153 Genus Garner Ln · Gaston, NC 27866

$126,900

3 bd · 1.0 ba · 576 sqft · SingleFamily public records · 113 Days on market

Built 1962 0.43 ac lot

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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 +12.6/30.0
• Appreciation +8.2/10.0
• ARV discount +7.5/15.0
• DSCR +3.8/10.0
• Livability +3.2/5.0
• 1% rule +2.5/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

3 BEDROOM 1 BATH HOME RESIDING ON QUIET COUNTRY SETTING ON A SECLUDED DIRT LANE WITH NO-THRU-TRAFFIC. HOME IS IN MOVE IN-CONDITION AND PRICED TO SELL. SELLER HAS COMPLETED SEVERAL UPDATES; NEW LAMINATE FLOORING, FIXTURES, FRONT COVERED PORCH & REAR DECK, NEW ROOF 2022 ANDVINYL WINDOWS.

Key facts

• Covered front porch
• Spacious dining room
• Large laundry room

Tags

• HALF AN ACRE
• SPACIOUS DINING ROOM
• ADORABLE KITCHEN
• LARGE LAUNDRY ROOM
• COVERED FRONT PORCH
• BACK PORCH

Property features AI

Exterior

• Parking: Gravel parking; No garage
• Utilities: Private well water; Septic tank
• Home design: Residential property; Vacation/residential subtype; One story; Vinyl siding
• Construction: Composition roof; Block foundation
• Exterior features: Front porch; Deck; Has a view; Gravel road/drive

Interior

• Kitchen: Electric oven; Electric range; Refrigerator
• Bedrooms: Total of 6 rooms (includes bedrooms and living spaces)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central air; Has heating
• Interior features: Other interior features; DSL/Cable available
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $127k.

Deal economics

• At list price, monthly cash flow is $-16 ($-194/yr) — negative.
• To cash-flow at today's rent, offer at most $124k (2.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $95k (24.9% below list).
• Recommended offer: $95k (24.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 63/100 on livability (#413 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Northampton County Schools (rural): math 15% / reading 18% proficiency, ranked #176 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Northampton County High School (math 2% / reading 17%, grade F, #530 of 535 statewide, top 99%, 240 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 17 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($877 loan paydown + $8k appreciation (6.3% local appreciation)).
• Northampton County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.3% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 113 days — a 9% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $11k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $100k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 60% 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 $95,337 (24.9% 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. It's been on market 113 days. Have you received any prior offers? Is the seller open to a 25% concession, seller financing, or rate buy-down credit?
3. Built in 1962 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-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. 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?
8. 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.
9. 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.
10. 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: 0.75% ✗
• Cap rate: 6.14%
• Cash-on-cash: -0.55%
• DSCR: 0.98
• GRM: 11.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.32% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 15.7%
• Equity multiple: 2.07×
• Total profit: $37,974
• Equity at exit: $82,346

10-year hold

• IRR: 15.6%
• Equity multiple: 4.15×
• Total profit: $111,806
• Equity at exit: $151,602

Cash invested: $35,532 (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 27866

• Home prices YoY: 3.0%
• Active inventory: 5
• Price-to-rent: 11.1×

Monthly cashflow live

• Estimated rent: $953 medium
• Mortgage (P&I): −$665
• Tax from tax record: −$51 /mo · $612/yr
• Insurance: −$53
• HOA: −$0
• Vacancy / Maint / Mgmt: −$200
• Net cashflow: $-16

Break-even live

Break-even rent $974

Max offer price $124,042

Occupancy floor 97%

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: $31,725
• Closing costs: $3,807
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-19
   days on market $126,900 Active 113 DOM
2. 2026-06-18
   days on market $126,900 Active 112 DOM
3. 2026-06-17
   days on market $126,900 Active 111 DOM
4. 2026-06-16
   days on market $126,900 Active 110 DOM
5. 2026-06-15
   days on market $126,900 Active 109 DOM
6. 2026-06-14
   days on market $126,900 Active 107 DOM
7. 2026-06-12
   days on market $126,900 Active 106 DOM
8. 2026-06-09
   days on market $126,900 Active 103 DOM
9. 2026-06-08
   days on market $126,900 Active 102 DOM
10. 2026-06-07
    days on market $126,900 Active 101 DOM
11. 2026-06-07
    days on market $126,900 Active 100 DOM
12. 2026-06-03
    days on market $126,900 Active 97 DOM
13. 2026-06-02
    days on market $126,900 Active 96 DOM
14. 2026-06-01
    days on market $126,900 Active 95 DOM
15. 2026-05-31
    days on market $126,900 Active 94 DOM
16. 2026-05-30
    days on market $126,900 Active 93 DOM
17. 2026-05-13
    price $126,900
18. 2026-04-17
    price $129,900
19. 2026-02-26
    listed $137,500 Active
20. 2023-05-23
    soldstatus $99,999 Closed 292-char remark

    Show marketing remark (292 chars)

    3 BEDROOM 1 BATH HOME RESIDING ON QUIET COUNTRY SETTING ON A SECLUDED DIRT LANE WITH NO-THRU-TRAFFIC. HOME IS IN MOVE IN-CONDITION AND PRICED TO SELL. SELLER HAS COMPLETED SEVERAL UPDATES; NEW LAMINATE FLOORING, FIXTURES, FRONT COVERED PORCH & REAR DECK, NEW ROOF 2022 ANDVINYL WINDOWS.

21. 2023-05-23
    soldstatus $100,000

    Show marketing remark (292 chars)

    3 BEDROOM 1 BATH HOME RESIDING ON QUIET COUNTRY SETTING ON A SECLUDED DIRT LANE WITH NO-THRU-TRAFFIC. HOME IS IN MOVE IN-CONDITION AND PRICED TO SELL. SELLER HAS COMPLETED SEVERAL UPDATES; NEW LAMINATE FLOORING, FIXTURES, FRONT COVERED PORCH & REAR DECK, NEW ROOF 2022 ANDVINYL WINDOWS.

22. 2023-03-08
    historical 292-char remark

    Show marketing remark (292 chars)

    3 BEDROOM 1 BATH HOME RESIDING ON QUIET COUNTRY SETTING ON A SECLUDED DIRT LANE WITH NO-THRU-TRAFFIC. HOME IS IN MOVE IN-CONDITION AND PRICED TO SELL. SELLER HAS COMPLETED SEVERAL UPDATES; NEW LAMINATE FLOORING, FIXTURES, FRONT COVERED PORCH & REAR DECK, NEW ROOF 2022 ANDVINYL WINDOWS.

23. 2022-11-02
    listed $99,999 292-char remark

    Show marketing remark (292 chars)

    3 BEDROOM 1 BATH HOME RESIDING ON QUIET COUNTRY SETTING ON A SECLUDED DIRT LANE WITH NO-THRU-TRAFFIC. HOME IS IN MOVE IN-CONDITION AND PRICED TO SELL. SELLER HAS COMPLETED SEVERAL UPDATES; NEW LAMINATE FLOORING, FIXTURES, FRONT COVERED PORCH & REAR DECK, NEW ROOF 2022 ANDVINYL WINDOWS.

ⓘ 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: $612 · $51/mo
• Projected year-2 tax: $1,041 · $87/mo
• Expected delta: +$429/yr (+$36/mo · 70.1%)

ⓘ 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 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 60% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,440
• − Mortgage interest: −$7,108
• − Property taxes: −$612
• − Insurance: −$634
• − Repairs & maintenance: −$915
• − Management: −$915
• − Depreciation: −$3,692
• Taxable loss: −$2,436
• Est. tax savings @ 24.0%: +$585
• After-tax cash flow: $391/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: Northampton County Schools
• NCES district ID: 3703420
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $31,548
• Composite: 13.24/100
• National rank: #9551
• State rank: #176 of 178 in NC

Livability — Gaston

• Score: 63/100
• State rank: #413
• US rank: #15521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 390

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 17,395 people
• By 2030: 15,794 · -9.2%
• By 2040: 12,810 · -26.4%
• By 2050: 10,488 · -39.7%
• By 2075: 7,778 · -55.3%
• By 2100: 7,019 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (60%)
• Race & ethnicity: Black 60% White 38% Two or more races 2%
• Common ancestry: Iranian 3% Serbian 1%

Political lean MEDSL · Northampton

• 2024 margin: D (+14.5) · D 57.0% · R 42.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 30.4pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+20.6 2016: D+26.2 2012: D+34.9 2008: D+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.32%
• Current HPI: 216.2176
• Rent YoY: —
• Metro: —
• 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

+26.9% since first listed

7 events — show timeline

• 2026-05-13 Price Changed $126,900 RVLG
• 2026-04-17 Price Changed $129,900 RVLG
• 2026-02-26 Listed $137,500 RVLG
• 2023-05-23 Sold (Public Records) $100,000 Public Records
• 2023-05-23 Sold (MLS) $99,999 RVLG
• 2023-03-08 Delisted — RVLG
• 2022-11-02 Listed $99,999 RVLG

Property tax history

+6.0%/yr

Latest (2025): $612 · -0.3% YoY. Source: county tax records.