661 Kilborne Dr · Gastonia, NC 28052

$190,000

3 bd · 1.0 ba · 1,008 sqft · SingleFamily public records · 69 Days on market

Built 1978 8,712 sqft lot Est $182k · at est.

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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 +13.8/30.0
• ARV discount +5.6/15.0
• DSCR +4.2/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Stunning. . this Home has 3 Beds and 1 Bath home featuring inviting open-concept living with a seamless flow between the kitchen, dining, and living areas. Spacious bedrooms provide comfort and flexibility, ideal for both everyday living and entertaining. Thoughtfully updated and well maintained, the home features freshly painted kitchen cabinets, stylish new countertops, stainless steel appliances, durable LVP flooring, and modern lighting that enhances both style and functionality. Fresh interior paint in modern, neutral tones creates a bright and welcoming atmosphere throughout. Conveniently located in Gastonia with easy access to I-85, short commute to Kings Mountain, Crowders Mountain,

Key facts

• 8,712 sq ft lot
• Built 1978
• Listed 68 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence (residential); One story; R1 zoning
• Construction: Site-built construction; Partial brick, metal and vinyl exterior; Crawl space foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Gas range; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Vinyl floors
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning
• Interior features: 7 total rooms; Utility room laundry
• Laundry & utility: Laundry in utility room

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $16 ($194/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 $153k (19.3% below list).
• Recommended offer: $153k (19.3% 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: 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: Edward D Sadler Jr Elementary School (math 27% / reading 27%, grade F, #1,033 of 1,410 statewide, top 76%, 321 students, 99% FRL); Bessemer City Middle (math 30% / reading 30%, grade F, #335 of 475 statewide, top 72%, 500 students, 99% FRL); Bessemer City High (math 37% / reading 32%, grade F, #427 of 535 statewide, top 81%, 566 students, 80% FRL) — zoned schools average 93% FRL vs 37% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 30% at this address vs 43% district-wide (-12 pts) — the specific schools serving this property underperform the Gaston County Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+5.6%/yr); 352 active listings in the ZIP; 9 comparable units currently listed for rent nearby; rentals at typical pace (median 24d 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 37% 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

• It's been on market 69 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $139k; 37% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $153,261 (19.3% below list)

Questions for the listing agent

1. It's been on market 69 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1978 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
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: 0.81% ✗
• Cap rate: 6.40%
• Cash-on-cash: 0.36%
• DSCR: 1.02
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $182,448
• Comps found: 9

Show comp detail 9 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
625 Kilborne Dr	0.08mi	3/1.0	1,066 (+6%)	15mo	$195,000	$183	74
660 Kilborne Dr	0.03mi	3/2.0	1,063 (+6%)	24mo	$209,900	$197	66
701 Shannon Bradley Rd	0.31mi	4/1.0 (+1)	1,048 (+4%)	13mo	$199,500	$190	63
918 Shannon Bradley Rd	0.49mi	3/1.0	954 (-5%)	15mo	$210,000	$220	55
737 Shannon Bradley Rd	0.35mi	3/2.0	1,062 (+5%)	23mo	$176,500	$166	51
691 Winston Dr	0.46mi	3/1.5	1,075 (+7%)	22mo	$195,000	$181	47
3039 Knollwood Dr	0.64mi	3/1.5	1,145 (+14%)	9mo	$183,000	$160	38
511 Newcastle Rd	0.52mi	3/1.5	1,150 (+14%)	15mo	$194,900	$169	38
1017 Vancouver Ln	0.71mi	4/2.0 (+1)	1,120 (+11%)	15mo	$186,000	$166	27

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: -13.1%
• Equity multiple: 0.52×
• Total profit: $-25,646
• Equity at exit: $28,330

10-year hold

• IRR: -0.8%
• Equity multiple: 0.94×
• Total profit: $-3,181
• Equity at exit: $16,428

Cash invested: $53,200 (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: 10.3×

Monthly cashflow live

• Estimated rent: $1,533 high
• Mortgage (P&I): −$996
• Tax from tax record: −$119 /mo · $1,428/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$322
• Net cashflow: $16

Break-even live

Break-even rent $1,512

Max offer price $190,000

Occupancy floor 94%

Sensitivity live

Price	-10% $124	-5% $70	+0% $16	+5% $-38	+10% $-91
Rent	-10% $-105	-5% $-44	+0% $16	+5% $77	+10% $137
Rate	-1.0pp $112	-0.5pp $64	base $16	+0.5pp $-33	+1.0pp $-83

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: $47,500
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3129 Spring Valley Dr Gastonia, NC	2.0–3.0	1.0	785	$1,557	$1.98	0d	13	0.43mi
2611 Crescent Ln Gastonia, NC	2.0	1.5	930	$1,150	$1.24	25d	1	0.87mi
900 Junius St Unit c Gastonia, NC	2.0	1.5	900	$1,025	$1.14	25d	1	0.89mi
924 Junius St Gastonia, NC	3.0	2.0	960	$1,450	$1.51	6d	1	0.90mi
2746 Mary Ave Gastonia, NC	3.0	1.0	941	$1,493	$1.59	4d	1	0.91mi
2600 Mary Ave Gastonia, NC	3.0	1.0	912	$1,423	$1.56	23d	1	1.06mi
2427 Twin Ave Gastonia, NC	2.0	1.0	1200	$1,200	$1.00	6d	1	1.10mi
1032 Crowders Woods Dr Gastonia, NC	3.0	2.0	1350	$1,749	$1.30	25d	1	1.15mi
208 Graham St Gastonia, NC	3.0	2.0	1315	$1,800	$1.37	25d	1	1.38mi

Listing history 24 events

1. 2026-06-21
   days on market $190,000 Active 69 DOM
2. 2026-06-18
   days on market $190,000 Active 66 DOM
3. 2026-06-17
   days on market $190,000 Active 65 DOM
4. 2026-06-16
   days on market $190,000 Active 64 DOM
5. 2026-06-15
   days on market $190,000 Active 63 DOM
6. 2026-06-13
   pricedays on market $190,000 Active 61 DOM
7. 2026-06-09
   days on market $195,000 Active 57 DOM
8. 2026-06-08
   days on market $195,000 Active 56 DOM
9. 2026-06-07
   days on market $195,000 Active 55 DOM
10. 2026-06-04
    days on market $195,000 Active 52 DOM
11. 2026-06-03
    days on market $195,000 Active 51 DOM
12. 2026-06-02
    days on market $195,000 Active 50 DOM
13. 2026-06-02
    price $195,000 Active 49 DOM
14. 2026-06-01
    days on market $204,800 Active 49 DOM
15. 2026-05-31
    days on market $204,800 Active 48 DOM
16. 2026-05-11
    price $204,800
17. 2026-05-07
    price $208,900
18. 2026-04-29
    price $211,900
19. 2026-04-18
    price $216,000
20. 2026-04-17
    price $224,000
21. 2026-04-14
    listed $227,900 Active
22. 2026-04-11
    historical $227,900
23. 2019-06-11
    soldstatus $139,000
24. 1995-01-20
    soldstatus $26,500

ⓘ 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: $1,428 · $119/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$130/yr (+$11/mo · 9.1%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% 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: $18,391
• − Mortgage interest: −$10,643
• − Property taxes: −$1,428
• − Insurance: −$950
• − Repairs & maintenance: −$1,471
• − Management: −$1,471
• − Depreciation: −$5,527
• Taxable loss: −$3,100
• Est. tax savings @ 24.0%: +$744
• After-tax cash flow: $938/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

+672.8% since first listed

9 events — show timeline

• 2026-05-11 Price Changed $204,800 CANOPYMLS as Distributed by MLS Grid
• 2026-05-07 Price Changed $208,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $211,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-18 Price Changed $216,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-17 Price Changed $224,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-14 Listed $227,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-11 Coming Soon $227,900 CANOPYMLS as Distributed by MLS Grid
• 2019-06-11 Sold (Public Records) $139,000 Public Records
• 1995-01-20 Sold (Public Records) $26,500 Public Records

Property tax history

+5.8%/yr

Latest (2025): $1,428 · +0.0% YoY. Source: county tax records.