.0	674	$1,025	$1.52	23d	1	0.45mi
2104 W 6th Ave Gastonia, NC	2.0	1.0	800	$1,050	$1.31	23d	1	0.64mi
403 Digh St Unit A Gastonia, NC	2.0	1.0	675	$900	$1.33	23d	1	0.74mi
2600 Mary Ave Gastonia, NC	3.0	1.0	912	$1,423	$1.56	21d	1	0.77mi
2746 Mary Ave Gastonia, NC	3.0	1.0	941	$1,493	$1.59	2d	1	0.89mi
300 S Firestone St Gastonia, NC	1.0	1.0	902	$1,425	$1.58	23d	1	0.92mi
112 Dean St Gastonia, NC	2.0	2.0	882	$1,400	$1.59	23d	1	0.95mi
2611 Crescent Ln Gastonia, NC	2.0	1.5	930	$1,150	$1.24	23d	1	0.95mi
105 Summit St Gastonia, NC	2.0	1.0	894	$995	$1.11	17d	1	0.97mi
900 Junius St Unit c Gastonia, NC	2.0	1.5	900	$1,025	$1.14	23d	1	0.97mi
924 Junius St Gastonia, NC	3.0	2.0	960	$1,450	$1.51	4d	1	0.99mi
315 S Ransom St Gastonia, NC	3.0	1.0	1012	$1,399	$1.38	14d	1	1.00mi
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	23d	1	1.03mi
1204 Iva Ave Gastonia, NC	2.0	1.0	816	$1,275	$1.56	23d	1	1.10mi
416 S Weldon St Gastonia, NC	2.0	1.0	650	$900	$1.38	14d	1	1.12mi
408 S Weldon St Gastonia, NC	2.0	1.0	600	$900	$1.50	14d	1	1.13mi
903 W 6th Avenue B Gastonia, NC	2.0	1.0	1111	$1,450	$1.31	20d	1	1.13mi
710 Glenn St Gastonia, NC	2.0	1.0	800	$1,125	$1.41	23d	1	1.15mi
210 S Highland St Unit A Gastonia, NC	1.0	1.0	800	$995	$1.24	16d	1	1.26mi
3129 Spring Valley Dr Gastonia, NC	2.0–3.0	1.0	785	$1,195	$1.52	4d	14	1.29mi
610 W 5th Ave Unit 12 Gastonia, NC	2.0	1.0	676	$950	$1.41	23d	1	1.33mi
1027 New Beginnings Ave Gastonia, NC	2.0	1.0	560	$995	$1.78	23d	1	1.37mi
1521 Anthony Dr Gastonia, NC	1.0	1.0	1088	$1,450	$1.33	23d	1	1.37mi
612 W Main Ave Gastonia, NC	1.0	1.0	810	$1,500	$1.85	2d	1	1.40mi
612 W Main Ave Gastonia, NC	1.0	1.0	777	$1,551	$2.00	23d	1	1.40mi
401 N Highland St Gastonia, NC	2.0	2.0	944	$1,471	$1.56	4d	1	1.42mi

Listing history 15 events

1. 2026-06-18
   days on market $149,000 Active 126 DOM
2. 2026-06-17
   days on market $149,000 Active 125 DOM
3. 2026-06-16
   days on market $149,000 Active 124 DOM
4. 2026-06-15
   days on market $149,000 Active 123 DOM
5. 2026-06-13
   days on market $149,000 Active 121 DOM
6. 2026-06-09
   days on market $149,000 Active 117 DOM
7. 2026-06-08
   days on market $149,000 Active 116 DOM
8. 2026-06-07
   days on market $149,000 Active 115 DOM
9. 2026-06-04
   days on market $149,000 Active 112 DOM
10. 2026-06-03
    days on market $149,000 Active 111 DOM
11. 2026-06-02
    days on market $149,000 Active 110 DOM
12. 2026-06-01
    days on market $149,000 Active 109 DOM
13. 2026-05-31
    days on market $149,000 Active 108 DOM
14. 2026-02-12
    listed $149,000 Active
15. 2001-10-05
    soldstatus $18,500

ⓘ 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: $972 · $81/mo
• Projected year-2 tax: $1,222 · $102/mo
• Expected delta: +$250/yr (+$21/mo · 25.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,400
• − Mortgage interest: −$8,346
• − Property taxes: −$972
• − Insurance: −$745
• − Repairs & maintenance: −$1,152
• − Management: −$1,152
• − Depreciation: −$4,335
• Taxable loss: −$2,302
• Est. tax savings @ 24.0%: +$552
• After-tax cash flow: $835/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: Gaston County Schools
• NCES district ID: 3701620
• Math proficiency: 44% ▲ 4.00%
• Reading proficiency: 42% ▲ 1.00%
• Median HH income: $43,644
• Composite: 36.39/100
• National rank: #4680
• State rank: #93 of 178 in NC

Livability — Gastonia

• Score: 59/100
• State rank: #528
• US rank: #19444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Gastonia, NC
• County: Gaston County · 201,497 people
• City population: 114,179
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 36,272
• Household income: $49,643
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1521.0

Population outlook (Gaston County) Hauer SSP2

• Today (2025): 230,027 people
• By 2030: 237,300 · +3.2%
• By 2040: 249,659 · +8.5%
• By 2050: 257,806 · +12.1%
• By 2075: 272,163 · +18.3%
• By 2100: 268,652 · +16.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.65)
• Race & ethnicity: White 46% Black 33% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Dominican Republic, Jamaica
• Languages at home: 86% English-only · Spanish 13%

Political lean MEDSL · Gaston

• 2024 margin: Strong R (+25.0) · D 37.0% · R 62.1%
• 2008→2024 swing: 0.0pp no change · 2008: -25.0pp · 2024: -25.0pp
• All cycles: 2024: R+25.0 2020: R+27.8 2016: R+32.1 2012: R+25.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -348.71%
• Current HPI: 252.912
• Rent YoY: ▲ 5.63%
• Metro: Charlotte-Concord-Gastonia, NC-SC
• 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

+705.4% since first listed

2 events — show timeline

• 2026-02-12 Listed $149,000 CANOPYMLS as Distributed by MLS Grid
• 2001-10-05 Sold (Public Records) $18,500 Public Records

Property tax history

+8.0%/yr

Latest (2025): $972 · +0.0% YoY. Source: county tax records.