1129 W 5th Ave · Gastonia, NC 28052

$170,000

2 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 9 Days on market

Built 1924 7,840 sqft lot Est $149k · 14% over

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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 +15.6/30.0
• DSCR +4.8/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• ARV discount +1.2/15.0
• Appreciation +0.0/10.0

Listing remarks

This quaint two bedroom one bath home is waiting for its next adventure. See the last family loved her but it was time to move on. You get original hardwood floors and large living room and kitchen. Lets just say the house is charming and sitting on the front porch is a must for this house. Now she isnt huge but perfect for the right person. If you like city life, the Fuse district is right up the road. Gastonia has so much to offer with restaurants and shopping and tons of city events that go on throughout the year. Charlotte is less then 30 mins away on a good I-85 day.

Key facts

• Front porch
• Large living room
• Large kitchen

Tags

• ORIGINAL HARDWOOD FLOORS
• LARGE LIVING ROOM
• LARGE KITCHEN
• FRONT PORCH

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Assigned parking
• Utilities: City water; Public sewer
• Home design: Single-family residence (Residential); One story; Crawl space foundation; RS-8 zoning
• Construction: Site-built construction; Fiber cement exterior; Composition roof; Built on crawl space
• Exterior features: Dirt and paved road access; Publicly maintained road

Interior

• Kitchen: Electric range
• Bedrooms: 2 bedrooms on the main level
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Electric range; 1 total room
• Laundry & utility: Laundry area located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $71 ($849/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 $141k (17.0% below list).
• Recommended offer: $141k (17.0% below list) — sets the bar for 1% rule.
• Cap rate 6.8% 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: 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: Pleasant Ridge Elementary (math 37% / reading 33%, grade F, #825 of 1,410 statewide, top 59%, 866 students, 100% FRL); York Chester Middle (math 27% / reading 24%, grade F, #388 of 475 statewide, top 83%, 431 students, 98% FRL); Hunter Huss High (math 37% / reading 38%, grade F, #411 of 535 statewide, top 77%, 1,120 students, 80% FRL) — zoned schools average 93% FRL vs 37% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 352 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d 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 34% 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 $5k 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 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1924 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 21% 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 $141,108 (17.0% below list)

Questions for the listing agent

1. Built in 1924 — 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: 0.83% ✗
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 10.0

CMA / ARV

• ARV (on-the-fly): $149,184
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
318 S Liberty St	0.28mi	2/1.0	1,033 (+2%)	0mo	$197,700	$191	82
815 S Weldon St	0.36mi	2/2.0	1,040 (+3%)	4mo	$145,000	$139	71
321 S Weldon St	0.29mi	3/1.0 (+1)	1,092 (+8%)	2mo	$205,000	$188	66
525 S Trenton St	0.46mi	2/1.0	929 (-8%)	2mo	$120,000	$129	64
828 Williams St	0.33mi	3/1.0 (+1)	936 (-7%)	5mo	$169,900	$182	64
829 S Dalton St	0.32mi	2/2.0	894 (-11%)	4mo	$98,000	$110	59
609 W Harvie Ave	0.50mi	2/1.0	900 (-11%)	2mo	$103,000	$114	58
1040 East Dr	0.68mi	2/1.0	1,100 (+9%)	1mo	$115,000	$105	52
1426 Beechwood Dr	0.61mi	3/2.0 (+1)	957 (-5%)	5mo	$141,470	$148	50
829 Jackson St	0.68mi	2/1.0	1,107 (+10%)	4mo	$137,000	$124	49
908 Linwood Rd	0.66mi	2/1.0	870 (-14%)	2mo	$144,900	$167	45
105 Grant St	0.69mi	2/1.0	883 (-12%)	4mo	$205,000	$232	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: -10.9%
• Equity multiple: 0.60×
• Total profit: $-19,271
• Equity at exit: $25,348

10-year hold

• IRR: 1.4%
• Equity multiple: 1.11×
• Total profit: $5,375
• Equity at exit: $14,698

Cash invested: $47,600 (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: 352
• Price-to-rent: 10.0×

Monthly cashflow live

• Estimated rent: $1,411 high
• Mortgage (P&I): −$891
• Tax from tax record: −$82 /mo · $980/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$296
• Net cashflow: $71

Break-even live

Break-even rent $1,322

Max offer price $170,000

Occupancy floor 90%

Sensitivity live

Price	-10% $167	-5% $119	+0% $71	+5% $23	+10% $-26
Rent	-10% $-41	-5% $15	+0% $71	+5% $126	+10% $182
Rate	-1.0pp $156	-0.5pp $114	base $71	+0.5pp $27	+1.0pp $-18

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: $42,500
• Closing costs: $5,100
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
315 S Ransom St Gastonia, NC	3.0	1.0	1012	$1,399	$1.38	16d	1	0.25mi
300 S Firestone St Gastonia, NC	2.0	2.0	1488	$1,825	$1.23	12d	1	0.25mi
300 S Firestone St Gastonia, NC	1.0	1.0	1279	$1,630	$1.27	5d	1	0.25mi
300 S Firestone St Gastonia, NC	1.0	1.0	902	$1,425	$1.58	25d	1	0.25mi
903 W 6th Avenue B Gastonia, NC	2.0	1.0	1111	$1,450	$1.31	22d	1	0.33mi
105 Summit St Gastonia, NC	2.0	1.0	894	$995	$1.11	19d	1	0.35mi
112 Dean St Gastonia, NC	2.0	2.0	882	$1,400	$1.59	25d	1	0.39mi
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	25d	1	0.39mi
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	0d	1	0.39mi
106 S Dalton St Gastonia, NC	3.0	2.0	1395	$1,550	$1.11	23d	1	0.44mi
210 S Highland St Unit A Gastonia, NC	1.0	1.0	800	$995	$1.24	18d	1	0.56mi
412 N Scruggs St Gastonia, NC	3.0	2.5	1338	$1,695	$1.27	25d	1	0.63mi
1731 Parkdale Ave Gastonia, NC	3.0	2.0	1159	$1,475	$1.27	14d	1	0.68mi
612 W Main Ave Gastonia, NC	1.0	1.0	777	$1,551	$2.00	25d	1	0.74mi
612 W Main Ave Gastonia, NC	1.0	1.0	810	$1,500	$1.85	4d	1	0.74mi
407 S Chester St Gastonia, NC	2.0	1.5	1060	$1,262	$1.19	5d	2	0.78mi
1917 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	25d	1	0.80mi
1923 Parkdale Ave Gastonia, NC	2.0	1.5	800	$930	$1.16	25d	1	0.81mi
1216 Jackson Rd Gastonia, NC	3.0	2.0	1254	$1,825	$1.46	25d	1	0.81mi
604 Westwood Cir Gastonia, NC	2.0	1.0	886	$1,450	$1.64	0d	1	0.90mi
904 Neil St Gastonia, NC	3.0	1.0	1400	$1,100	$0.79	0d	1	0.95mi
401 N Highland St Gastonia, NC	2.0	2.0	944	$1,471	$1.56	6d	1	0.97mi
710 Glenn St Gastonia, NC	2.0	1.0	800	$1,125	$1.41	25d	1	1.00mi
511 S South St Gastonia, NC	2.0	1.0	950	$1,195	$1.26	25d	1	1.01mi
1204 Iva Ave Gastonia, NC	2.0	1.0	816	$1,275	$1.56	25d	1	1.04mi
2104 W 6th Ave Gastonia, NC	2.0	1.0	800	$1,050	$1.31	25d	1	1.10mi
1608 James St Gastonia, NC	3.0	2.0	1416	$2,000	$1.41	5d	1	1.10mi
817 W Davidson Ave Gastonia, NC	3.0	2.0	1244	$1,600	$1.29	25d	1	1.11mi
508 Pryor St Gastonia, NC	3.0	1.0	1076	$1,350	$1.25	25d	1	1.11mi
208 Graham St Gastonia, NC	3.0	2.0	1315	$1,800	$1.37	25d	1	1.12mi
1502 Cloverdale Ln Gastonia, NC	3.0	1.5	1368	$1,599	$1.17	18d	1	1.15mi
147 W Main Ave Gastonia, NC	3.0	1.0–2.0	1080	$1,950	$1.81	25d	8	1.17mi
141 W Main Ave Gastonia, NC	2.0	1.5	1200	$1,599	$1.33	25d	1	1.18mi
807 Memory Ln Gastonia, NC	3.0	1.0	864	$1,200	$1.39	25d	1	1.20mi
508 Allison Ave Gastonia, NC	2.0	1.0	770	$1,075	$1.40	5d	1	1.24mi
807 N Morris St Gastonia, NC	3.0	1.0	1196	$1,350	$1.13	25d	1	1.25mi
901 N Weldon St Gastonia, NC	3.0	1.0	858	$1,200	$1.40	16d	1	1.26mi
1109 N Ransom St Unit 1105 Gastonia, NC	3.0	1.0	850	$1,100	$1.29	25d	1	1.28mi
2427 Twin Ave Gastonia, NC	2.0	1.0	1200	$1,200	$1.00	6d	1	1.41mi
182 Dixon Cir Gastonia, NC	1.0	1.0	1350	$750	$0.56	18d	1	1.46mi

Listing history 7 events

1. 2026-06-21
   days on market $170,000 Active 9 DOM
2. 2026-06-18
   days on market $170,000 Active 6 DOM
3. 2026-06-17
   days on market $170,000 Active 5 DOM
4. 2026-06-16
   days on market $170,000 Active 4 DOM
5. 2026-06-15
   days on market $170,000 Active 3 DOM
6. 2026-06-13
   remarks 578-char remark
7. 2026-06-13
   listed $170,000 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: $980 · $82/mo
• Projected year-2 tax: $1,394 · $116/mo
• Expected delta: +$414/yr (+$34/mo · 42.2%)

ⓘ 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 21% 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: $16,933
• − Mortgage interest: −$9,523
• − Property taxes: −$980
• − Insurance: −$850
• − Repairs & maintenance: −$1,355
• − Management: −$1,355
• − Depreciation: −$4,945
• Taxable loss: −$2,075
• Est. tax savings @ 24.0%: +$498
• After-tax cash flow: $1,347/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

1 event — show timeline

• 2026-06-12 Listed $170,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.0%/yr

Latest (2025): $980 · +0.0% YoY. Source: county tax records.