1911 White St · Gastonia, NC 28052

$199,000

3 bd · 1.0 ba · 1,530 sqft · SingleFamily public records · 3 Days on market

Built 1938 0.45 ac lot Est $291k · 32% 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 +15.0/15.0
• Cash flow +13.7/30.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• 1% rule +3.6/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Opportunity to acquire a solid 3-bedroom, 2-bath home in Gastonia ready for renovation and repositioning. This property offers a functional layout, original hardwood floors in multiple areas, a fireplace, and good natural light. A very private lot and great location close to the highway and Fuse district. Strong $250k–$275k ARV potential and a straightforward rehab scope make this an ideal project for investors looking for their next deal.

Key facts

• Renovated home
• Updated interior
• New appliances

Tags

• RENOVATED HOME
• MULTIPLE INVITING PORCHES
• UPDATED INTERIOR
• NEW APPLIANCES
• QUIET NEIGHBORHOOD
• EASY ACCESS TO DINING

Property features AI

Finance

• Other: Zoned R1
• HOA & community: No HOA

Exterior

• Parking: Driveway with 2 open parking spaces
• Utilities: City water; Public sewer; Cable available; Electricity connected
• Home design: Single-family residence (site built); One level
• Construction: Aluminum exterior; Basement foundation
• Exterior features: Back yard fencing; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator; Electric water heater
• Bedrooms: 3 bedrooms, all on the main level
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: Central heating; Central air
• Interior features: Attic with pull-down stairs; Basement with exterior entry; Gas fireplace
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $199k.

Deal economics

• At list price, monthly cash flow is $16 ($189/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 $170k (14.4% below list).
• Recommended offer: $170k (14.4% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 21d 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 41% 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 $6k 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 3 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts 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 $110k; list at $199k implies a 81% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1938 — 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 $170,336 (14.4% below list)

Questions for the listing agent

1. Built in 1938 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.86% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.7

CMA / ARV

• ARV (on-the-fly): $290,700
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1911 White St	0.00mi	3/2.0	1,530 (0%)	3mo	$110,000	$72	94
2509 Twin Ave	0.51mi	4/2.0 (+1)	1,501 (-2%)	2mo	$300,000	$200	62
2501 Twin Ave	0.49mi	2/2.5 (-1)	1,484 (-3%)	8mo	$212,000	$143	54
1424 W Mauney Ave	0.53mi	3/2.0	1,396 (-9%)	5mo	$135,000	$97	53
2403 Mary Ave	0.36mi	3/2.0	1,326 (-13%)	6mo	$225,000	$170	52
402 N Myrtle St	0.56mi	3/2.5	1,394 (-9%)	2mo	$271,000	$194	51
105 Venus Ave	0.46mi	2/2.0 (-1)	1,319 (-14%)	3mo	$236,000	$179	44
506 N Scruggs St	0.66mi	3/2.5	1,394 (-9%)	5mo	$264,500	$190	44
1304 Jay Ave	0.71mi	3/2.5	1,394 (-9%)	5mo	$260,000	$187	41
1011 Donohoe Rd	0.70mi	3/2.0	1,340 (-12%)	3mo	$255,000	$190	40
1005 Donohoe Rd	0.71mi	3/2.0	1,329 (-13%)	4mo	$255,000	$192	37
1205 W Mauney Ave	0.75mi	3/2.5	1,300 (-15%)	5mo	$265,000	$204	30

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: -12.9%
• Equity multiple: 0.52×
• Total profit: $-26,619
• Equity at exit: $29,672

10-year hold

• IRR: -0.4%
• Equity multiple: 0.97×
• Total profit: $-1,861
• Equity at exit: $17,206

Cash invested: $55,720 (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: 9.7×

Monthly cashflow live

• Estimated rent: $1,703 high
• Mortgage (P&I): −$1,044
• Tax from tax record: −$203 /mo · $2,441/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$358
• Net cashflow: $16

Break-even live

Break-even rent $1,683

Max offer price $199,000

Occupancy floor 94%

Sensitivity live

Price	-10% $128	-5% $72	+0% $16	+5% $-41	+10% $-97
Rent	-10% $-119	-5% $-52	+0% $16	+5% $83	+10% $150
Rate	-1.0pp $116	-0.5pp $66	base $16	+0.5pp $-36	+1.0pp $-88

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: $49,750
• Closing costs: $5,970
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
208 Graham St Gastonia, NC	3.0	2.0	1315	$1,800	$1.37	24d	1	0.27mi
2427 Twin Ave Gastonia, NC	2.0	1.0	1200	$1,200	$1.00	5d	1	0.46mi
1608 James St Gastonia, NC	3.0	2.0	1416	$2,000	$1.41	4d	1	0.61mi
1731 Parkdale Ave Gastonia, NC	3.0	2.0	1159	$1,475	$1.27	13d	1	0.69mi
412 N Scruggs St Gastonia, NC	3.0	2.5	1338	$1,695	$1.27	24d	1	0.74mi
1425 Logan Patrick Ct Gastonia, NC	3.0	2.5	2052	$2,055	$1.00	3d	1	1.06mi
300 S Firestone St Gastonia, NC	2.0	2.0	1488	$1,825	$1.23	11d	1	1.11mi
106 S Dalton St Gastonia, NC	3.0	2.0	1395	$1,550	$1.11	22d	1	1.11mi
817 W Davidson Ave Gastonia, NC	3.0	2.0	1244	$1,600	$1.29	24d	1	1.35mi
903 W 6th Avenue B Gastonia, NC	2.0	1.0	1111	$1,450	$1.31	20d	1	1.42mi

Listing history 4 events

1. 2026-06-18
   days on market $199,000 Active 3 DOM
2. 2026-06-17
   days on market $199,000 Active 2 DOM
3. 2026-06-15
   remarks 699-char remark
4. 2026-06-15
   listed $199,000 Active 1 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: $2,441 · $203/mo
• Projected year-2 tax: $2,441 · $203/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 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: $20,440
• − Mortgage interest: −$11,147
• − Property taxes: −$2,441
• − Insurance: −$995
• − Repairs & maintenance: −$1,635
• − Management: −$1,635
• − Depreciation: −$5,789
• Taxable loss: −$3,202
• Est. tax savings @ 24.0%: +$768
• After-tax cash flow: $958/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

+180.3% since first listed

15 events — show timeline

• 2026-06-15 Listed $199,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-31 Sold (Public Records) $110,000 Public Records
• 2026-03-31 Sold (MLS) $110,000 CANOPYMLS as Distributed by MLS Grid
• 2026-03-17 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-03-16 Listed $129,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-04 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-04 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-02-27 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-02-19 Listed $139,900 CANOPYMLS as Distributed by MLS Grid
• 2026-02-12 Sold (Public Records) $150,000 Public Records
• 2026-02-12 Sold (MLS) $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-11 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-10-28 Listed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2011-11-04 Sold (Public Records) $71,000 Public Records
• 2011-11-04 Sold (Public Records) $71,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $2,441 · +0.0% YoY. Source: county tax records.