213 Bethany Rd · Gastonia, NC 28052

$225,000

3 bd · 2.0 ba · 1,275 sqft · SingleFamily public records · 10 Days on market

Built 1976 0.62 ac lot Est $261k · 14% 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 +13.8/15.0
• Cash flow +12.8/30.0
• Rent growth +3.9/5.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• 1% rule +2.7/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Nicely updated 3 bedroom, 2 bathroom with lots of room to spread out on 0.62 acres. Cute Brick and Vinyl ranch in the Gastonia countryside. New kitchen cabinets with laminate countertops. Electric stove and oven, built in microwave, with Refrigerator to convey with house. Room for kitchen table and movable island for extra storage and work space! New laminate flooring throughout house! Large sliding glass door allows lots of natural light into the kitchen and leads out onto the screened in porch! Plumbing pipes have been replaced under house! Vinyl windows throughout! New cabinets, water heater 2021 in laundry room! All rooms freshly painted, except one. Large fenced in back yard for your kids or fur babies to run off of the screened in porch! Side yard is fenced in separately where septic is located. New storm doors & side door. 2-car carport with extra parking. Get your little slice of heaven in the country and close to Gastonia shopping! This gem won’t last!

Key facts

• Laminate flooring
• Vinyl windows
• Sliding glass door

Tags

• UPDATED KITCHEN CABINETS
• LAMINATE COUNTERTOPS
• LAMINATE FLOORING
• VINYL WINDOWS
• WATER HEATER REPLACED
• SLIDING GLASS DOOR

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport with 2 spaces
• Utilities: Community well water; Septic system; Publicly maintained paved concrete road access
• Home design: Single-family residence; Site-built construction; One story; R1 zoning
• Construction: Partial brick and vinyl exterior; Crawl space foundation; Site built construction
• Exterior features: Screened patio/porch; Partial backyard fencing

Interior

• Kitchen: Dishwasher; Electric oven; Electric range
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Laminate flooring
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 9 total rooms; Dishwasher; Electric oven; Electric range
• Laundry & utility: Main-level utility/laundry room; Crawl space foundation access noted

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $225k.

Deal economics

• At list price, monthly cash flow is $-23 ($-270/yr) — negative.
• To cash-flow at today's rent, offer at most $221k (1.8% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $172k (23.5% below list).
• Recommended offer: $172k (23.5% 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: Chapel Grove Elementary (math 37% / reading 32%, grade F, #835 of 1,410 statewide, top 62%, 357 students, 99% FRL); Hunter Huss High (math 37% / reading 38%, grade F, #411 of 535 statewide, top 77%, 1,120 students, 80% FRL) — zoned schools average 89% FRL vs 37% district-wide (53 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 351 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).
• This rent runs 42% 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 $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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 5y 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 $170k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $172,167 (23.5% 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. Built in 1976 — 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. 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?
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: 0.77% ✗
• Cap rate: 6.17%
• Cash-on-cash: -0.43%
• DSCR: 0.98
• GRM: 10.9

CMA / ARV

• ARV (on-the-fly): $261,375
• Comps found: 5

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4901 Greenwood Dr	0.39mi	3/2.0	1,222 (-4%)	14mo	$250,000	$205	64
4841 Greenwood Dr	0.42mi	3/2.0	1,458 (+14%)	4mo	$257,500	$177	53
4636 Merrywood Ln	0.67mi	3/2.0	1,154 (-10%)	4mo	$260,000	$225	50
4609 Cottonwood Ln	0.63mi	3/2.0	1,132 (-11%)	4mo	$234,000	$207	49
124 Shady Bluff Dr	0.52mi	3/2.0	1,389 (+9%)	20mo	$215,000	$155	44

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: -14.5%
• Equity multiple: 0.47×
• Total profit: $-33,298
• Equity at exit: $33,548

10-year hold

• IRR: -2.3%
• Equity multiple: 0.83×
• Total profit: $-10,916
• Equity at exit: $19,454

Cash invested: $63,000 (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: 351
• Price-to-rent: 10.9×

Monthly cashflow live

• Estimated rent: $1,722 medium
• Mortgage (P&I): −$1,180
• Tax from tax record: −$109 /mo · $1,307/yr
• Insurance: −$94
• HOA: −$0
• Vacancy / Maint / Mgmt: −$362
• Net cashflow: $-23

Break-even live

Break-even rent $1,750

Max offer price $221,024

Occupancy floor 96%

Sensitivity live

Price	-10% $105	-5% $41	+0% $-23	+5% $-86	+10% $-150
Rent	-10% $-159	-5% $-91	+0% $-23	+5% $45	+10% $114
Rate	-1.0pp $91	-0.5pp $35	base $-23	+0.5pp $-81	+1.0pp $-140

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: $56,250
• Closing costs: $6,750
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
145 Hickory Creek Dr Gastonia, NC	3.0	2.0	1092	$1,670	$1.53	24d	1	0.94mi
5212 Lewis Rd Gastonia, NC	3.0	1.0	1120	$1,575	$1.41	5d	1	1.31mi

Listing history 7 events

1. 2026-06-21
   days on market $225,000 Active 10 DOM
2. 2026-06-18
   days on market $225,000 Active 7 DOM
3. 2026-06-17
   days on market $225,000 Active 6 DOM
4. 2026-06-16
   days on market $225,000 Active 5 DOM
5. 2026-06-15
   days on market $225,000 Active 4 DOM
6. 2026-06-13
   remarks 674-char remark
7. 2026-06-13
   listed $225,000 Active 2 DOM

ⓘ 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: $1,307 · $109/mo
• Projected year-2 tax: $1,845 · $154/mo
• Expected delta: +$538/yr (+$45/mo · 41.1%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $20,660
• − Mortgage interest: −$12,603
• − Property taxes: −$1,307
• − Insurance: −$1,125
• − Repairs & maintenance: −$1,653
• − Management: −$1,653
• − Depreciation: −$6,545
• Taxable loss: −$4,227
• Est. tax savings @ 24.0%: +$1,014
• After-tax cash flow: $744/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): 36,272
• 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

+181.2% since first listed

9 events — show timeline

• 2026-06-11 Listed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2024-09-25 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2021-02-25 Sold (MLS) $170,000 CANOPYMLS as Distributed by MLS Grid
• 2021-01-25 Pending — CANOPYMLS as Distributed by MLS Grid
• 2021-01-22 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2021-01-19 Listed $175,000 CANOPYMLS as Distributed by MLS Grid
• 2021-01-18 Coming Soon $175,000 CANOPYMLS as Distributed by MLS Grid
• 2005-12-02 Sold (Public Records) $93,500 Public Records
• 1998-06-01 Sold (Public Records) $80,000 Public Records

Property tax history

+3.3%/yr

Latest (2025): $1,307 · +0.0% YoY. Source: county tax records.