801 Windwood Dr · Gastonia, NC 28056

$235,000

3 bd · 1.0 ba · 1,250 sqft · SingleFamily public records · 266 Days on market

Built 1980 0.56 ac lot Est $231k · at est. ↓ 2% since listing

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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 +12.7/30.0
• ARV discount +6.8/15.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

* * * * * Offering $5000 towards buyer expenses * * * * * * . Discover the perfect opportunity to make this property your own! This all-brick home offers 3 bedrooms and 1.5 baths, with a spacious backyard featuring both a workshop and a storage building. The crawlspace has been encapsulated for added protection, while the interior provides a blank canvas ready for your personal touch and updates. With no HOA, you’ll enjoy flexibility and freedom. Nestled on a quiet dead-end road, this home is ideal for first-time buyers or anyone looking for a great investment. Don’t miss out—schedule your showing today!

Key facts

• Spacious backyard
• Storage building
• Quiet dead-end road

Tags

• SPACIOUS BACKYARD
• WORKSHOP
• STORAGE BUILDING
• CRAWLSPACE ENCAPSULATED
• NO HOA
• QUIET DEAD-END ROAD

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction; Brick exterior; R1 zoning
• Construction: Brick full exterior; Site-built construction; Crawl space foundation; Built as one level
• Exterior features: Concrete and gravel road access; Publicly maintained road

Interior

• Kitchen: Electric oven; Electric range; Oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Five total rooms; Crawl space foundation
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $235k.

Deal economics

• At list price, monthly cash flow is $-24 ($-284/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $183k (22.2% below list).
• Recommended offer: $183k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.2% 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: employment D, crime F, amenities 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.
• Zoned schools: H H Beam Elementary (math 13% / reading 13%, grade F, #1,356 of 1,410 statewide, top 96%, 510 students, 99% FRL); Southwest Middle (math 35% / reading 30%, grade F, #312 of 475 statewide, top 66%, 804 students, 100% FRL); Forestview High (math 72% / reading 59%, grade B, #159 of 535 statewide, top 30%, 1,081 students, 47% FRL) — zoned schools average 82% FRL vs 37% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+1.9%/yr); 361 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $2k of loan paydown is wiped out by about $7k 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 266 days — a 12% lower offer ($207k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts 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: moderate wind risk, 21% 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 $182,724 (22.2% 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 266 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
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: 0.78% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $231,250
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4107 Windwood Dr	0.28mi	3/1.0	1,296 (+4%)	12mo	$225,000	$174	71
4040 Angus Dr	0.53mi	3/1.0	1,250 (0%)	5mo	$245,500	$196	71
3923 Windwood Dr	0.21mi	3/1.5	1,343 (+7%)	6mo	$249,000	$185	70
4409 Little Mountain Rd	0.42mi	3/1.5	1,301 (+4%)	3mo	$250,000	$192	69
705 Windwood Dr	0.07mi	3/1.5	1,364 (+9%)	20mo	$235,000	$172	63
206 Oshea Ave	0.56mi	3/2.0	1,265 (+1%)	14mo	$252,000	$199	57
4724 Jamee Dr	0.55mi	3/1.5	1,288 (+3%)	15mo	$220,000	$171	55
3511 York Hwy	0.57mi	2/1.0 (-1)	1,230 (-2%)	20mo	$150,000	$122	50
216 Queens Ct	0.75mi	3/2.0	1,311 (+5%)	6mo	$250,000	$191	48
4210 Grissom St	0.69mi	3/1.5	1,200 (-4%)	14mo	$214,900	$179	47
140 Nila Dawn Ave #2	0.72mi	3/1.0	1,070 (-14%)	1mo	$190,000	$178	42
4133 Grissom St	0.72mi	3/1.0	1,070 (-14%)	21mo	$212,500	$199	24

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -18.1%
• Equity multiple: 0.37×
• Total profit: $-41,587
• Equity at exit: $35,039

10-year hold

• IRR: -12.4%
• Equity multiple: 0.30×
• Total profit: $-46,184
• Equity at exit: $20,319

Cash invested: $65,800 (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 28056

• Rents YoY: 1.9%
• Active inventory: 361
• Price-to-rent: 10.7×

Monthly cashflow live

• Estimated rent: $1,827 high
• Mortgage (P&I): −$1,232
• Tax from tax record: −$137 /mo · $1,643/yr
• Insurance: −$98
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $-24

Break-even live

Break-even rent $1,857

Max offer price $230,812

Occupancy floor 96%

Sensitivity live

Price	-10% $109	-5% $43	+0% $-24	+5% $-90	+10% $-157
Rent	-10% $-168	-5% $-96	+0% $-24	+5% $48	+10% $121
Rate	-1.0pp $95	-0.5pp $36	base $-24	+0.5pp $-85	+1.0pp $-147

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: $58,750
• Closing costs: $7,050
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
4026 Angus Dr Gastonia, NC	3.0	1.5	1310	$1,623	$1.24	23d	1	0.46mi
3342 York Hwy Gastonia, NC	2.0	1.0	1000	$1,349	$1.35	23d	1	0.76mi
732 Inwood Hill Dr Gastonia, NC	3.0	2.5	1330	$2,195	$1.65	22d	1	1.10mi
538 Queens Rd Gastonia, NC	3.0	2.0	1038	$1,600	$1.54	25d	1	1.11mi
2735 Winn Mill Dr Gastonia, NC	3.0	2.5	1580	$1,895	$1.20	25d	1	1.40mi
3377 Hunting Wood Ct Gastonia, NC	3.0	2.0	1211	$1,780	$1.47	16d	1	1.41mi
2642 Forbes Rd Gastonia, NC	3.0	2.0	1575	$1,850	$1.17	12d	1	1.42mi
2529 Ruby Dixon Crossing Dr Gastonia, NC	3.0	2.5	1661	$2,000	$1.20	23d	1	1.43mi
2529 Ruby Dixon Crossing Dr Unit 2529 Gastonia, NC	3.0	2.5	1661	$2,000	$1.20	25d	1	1.43mi
2443 Myers St Gastonia, NC	3.0	1.0	1100	$1,187	$1.08	14d	1	1.48mi
325 Robinson Rd Gastonia, NC	2.0	1.0	900	$1,195	$1.33	25d	1	1.48mi

Listing history 17 events

1. 2026-06-21
   days on market $235,000 Active 266 DOM
2. 2026-06-18
   days on market $235,000 Active 263 DOM
3. 2026-06-17
   days on market $235,000 Active 262 DOM
4. 2026-06-16
   days on market $235,000 Active 261 DOM
5. 2026-06-15
   days on market $235,000 Active 260 DOM
6. 2026-06-13
   days on market $235,000 Active 258 DOM
7. 2026-06-09
   days on market $235,000 Active 254 DOM
8. 2026-06-08
   days on market $235,000 Active 253 DOM
9. 2026-06-07
   days on market $235,000 Active 252 DOM
10. 2026-06-04
    days on market $235,000 Active 249 DOM
11. 2026-06-03
    days on market $235,000 Active 248 DOM
12. 2026-06-02
    days on market $235,000 Active 247 DOM
13. 2026-06-01
    days on market $235,000 Active 246 DOM
14. 2026-05-31
    days on market $235,000 Active 245 DOM
15. 2026-02-12
    price $235,000
16. 2025-12-18
    status Active
17. 2025-09-26
    listed $240,000 Active

ⓘ 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: $1,643 · $137/mo
• Projected year-2 tax: $1,927 · $161/mo
• Expected delta: +$284/yr (+$24/mo · 17.3%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% 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: $21,927
• − Mortgage interest: −$13,164
• − Property taxes: −$1,643
• − Insurance: −$1,175
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$6,836
• Taxable loss: −$4,400
• Est. tax savings @ 24.0%: +$1,056
• After-tax cash flow: $771/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

• County: Gaston County · 201,497 people
• City population: 114,179
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 36,200
• Household income: $90,427
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 623.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 2% Italian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 1% Other Indo-European 1%

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: ▼ -244.54%
• Current HPI: 231.6479
• Rent YoY: ▲ 1.94%
• 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

-2.1% since first listed

3 events — show timeline

• 2026-02-12 Price Changed $235,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-18 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-09-26 Listed $240,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.4%/yr

Latest (2025): $1,643 · +0.0% YoY. Source: county tax records.