2607 Crescent Ln · Gastonia, NC 28052

$150,000

3 bd · 1.0 ba · 1,036 sqft · SingleFamily public records · 32 Days on market

Built 1950 0.38 ac lot Est $181k · 17% under

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Why this score? — see what drove the C 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 +19.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.4/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

Key facts

• Covered front porch
• 0.38 acre lot
• Garage

Tags

• COVERED FRONT PORCH
• FULLY FENCED BACKYARD
• DETACHED STORAGE BUILDING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Detached garage (garage faces front); 1 garage space
• Utilities: City water; Public sewer
• Home design: Single family residence; Site-built construction; One story; R1 zoning
• Construction: Brick and stone veneer exterior; Crawl space foundation
• Exterior features: Covered front porch; Patio; Back yard fencing; Shed(s) on the property; Concrete, paved public road access

Interior

• Kitchen: Oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bath on the main level; 1 half bath on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 9 total rooms; Oven
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $161 ($2k/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 $142k (5.6% below list).
• Recommended offer: $142k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 7.6% 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: Edward D Sadler Jr Elementary School (math 27% / reading 27%, grade F, #1,033 of 1,410 statewide, top 76%, 321 students, 99% FRL); Southwest Middle (math 35% / reading 30%, grade F, #312 of 475 statewide, top 66%, 804 students, 100% FRL); Hunter Huss High (math 37% / reading 38%, grade F, #411 of 535 statewide, top 77%, 1,120 students, 80% FRL) — zoned schools average 93% FRL vs 37% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 352 active listings in the ZIP; 14 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).
• This rent runs 34% of the median local income ($50k/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 $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 32 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y 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 $46k; list at $150k implies a 226% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1950 — expect roof / HVAC / electrical / plumbing capex.
• 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 $141,638 (5.6% below list)

Questions for the listing agent

1. It's been on market 32 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
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: 0.94% ✗
• Cap rate: 7.58%
• Cash-on-cash: 4.59%
• DSCR: 1.20
• GRM: 8.8

CMA / ARV

• ARV (on-the-fly): $181,300
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2724 Mary Ave	0.09mi	3/1.0	960 (-7%)	5mo	$150,000	$156	80
2603 Mary Ave	0.18mi	3/1.0	961 (-7%)	9mo	$195,000	$203	72
2328 Milton Ave	0.44mi	3/2.0	1,044 (+1%)	12mo	$203,000	$194	65
115 Venus Ave	0.23mi	3/2.0	1,154 (+11%)	12mo	$265,000	$230	56
701 Shannon Bradley Rd	0.57mi	4/1.0 (+1)	1,048 (+1%)	13mo	$199,500	$190	56
1017 Vancouver Ln	0.26mi	4/2.0 (+1)	1,120 (+8%)	15mo	$186,000	$166	53
3039 Knollwood Dr	0.43mi	3/1.5	1,145 (+10%)	9mo	$183,000	$160	52
1027 Brown St	0.51mi	3/1.0	903 (-13%)	6mo	$195,925	$217	50
2548 Milton Ave	0.37mi	2/1.0 (-1)	935 (-10%)	15mo	$149,000	$159	49
3019 Salem Dr	0.51mi	3/2.0	1,175 (+13%)	3mo	$206,000	$175	47
511 Newcastle Rd	0.55mi	3/1.5	1,150 (+11%)	15mo	$194,900	$169	41
302 S Myrtle School Rd	0.75mi	2/1.0 (-1)	936 (-10%)	4mo	$120,000	$128	41

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: -6.4%
• Equity multiple: 0.76×
• Total profit: $-10,256
• Equity at exit: $22,365

10-year hold

• IRR: 6.0%
• Equity multiple: 1.50×
• Total profit: $20,792
• Equity at exit: $12,969

Cash invested: $42,000 (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: 352
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $1,416 high
• Mortgage (P&I): −$787
• Tax from tax record: −$109 /mo · $1,310/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$297
• Net cashflow: $161

Break-even live

Break-even rent $1,213

Max offer price $150,000

Occupancy floor 84%

Sensitivity live

Price	-10% $246	-5% $203	+0% $161	+5% $118	+10% $76
Rent	-10% $49	-5% $105	+0% $161	+5% $217	+10% $273
Rate	-1.0pp $236	-0.5pp $199	base $161	+0.5pp $122	+1.0pp $82

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 14 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
900 Junius St Unit c Gastonia, NC	2.0	1.5	900	$1,025	$1.14	25d	1	0.01mi
924 Junius St Gastonia, NC	3.0	2.0	960	$1,450	$1.51	6d	1	0.04mi
2611 Crescent Ln Gastonia, NC	2.0	1.5	930	$1,150	$1.24	25d	1	0.04mi
2746 Mary Ave Gastonia, NC	3.0	1.0	941	$1,493	$1.59	3d	1	0.08mi
2600 Mary Ave Gastonia, NC	3.0	1.0	912	$1,423	$1.56	23d	1	0.20mi
2427 Twin Ave Gastonia, NC	2.0	1.0	1200	$1,200	$1.00	6d	1	0.33mi
3129 Spring Valley Dr Gastonia, NC	2.0–3.0	1.0	785	$1,557	$1.98	0d	13	0.46mi
208 Graham St Gastonia, NC	3.0	2.0	1315	$1,800	$1.37	25d	1	0.62mi
1923 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	25d	1	1.08mi
1917 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	25d	1	1.09mi
1731 Parkdale Ave Gastonia, NC	3.0	2.0	1159	$1,475	$1.27	14d	1	1.15mi
1608 James St Gastonia, NC	3.0	2.0	1416	$2,000	$1.41	5d	1	1.19mi
2104 W 6th Ave Gastonia, NC	2.0	1.0	800	$1,050	$1.31	25d	1	1.30mi
412 N Scruggs St Gastonia, NC	3.0	2.5	1338	$1,695	$1.27	25d	1	1.42mi

Listing history 20 events

1. 2026-06-17
   status $150,000 Pending 32 DOM
2. 2026-06-16
   days on market $150,000 Active 32 DOM
3. 2026-06-15
   days on market $150,000 Active 31 DOM
4. 2026-06-13
   days on market $150,000 Active 29 DOM
5. 2026-06-09
   days on market $150,000 Active 25 DOM
6. 2026-06-08
   days on market $150,000 Active 24 DOM
7. 2026-06-07
   days on market $150,000 Active 23 DOM
8. 2026-06-04
   days on market $150,000 Active 20 DOM
9. 2026-06-03
   days on market $150,000 Active 19 DOM
10. 2026-06-02
    days on market $150,000 Active 18 DOM
11. 2026-06-01
    days on market $150,000 Active 17 DOM
12. 2026-05-31
    days on market $150,000 Active 16 DOM
13. 2026-05-15
    listed $150,000 Active
14. 2015-09-14
    soldstatus $46,000 Closed 330-char remark

    Show marketing remark (330 chars)

    Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

15. 2015-09-11
    historical Under Contract - Show 330-char remark

    Show marketing remark (330 chars)

    Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

16. 2015-06-30
    price $51,000 330-char remark

    Show marketing remark (330 chars)

    Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

17. 2015-05-13
    price $53,000 330-char remark

    Show marketing remark (330 chars)

    Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

18. 2015-03-09
    status Active 330-char remark

    Show marketing remark (330 chars)

    Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

19. 2015-02-14
    historical Under Contract - Show 330-char remark

    Show marketing remark (330 chars)

    Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

20. 2015-01-20
    listed $55,000 Active 330-char remark

    Show marketing remark (330 chars)

    Reduced! Updated Brick 3 Bedroom 1 .5 Baths. Ready to move in Ranch, all new carpets, Entry foyer, large living room with a lot of sun, Master Bedroom and bath. Laundry room off the eat in Kitchen. Large back Yard for gatherings and a partial fence. New HVAC, updated main electric panel, all redone in 2014. This is a must see.

ⓘ 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: $1,310 · $109/mo
• Projected year-2 tax: $1,310 · $109/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 3/10 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: $16,997
• − Mortgage interest: −$8,402
• − Property taxes: −$1,310
• − Insurance: −$750
• − Repairs & maintenance: −$1,360
• − Management: −$1,360
• − Depreciation: −$4,364
• Taxable loss: −$549
• Est. tax savings @ 24.0%: +$132
• After-tax cash flow: $2,059/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

+172.7% since first listed

8 events — show timeline

• 2026-05-15 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2015-09-14 Sold (MLS) $46,000 CANOPYMLS as Distributed by MLS Grid
• 2015-09-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2015-06-30 Price Changed $51,000 CANOPYMLS as Distributed by MLS Grid
• 2015-05-13 Price Changed $53,000 CANOPYMLS as Distributed by MLS Grid
• 2015-03-09 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2015-02-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2015-01-20 Listed $55,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+5.1%/yr

Latest (2025): $1,310 · +0.0% YoY. Source: county tax records.