1050 Dogwood Dr · Belmont, NC 28056

$99,900

3 bd · 1.0 ba · 888 sqft · SingleFamily public records · 35 Days on market

Built 1940

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Strategically located in Gastonia (28056), this 3-bedroom, 1-bathroom single-family home offers a prime value-add opportunity for flippers or buy-and-hold investors. Built in 1940 and situated on a generous 0.28-acre level lot, this 888 sqft property provides a solid foundation for a modern interior renovation. Gastonia is seeing significant rental demand. With average area rents for similar 3-bedroom homes at $1,500/month, this property is a strong candidate for a high-yield rental or a BRRRR strategy. The property is priced to allow for a comprehensive update, leaving a healthy margin for a retail exit in a low-inventory market. Minutes from the highly-rated North Belmont Elementary Schoo

Key facts

• Ample outdoor space
• Level lot
• Built 1940

Tags

• LEVEL LOT
• MODERN INTERIOR RENOVATION
• QUIET RESIDENTIAL STREET
• AMPLE OUTDOOR SPACE

🏷️ Possibly a rental listed for sale. The $99,900 price doesn't fit this home's estimated sale value (~$201,576) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $680 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 14.5% vs local median 2.4% in Belmont — 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 71/100 on livability (#105 in NC) — a middle-class / working-renter tenant base. Strengths: housing A+, employment A-, cost of living A-; Watch: crime D-, amenities F, commute 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 (+1.9%/yr); 361 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 1.9% rent growth), your $28k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 35 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $38k; list at $100k implies a 163% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 23% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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. Crime grade is D 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. 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.
6. 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.
7. 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: 1.61% ✓
• Cap rate: 14.46%
• Cash-on-cash: 29.15%
• DSCR: 2.30
• GRM: 5.2

CMA / ARV

• ARV (on-the-fly): $201,576
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Staton Rd	0.27mi	2/1.0 (-1)	881 (-1%)	2mo	$200,000	$227	80

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: 22.4%
• Equity multiple: 1.91×
• Total profit: $25,357
• Equity at exit: $14,895

10-year hold

• IRR: 29.8%
• Equity multiple: 3.53×
• Total profit: $70,838
• Equity at exit: $8,638

Cash invested: $27,972 (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 28056

• Rents YoY: 1.9%
• Active inventory: 361
• Price-to-rent: 5.2×

Monthly cashflow live

• Estimated rent: $1,611 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$27 /mo · $328/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $680

Break-even live

Break-even rent $750

Max offer price $99,900

Occupancy floor 53%

Sensitivity live

Price	-10% $736	-5% $708	+0% $680	+5% $651	+10% $623
Rent	-10% $552	-5% $616	+0% $680	+5% $743	+10% $807
Rate	-1.0pp $730	-0.5pp $705	base $680	+0.5pp $654	+1.0pp $627

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
300 Holly Cir Unit 9 Mt Holly, NC	2.0	1.5	986	$1,250	$1.27	25d	1	0.66mi
300 Holly Cir Unit 9 Mt Holly, NC	2.0	1.5	1000	$1,250	$1.25	17d	1	0.66mi
106 Springs St Gastonia, NC	2.0	1.0	700	$1,200	$1.71	25d	1	0.92mi
920 Old Hickory Grove Rd Mount Holly, NC	2.0	1.0	690	$1,450	$2.10	25d	1	1.38mi

Listing history 13 events

1. 2026-06-16
   days on market $99,900 Active 35 DOM
2. 2026-06-15
   days on market $99,900 Active 34 DOM
3. 2026-06-13
   days on market $99,900 Active 32 DOM
4. 2026-06-09
   days on market $99,900 Active 28 DOM
5. 2026-06-08
   days on market $99,900 Active 27 DOM
6. 2026-06-07
   days on market $99,900 Active 26 DOM
7. 2026-06-04
   days on market $99,900 Active 23 DOM
8. 2026-06-03
   days on market $99,900 Active 22 DOM
9. 2026-06-02
   days on market $99,900 Active 21 DOM
10. 2026-06-01
    days on market $99,900 Active 20 DOM
11. 2026-05-31
    days on market $99,900 Active 19 DOM
12. 2026-05-12
    listed $99,900 Active
13. 1994-10-21
    soldstatus $38,000

ⓘ 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: $328 · $27/mo
• Projected year-2 tax: $819 · $68/mo
• Expected delta: +$491/yr (+$41/mo · 149.6%)

ⓘ 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 · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 23% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,328
• − Mortgage interest: −$5,596
• − Property taxes: −$328
• − Insurance: −$500
• − Repairs & maintenance: −$1,546
• − Management: −$1,546
• − Depreciation: −$2,906
• Taxable income: $6,905
• Est. tax owed @ 24.0%: −$1,657
• After-tax cash flow: $6,497/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 — Belmont

• Score: 71/100
• State rank: #105
• US rank: #6753

Category grades

Amenities F Commute F Cost of living A- Crime D- Employment A- Housing A+ Health & safety B User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gaston County · 201,497 people
• City population: 26,556
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 36,200
• Household income: $90,427
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 623.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 2% Italian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 1% 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: ▼ -244.54%
• Current HPI: 231.6479
• Rent YoY: ▲ 1.94%
• 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

+162.9% since first listed

2 events — show timeline

• 2026-05-12 Listed $99,900 FSBO.com
• 1994-10-21 Sold (Public Records) $38,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $328 · +0.0% YoY. Source: county tax records.