911 Nottingham Dr #19 · Gastonia, NC 28054

$134,900

2 bd · 1.0 ba · 1,152 sqft · Condo public records · 16 Days on market

Built 1972 $200/mo HOA · 15% of rent

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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 +7.5/15.0
• 1% rule +4.9/10.0
• DSCR +3.8/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this fantastic condo opportunity in the heart of Gastonia! Perfectly situated on Nottingham Drive, this property features an inviting, low-maintenance layout that is ideal for both homeowners and savvy investors. Enjoy bright living spaces, comfortable bedrooms, and a highly convenient location just minutes away from local shopping, dining, parks, and major transit routes for an easy commute. Don't miss out on this excellent value—schedule your tour today and see the potential for yourself!

Key facts

• $200 HOA
• Built 1972
• Listed 16 days

Tags

• LOW MAINTENANCE LAYOUT
• HIGHLY CONVENIENT LOCATION

Property features AI

Finance

• HOA & community: Mandatory HOA managed by Kindred Management Group; HOA fee $200 monthly

Exterior

• Parking: Assigned parking
• Utilities: City water; Public sewer
• Home design: Residential condominium; Two levels; Entry at level 1
• Construction: Site-built construction; Partial brick and vinyl exterior; Slab foundation
• Exterior features: Patio; Rear porch; Fenced yard; Paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 2 bedrooms upstairs
• Flooring: Carpet; Vinyl
• Bathrooms: 1 full bathroom upstairs; 1 half bathroom on the main level
• Heating & cooling: Electric heating; Forced air; Ceiling fan(s)
• Interior features: 8 total rooms; Living room fireplace
• Laundry & utility: Laundry on the main level

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $135k.

Deal economics

• At list price, monthly cash flow is $-15 ($-182/yr) — negative.
• To cash-flow at today's rent, offer at most $132k (2.0% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $134k (0.9% below list).
• Recommended offer: $132k (2.0% below list) — sets the bar for cash-flow.
• 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: Sherwood Elementary (math 19% / reading 22%, grade F, #1,228 of 1,410 statewide, top 87%, 514 students, 84% FRL); W P Grier Middle School (math 24% / reading 26%, grade F, #396 of 475 statewide, top 84%, 610 students, 100% FRL); Ashbrook High (math 57% / reading 46%, grade D+, #299 of 535 statewide, top 56%, 1,303 students, 72% FRL) — zoned schools average 85% FRL vs 37% district-wide (49 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 183 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 $933 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 16 days — a 2% lower offer ($133k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 8y 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.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $132,219 (2.0% 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 1972 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.99% ✗
• Cap rate: 6.16%
• Cash-on-cash: -0.48%
• DSCR: 0.98
• GRM: 8.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -20.6%
• Equity multiple: 0.30×
• Total profit: $-26,294
• Equity at exit: $20,114

10-year hold

• IRR: -22.9%
• Equity multiple: 0.00×
• Total profit: $-37,596
• Equity at exit: $11,664

Cash invested: $37,772 (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 28054

• Rents YoY: 0.3%
• Active inventory: 183
• Price-to-rent: 8.4×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$707
• Tax from tax record: −$107 /mo · $1,287/yr
• Insurance: −$56
• HOA: −$200
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $-15

Break-even live

Break-even rent $1,356

Max offer price $132,219

Occupancy floor 96%

Sensitivity live

Price	-10% $61	-5% $23	+0% $-15	+5% $-53	+10% $-92
Rent	-10% $-121	-5% $-68	+0% $-15	+5% $38	+10% $90
Rate	-1.0pp $53	-0.5pp $19	base $-15	+0.5pp $-50	+1.0pp $-86

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: $33,725
• Closing costs: $4,047
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
913 Nottingham Dr Unit 33 Gastonia, NC	2.0	1.5	1120	$1,000	$0.89	18d	1	0.03mi
1007 S Church St Gastonia, NC	2.0	1.0	865	$1,350	$1.56	25d	1	0.17mi
814 Dewey St Gastonia, NC	3.0	2.0	1104	$1,740	$1.58	0d	1	0.19mi
1272 Union Rd Gastonia, NC	2.0	1.0–2.0	600	$1,212	$2.02	0d	10	0.35mi
1219 Anderson St Gastonia, NC	2.0	1.5	805	$1,099	$1.37	23d	1	0.59mi
636 Stevens St Apt P Gastonia, NC	2.0	1.5	925	$1,300	$1.41	25d	1	0.71mi
636 Stevens St Apt C Gastonia, NC	2.0	1.5	925	$1,250	$1.35	25d	1	0.72mi
319 Osceola St Unit D Gastonia, NC	2.0	1.0	785	$1,300	$1.66	19d	1	0.82mi
319 Osceola St Apt B Gastonia, NC	2.0	2.0	785	$1,275	$1.62	6d	1	0.82mi
319 Osceola St Gastonia, NC	2.0	1.0	785	$1,275	$1.62	5d	1	0.82mi
1232 E Hudson Blvd Gastonia, NC	1.0–3.0	1.0–2.0	1054	$1,393	$1.32	0d	9	0.95mi
910 E Davis Ave Gastonia, NC	2.0	1.0	900	$1,288	$1.43	6d	2	0.98mi
1657 Quail Woods Rd Gastonia, NC	1.0–3.0	1.0–1.5	1080	$1,325	$1.23	25d	1	0.99mi
511 S South St Gastonia, NC	2.0	1.0	950	$1,195	$1.26	25d	1	1.12mi
904 Neil St Gastonia, NC	3.0	1.0	1400	$1,100	$0.79	0d	1	1.15mi
330 Willow Oak Ln Gastonia, NC	1.0–3.0	1.0–1.5	1050	$1,286	$1.22	25d	1	1.25mi
147 W Main Ave Gastonia, NC	3.0	1.0–2.0	1080	$1,950	$1.81	25d	8	1.32mi
141 W Main Ave Gastonia, NC	2.0	1.5	1200	$1,599	$1.33	25d	1	1.33mi
1620 Poston Cir Gastonia, NC	1.0–3.0	1.0	645	$1,134	$1.76	0d	6	1.33mi
516 Beacon St Gastonia, NC	3.0	2.0	1347	$1,800	$1.34	25d	1	1.37mi
407 S Chester St Gastonia, NC	2.0	1.5	1060	$1,262	$1.19	4d	2	1.40mi
2248 Hudson Landings Dr Gastonia, NC	2.0–3.0	1.0	930	$1,265	$1.36	0d	8	1.43mi
2248 Hudson Landings Dr Gastonia, NC	2.0–3.0	1.0	930	$1,255	$1.35	25d	1	1.43mi
1613 Greenview Dr Gastonia, NC	2.0	2.0	960	$1,255	$1.31	5d	1	1.44mi
1613 Greenview Dr Gastonia, NC	2.0	2.0	960	$1,255	$1.31	12d	1	1.44mi
1408 Poston Cir Gastonia, NC	2.0	1.0	900	$1,395	$1.55	25d	1	1.47mi
1216 Jackson Rd Gastonia, NC	3.0	2.0	1254	$1,825	$1.46	25d	1	1.47mi

HOA detail condo

• Monthly dues: $200 · $2,400/yr
• Likely covers: gas
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 10 events

1. 2026-06-21
   days on market $134,900 Active 16 DOM
2. 2026-06-18
   days on market $134,900 Active 13 DOM
3. 2026-06-17
   days on market $134,900 Active 12 DOM
4. 2026-06-16
   days on market $134,900 Active 11 DOM
5. 2026-06-15
   days on market $134,900 Active 10 DOM
6. 2026-06-13
   days on market $134,900 Active 8 DOM
7. 2026-06-09
   days on market $134,900 Active 4 DOM
8. 2026-06-08
   days on market $134,900 Active 3 DOM
9. 2026-06-07
   remarks 511-char remark
10. 2026-06-07
    listed $134,900 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: $1,287 · $107/mo
• Projected year-2 tax: $1,287 · $107/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 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $16,036
• − Mortgage interest: −$7,556
• − Property taxes: −$1,287
• − Insurance: −$674
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − HOA: −$2,400
• − Depreciation: −$3,924
• Taxable loss: −$2,372
• Est. tax savings @ 24.0%: +$569
• After-tax cash flow: $387/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): 41,707
• Household income: $61,035
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 2314.0

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 0.61)
• Race & ethnicity: White 54% Black 29% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 9% 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: ▼ -314.82%
• Current HPI: 257.2241
• Rent YoY: ▲ 0.27%
• 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

+149.8% since first listed

26 events — show timeline

• 2026-06-05 Listed $134,900 CANOPYMLS as Distributed by MLS Grid
• 2025-08-12 Price Changed $149,000 CANOPYMLS as Distributed by MLS Grid
• 2025-08-02 Price Changed $153,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-30 Listed $159,900 CANOPYMLS as Distributed by MLS Grid
• 2024-05-31 Price Changed $164,000 CANOPYMLS as Distributed by MLS Grid
• 2024-03-29 Price Changed $169,000 CANOPYMLS as Distributed by MLS Grid
• 2024-02-29 Listed $174,000 CANOPYMLS as Distributed by MLS Grid
• 2022-10-04 Sold (Public Records) $140,000 Public Records
• 2022-09-30 Sold (MLS) $140,000 CANOPYMLS as Distributed by MLS Grid
• 2022-08-18 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-08-11 Price Changed $148,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-28 Price Changed $155,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-14 Price Changed $158,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-30 Price Changed $162,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-20 Price Changed $163,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-20 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-06-17 Price Changed $163,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-27 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-05-27 Price Changed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-22 Listed $165,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-05 Sold (Public Records) $138,500 Public Records
• 2018-04-03 Sold (Public Records) $68,500 Public Records
• 2018-04-03 Sold (MLS) $68,500 CANOPYMLS as Distributed by MLS Grid
• 2018-03-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-02-05 Listed $72,900 CANOPYMLS as Distributed by MLS Grid
• 1998-03-31 Sold (Public Records) $54,000 Public Records

Property tax history

+2.3%/yr

Latest (2025): $1,287 · +2.4% YoY. Source: county tax records.