1611 W Fifth Ave · Gastonia, NC 28052

$150,000

3 bd · 1.0 ba · 1,173 sqft · SingleFamily public records · 37 Days on market

Built 1920 0.44 ac lot Est $229k · 34% 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 +20.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.4/10.0
• 1% rule +4.6/10.0
• 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

Key facts

• 0.44 acre lot
• Built 1920
• Listed 37 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation
• Exterior features: Asphalt-paved, publicly maintained road; 0.44-acre lot

Interior

• Kitchen: Oven
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: 6 total rooms; Fireplace; Walk-out basement access
• Laundry & utility: Utility room for laundry

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 $188 ($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 $144k (3.8% below list).
• Recommended offer: $144k (3.8% below list) — sets the bar for 1% rule.
• Cap rate 7.8% 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; 28 comparable units currently listed for rent nearby; rentals at typical pace (median 22d 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 35% 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 37 days — a 3% lower offer ($146k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,311 (3.8% below list)

Questions for the listing agent

1. It's been on market 37 days. Have you received any prior offers? Is the seller open to a 4% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — 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: 0.96% ✗
• Cap rate: 7.80%
• Cash-on-cash: 5.38%
• DSCR: 1.24
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $228,735
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1814 W Mcfarland Ave	0.32mi	3/2.0	1,200 (+2%)	0mo	$244,900	$204	77
1918 W 5th Ave	0.31mi	3/2.0	1,110 (-5%)	1mo	$165,000	$149	72
1179 Salvadore Ct	0.30mi	3/2.5	1,220 (+4%)	2mo	$241,000	$198	72
304 Linwood Rd	0.26mi	3/2.0	1,255 (+7%)	1mo	$250,000	$199	72
1217 Mountain Ave	0.44mi	3/2.0	1,200 (+2%)	3mo	$237,900	$198	69
1215 1/2 Mountain Ave	0.45mi	3/2.0	1,200 (+2%)	5mo	$237,900	$198	67
1250 Salvadore Ct	0.42mi	3/2.0	1,232 (+5%)	2mo	$188,750	$153	66
1040 East Dr	0.39mi	2/1.0 (-1)	1,100 (-6%)	0mo	$115,000	$105	66
79 May St	0.69mi	3/2.0	1,174 (+0%)	2mo	$190,000	$162	62
607 Elderwood Ct	0.61mi	3/2.0	1,198 (+2%)	4mo	$219,900	$184	61
1244 Salvadore Ct	0.41mi	3/2.5	1,327 (+13%)	3mo	$235,000	$177	51
809 Miller St	0.64mi	3/2.0	1,272 (+8%)	4mo	$248,000	$195	49

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: -5.2%
• Equity multiple: 0.80×
• Total profit: $-8,419
• Equity at exit: $22,365

10-year hold

• IRR: 7.1%
• Equity multiple: 1.59×
• Total profit: $24,969
• 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: 347
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,443 high
• Mortgage (P&I): −$787
• Tax from tax record: −$103 /mo · $1,231/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $188

Break-even live

Break-even rent $1,205

Max offer price $150,000

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

Rent comps 28 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1731 Parkdale Ave Gastonia, NC	3.0	2.0	1159	$1,475	$1.27	12d	1	0.21mi
1917 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	23d	1	0.27mi
1923 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	23d	1	0.28mi
2104 W 6th Ave Gastonia, NC	2.0	1.0	800	$1,050	$1.31	23d	1	0.50mi
112 Dean St Gastonia, NC	2.0	2.0	882	$1,400	$1.59	23d	1	0.60mi
105 Summit St Gastonia, NC	2.0	1.0	894	$995	$1.11	17d	1	0.63mi
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	23d	1	0.69mi
1204 Iva Ave Gastonia, NC	2.0	1.0	816	$1,275	$1.56	23d	1	0.71mi
1502 Cloverdale Ln Gastonia, NC	3.0	1.5	1368	$1,599	$1.17	16d	1	0.75mi
208 Graham St Gastonia, NC	3.0	2.0	1315	$1,800	$1.37	23d	1	0.76mi
300 S Firestone St Gastonia, NC	2.0	2.0	1488	$1,825	$1.23	10d	1	0.81mi
315 S Ransom St Gastonia, NC	3.0	1.0	1012	$1,399	$1.38	14d	1	0.84mi
903 W 6th Avenue B Gastonia, NC	2.0	1.0	1111	$1,450	$1.31	20d	1	0.88mi
412 N Scruggs St Gastonia, NC	3.0	2.5	1338	$1,695	$1.27	23d	1	0.91mi
106 S Dalton St Gastonia, NC	3.0	2.0	1395	$1,550	$1.11	21d	1	0.96mi
2427 Twin Ave Gastonia, NC	2.0	1.0	1200	$1,200	$1.00	4d	1	1.02mi
807 Memory Ln Gastonia, NC	3.0	1.0	864	$1,200	$1.39	23d	1	1.12mi
2600 Mary Ave Gastonia, NC	3.0	1.0	912	$1,423	$1.56	21d	1	1.17mi
1216 Jackson Rd Gastonia, NC	3.0	2.0	1254	$1,825	$1.46	23d	1	1.19mi
1608 James St Gastonia, NC	3.0	2.0	1416	$2,000	$1.41	3d	1	1.22mi
1926 Hartford Dr Gastonia, NC	1.0–3.0	1.0	772	$1,400	$1.81	1d	1	1.25mi
2746 Mary Ave Gastonia, NC	3.0	1.0	941	$1,493	$1.59	2d	1	1.28mi
710 Glenn St Gastonia, NC	2.0	1.0	800	$1,125	$1.41	23d	1	1.32mi
2611 Crescent Ln Gastonia, NC	2.0	1.5	930	$1,150	$1.24	23d	1	1.34mi
900 Junius St Unit c Gastonia, NC	2.0	1.5	900	$1,025	$1.14	23d	1	1.36mi
407 S Chester St Gastonia, NC	2.0	1.5	1060	$1,262	$1.19	3d	2	1.37mi
924 Junius St Gastonia, NC	3.0	2.0	960	$1,450	$1.51	4d	1	1.38mi
401 N Highland St Gastonia, NC	2.0	2.0	944	$1,471	$1.56	4d	1	1.46mi

Listing history 15 events

1. 2026-06-18
   days on market $150,000 Active 37 DOM
2. 2026-06-17
   days on market $150,000 Active 36 DOM
3. 2026-06-16
   days on market $150,000 Active 35 DOM
4. 2026-06-15
   days on market $150,000 Active 34 DOM
5. 2026-06-13
   days on market $150,000 Active 32 DOM
6. 2026-06-09
   days on market $150,000 Active 28 DOM
7. 2026-06-08
   days on market $150,000 Active 27 DOM
8. 2026-06-07
   days on market $150,000 Active 26 DOM
9. 2026-06-04
   days on market $150,000 Active 23 DOM
10. 2026-06-03
    days on market $150,000 Active 22 DOM
11. 2026-06-02
    days on market $150,000 Active 21 DOM
12. 2026-06-01
    days on market $150,000 Active 20 DOM
13. 2026-05-31
    days on market $150,000 Active 19 DOM
14. 2026-05-12
    listed $150,000 Active
15. 2026-05-06
    historical $150,000

ⓘ 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: $1,231 · $103/mo
• Projected year-2 tax: $1,231 · $103/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 5/10 Major 7 d/yr ≥104°F today · 15 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: $17,317
• − Mortgage interest: −$8,402
• − Property taxes: −$1,231
• − Insurance: −$750
• − Repairs & maintenance: −$1,385
• − Management: −$1,385
• − Depreciation: −$4,364
• Taxable loss: −$200
• Est. tax savings @ 24.0%: +$48
• After-tax cash flow: $2,309/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

+0.0% since first listed

2 events — show timeline

• 2026-05-12 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-06 Coming Soon $150,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.8%/yr

Latest (2025): $1,231 · +0.0% YoY. Source: county tax records.