1104 W Davidson Ave · Gastonia, NC 28052

$115,000

2 bd · 1.0 ba · 696 sqft · SingleFamily public records · 162 Days on market

Built 1930 7,405 sqft lot Est $134k · 14% 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 +20.4/30.0
• ARV discount +13.8/15.0
• DSCR +6.5/10.0
• 1% rule +4.7/10.0
• 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

Great opportunity for investors or flippers! Lease in place. Great locations on large lots! The seller would prefer to sell all five properties to the same investor. Priced for quick sale individually or together - the properties are MLS: 3514132, 3514130, 3514129, 3514128, 3511778. As is, seller to make no repairs

Key facts

• 7,405 sq ft lot
• Built 1930
• Listed 161 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; On-street parking
• Utilities: City water; Public sewer
• Home design: Single-family residence (residential); One story; Entry level 1
• Construction: Site-built construction; Vinyl exterior; Composition roof; Crawl space foundation; Built on one level
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Appliances: Other
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Natural gas heating; Wall unit(s) for cooling
• Interior features: Five total rooms; Entry at main level
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $150 ($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 $111k (3.3% below list).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% 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; 11 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 $795 of loan paydown is wiped out by about $3k 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 162 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 7y ago; this cycle's ask has dropped $10k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $60k; list at $115k implies a 92% 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 $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 162 days. Have you received any prior offers? Is the seller open to a 12% 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. 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: 0.97% ✗
• Cap rate: 7.86%
• Cash-on-cash: 5.59%
• DSCR: 1.25
• GRM: 8.6

CMA / ARV

• ARV (on-the-fly): $133,632
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1221 N Ransom St	0.31mi	2/1.0	750 (+8%)	9mo	$170,000	$227	65
1047 Sycamore Ave	0.26mi	2/1.0	721 (+4%)	21mo	$120,000	$166	65
1047 Ridge Ave	0.18mi	2/1.0	788 (+13%)	9mo	$72,000	$91	62
1341 Essex St	0.56mi	2/1.0	728 (+5%)	6mo	$178,000	$245	61
1120 N Ransom St	0.22mi	1/1.0 (-1)	624 (-10%)	18mo	$85,000	$136	52
635 Moran St	0.69mi	2/1.0	720 (+3%)	22mo	$138,000	$192	44
631 Moran St	0.69mi	2/1.0	720 (+3%)	22mo	$138,000	$192	44
1424 Ware Ave	0.70mi	2/1.0	736 (+6%)	17mo	$92,500	$126	44
629 Moran St	0.69mi	2/1.0	720 (+3%)	22mo	$138,000	$192	44
625 Moran St	0.69mi	2/1.0	720 (+3%)	22mo	$138,000	$192	44
609 Moran St	0.71mi	2/1.0	720 (+3%)	22mo	$138,000	$192	43
605 Moran St	0.71mi	2/1.0	720 (+3%)	22mo	$138,000	$192	43

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: -4.9%
• Equity multiple: 0.81×
• Total profit: $-6,090
• Equity at exit: $17,147

10-year hold

• IRR: 7.4%
• Equity multiple: 1.62×
• Total profit: $19,980
• Equity at exit: $9,943

Cash invested: $32,200 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,113 high
• Mortgage (P&I): −$603
• Tax from tax record: −$78 /mo · $937/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$234
• Net cashflow: $150

Break-even live

Break-even rent $923

Max offer price $115,000

Occupancy floor 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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1027 New Beginnings Ave Gastonia, NC	2.0	1.0	560	$995	$1.78	24d	1	0.08mi
1120 N Ransom St Gastonia, NC	1.0	1.0	624	$1,175	$1.88	2d	1	0.20mi
1301 Sims Cir Unit D Gastonia, NC	1.0	1.0	702	$950	$1.35	12d	1	0.53mi
922 Dowd Dr Unit D Gastonia, NC	1.0	1.0	702	$950	$1.35	24d	1	0.56mi
310 Norment Ave Gastonia, NC	2.0	1.0	691	$995	$1.44	24d	1	0.71mi
1665 N Webb St Apt : H Gastonia, NC	2.0	1.0	674	$1,025	$1.52	24d	1	0.94mi
408 S Weldon St Gastonia, NC	2.0	1.0	600	$900	$1.50	15d	1	1.05mi
416 S Weldon St Gastonia, NC	2.0	1.0	650	$900	$1.38	15d	1	1.06mi
147 W Main Ave Gastonia, NC	3.0	1.0–2.0	1080	$1,950	$1.81	24d	8	1.13mi
610 W 5th Ave Unit 12 Gastonia, NC	2.0	1.0	676	$950	$1.41	24d	1	1.18mi
402 N Broad St Gastonia, NC	1.0	1.0	600	$850	$1.42	18d	1	1.30mi

Listing history 21 events

1. 2026-06-18
   days on market $115,000 Active 162 DOM
2. 2026-06-17
   days on market $115,000 Active 161 DOM
3. 2026-06-16
   days on market $115,000 Active 160 DOM
4. 2026-06-15
   days on market $115,000 Active 159 DOM
5. 2026-06-13
   days on market $115,000 Active 157 DOM
6. 2026-06-09
   days on market $115,000 Active 153 DOM
7. 2026-06-08
   days on market $115,000 Active 152 DOM
8. 2026-06-07
   days on market $115,000 Active 151 DOM
9. 2026-06-04
   days on market $115,000 Active 148 DOM
10. 2026-06-03
    days on market $115,000 Active 147 DOM
11. 2026-06-02
    days on market $115,000 Active 146 DOM
12. 2026-06-01
    days on market $115,000 Active 145 DOM
13. 2026-05-31
    days on market $115,000 Active 144 DOM
14. 2026-05-06
    price $115,000
15. 2026-01-08
    listed $125,000 Active
16. 2025-12-22
    historical $125,000
17. 2019-07-25
    soldstatus $60,000
18. 2019-07-24
    soldstatus $55,000 Closed 318-char remark

    Show marketing remark (318 chars)

    Great opportunity for investors or flippers! Lease in place. Great locations on large lots! The seller would prefer to sell all five properties to the same investor. Priced for quick sale individually or together - the properties are MLS: 3514132, 3514130, 3514129, 3514128, 3511778. As is, seller to make no repairs

19. 2019-06-12
    status Under Contract - No Show 318-char remark

    Show marketing remark (318 chars)

    Great opportunity for investors or flippers! Lease in place. Great locations on large lots! The seller would prefer to sell all five properties to the same investor. Priced for quick sale individually or together - the properties are MLS: 3514132, 3514130, 3514129, 3514128, 3511778. As is, seller to make no repairs

20. 2019-06-04
    listed $80,000 Active 318-char remark

    Show marketing remark (318 chars)

    Great opportunity for investors or flippers! Lease in place. Great locations on large lots! The seller would prefer to sell all five properties to the same investor. Priced for quick sale individually or together - the properties are MLS: 3514132, 3514130, 3514129, 3514128, 3511778. As is, seller to make no repairs

21. 2019-06-04
    historical $80,000 318-char remark

    Show marketing remark (318 chars)

    Great opportunity for investors or flippers! Lease in place. Great locations on large lots! The seller would prefer to sell all five properties to the same investor. Priced for quick sale individually or together - the properties are MLS: 3514132, 3514130, 3514129, 3514128, 3511778. As is, seller to make no repairs

ⓘ 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: $937 · $78/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$6/yr (+$1/mo · 0.7%)

ⓘ 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 3/10 Moderate
• 🌡 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: $13,351
• − Mortgage interest: −$6,442
• − Property taxes: −$937
• − Insurance: −$575
• − Repairs & maintenance: −$1,068
• − Management: −$1,068
• − Depreciation: −$3,345
• Taxable loss: −$84
• Est. tax savings @ 24.0%: +$20
• After-tax cash flow: $1,819/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

+43.8% since first listed

8 events — show timeline

• 2026-05-06 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-08 Listed $125,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-22 Coming Soon $125,000 CANOPYMLS as Distributed by MLS Grid
• 2019-07-25 Sold (Public Records) $60,000 Public Records
• 2019-07-24 Sold (MLS) $55,000 CANOPYMLS as Distributed by MLS Grid
• 2019-06-12 Pending — CANOPYMLS as Distributed by MLS Grid
• 2019-06-04 Listed $80,000 CANOPYMLS as Distributed by MLS Grid
• 2019-06-04 Coming Soon $80,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+2.2%/yr

Latest (2025): $937 · +0.0% YoY. Source: county tax records.