504 Bridges Dr · Kings Mountain, NC 28086

$233,000

4 bd · 1.0 ba · 1,432 sqft · SingleFamily public records · 120 Days on market

Built 1964 0.25 ac lot Est $241k · 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 +15.2/30.0
• ARV discount +8.9/15.0
• DSCR +4.7/10.0
• Schools +4.0/10.0
• 1% rule +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

Key facts

• Guest quarters
• Fresh interior paint
• New roof

Tags

• PRIVATE SUITE CONCEPT
• MULTI-GENERATIONAL LIVING
• GUEST QUARTERS
• INCOME-PRODUCING OPPORTUNITIES
• NEW ROOF
• FRESH INTERIOR PAINT

Property features AI

Finance

• HOA & community: Not subject to HOA dues

Exterior

• Parking: Driveway with 3 open parking spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence (residential); One story; Site-built construction
• Construction: Partial brick and vinyl exterior; Slab foundation
• Exterior features: Covered patio/porch; Cleared lot; Concrete and paved road access (publicly maintained)

Interior

• Kitchen: Dishwasher; Electric Range; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 6 total rooms; Dishwasher, Electric Range, Microwave, Refrigerator, Electric Water Heater
• Laundry & utility: Main level utility/laundry room; Electric water heater

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $233k.

Deal economics

• At list price, monthly cash flow is $80 ($965/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 $201k (13.6% below list).
• Recommended offer: $201k (13.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 3.4% in Kings Mountain — 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 63/100 on livability (#404 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: West Elementary (math 42% / reading 47%, grade F, #574 of 1,410 statewide, top 43%, 290 students, 60% FRL); Kings Mountain Middle (math 43% / reading 57%, grade C, #113 of 475 statewide, top 25%, 712 students, 67% FRL); Kings Mountain High (math 68% / reading 65%, grade B, #150 of 535 statewide, top 28%, 1,236 students, 56% FRL) — zoned schools at 61% FRL track the district average.
• Market conditions: 193 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).
• This rent runs 39% of the median local income ($62k/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 $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 120 days — a 9% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 4y ago 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.

Risks & watch-outs

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

Recommended offer $201,413 (13.6% below list)

Questions for the listing agent

1. It's been on market 120 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
2. Built in 1964 — 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: 0.86% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 9.6

CMA / ARV

• ARV (on-the-fly): $240,576
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
508 Bridges Dr	0.03mi	3/2.0 (-1)	1,387 (-3%)	20mo	$239,200	$172	68
106 N Tracy St	0.42mi	3/2.0 (-1)	1,514 (+6%)	3mo	$250,000	$165	60
507 Crescent Hill Rd	0.14mi	3/1.5 (-1)	1,336 (-7%)	20mo	$225,000	$168	59
102 S Watterson St	0.30mi	3/2.0 (-1)	1,266 (-12%)	2mo	$215,000	$170	56
205 Cooke Cir	0.47mi	3/1.0 (-1)	1,349 (-6%)	12mo	$225,000	$167	54
105 N Goforth St	0.40mi	3/1.0 (-1)	1,562 (+9%)	15mo	$210,000	$134	49
107 Juniper St	0.36mi	3/2.5 (-1)	1,635 (+14%)	24mo	$304,000	$186	29

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -14.0%
• Equity multiple: 0.50×
• Total profit: $-32,666
• Equity at exit: $34,741

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-21,975
• Equity at exit: $20,146

Cash invested: $65,240 (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 28086

• Home prices YoY: -28.6%
• Active inventory: 193
• Price-to-rent: 9.6×

Monthly cashflow live

• Estimated rent: $2,014 medium
• Mortgage (P&I): −$1,222
• Tax from tax record: −$192 /mo · $2,302/yr
• Insurance: −$97
• HOA: −$0
• Vacancy / Maint / Mgmt: −$423
• Net cashflow: $80

Break-even live

Break-even rent $1,912

Max offer price $233,000

Occupancy floor 91%

Sensitivity live

Price	-10% $212	-5% $146	+0% $80	+5% $14	+10% $-51
Rent	-10% $-79	-5% $1	+0% $80	+5% $160	+10% $240
Rate	-1.0pp $198	-0.5pp $140	base $80	+0.5pp $20	+1.0pp $-41

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: $58,250
• Closing costs: $6,990
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
711 Lackey St Kings Mountain, NC	3.0	2.5	1450	$1,700	$1.17	25d	1	1.25mi
107 Cambridge Oaks Cir Kings Mountain, NC	1.0–3.0	1.0–2.0	986	$1,219	$1.24	0d	1	1.39mi

Listing history 37 events

1. 2026-06-22
   days on market $233,000 Active 120 DOM
2. 2026-06-19
   days on market $233,000 Active 118 DOM
3. 2026-06-18
   days on market $233,000 Active 117 DOM
4. 2026-06-17
   days on market $233,000 Active 116 DOM
5. 2026-06-16
   days on market $233,000 Active 115 DOM
6. 2026-06-15
   days on market $233,000 Active 114 DOM
7. 2026-06-14
   days on market $233,000 Active 112 DOM
8. 2026-06-13
   remarks 699-char remark
9. 2026-06-13
   pricedays on market $233,000 Active 111 DOM
10. 2026-06-10
    days on market $235,000 Active 109 DOM
11. 2026-06-09
    days on market $235,000 Active 108 DOM
12. 2026-06-08
    days on market $235,000 Active 107 DOM
13. 2026-06-07
    days on market $235,000 Active 106 DOM
14. 2026-06-05
    days on market $235,000 Active 103 DOM
15. 2026-06-03
    days on market $235,000 Active 102 DOM
16. 2026-06-02
    days on market $235,000 Active 101 DOM
17. 2026-06-01
    days on market $235,000 Active 100 DOM
18. 2026-05-31
    days on market $235,000 Active 99 DOM
19. 2026-05-30
    days on market $235,000 Active 98 DOM
20. 2026-05-01
    price $235,000
21. 2026-02-21
    listed $244,900 Active
22. 2024-10-29
    soldstatus $241,000
23. 2024-07-26
    price $242,550
24. 2024-07-04
    price $245,000
25. 2024-06-18
    price $249,000
26. 2024-05-30
    listed $250,000 Active
27. 2022-07-08
    soldstatus $230,000 Closed 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

28. 2022-07-08
    soldstatus $230,000

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

29. 2022-05-24
    historical Active Under Contract 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

30. 2022-05-24
    status Pending 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

31. 2022-05-20
    price $225,000 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

32. 2022-05-16
    price $239,900 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

33. 2022-05-09
    price $244,500 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

34. 2022-04-28
    status Active 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

35. 2022-04-21
    listed $249,900 Active 570-char remark

    Show marketing remark (570 chars)

    The list of updates to this home is too long. This 4 bedroom, 1 bathroom recently renovated home is a must see. Luxury vinyl plank through out the entire home as well as new fixtures. With this many bedrooms, guest will have a place to stay during those special nights out to the local casino! Energy efficient with many ceiling fans and a brand new AC/Heat pump. Soak in the natural lighting that pours in from the many windows. Fenced in yard makes a perfect setting for summer cookouts. Book your tour with a local agent today (asked them for the list of updates)

36. 2021-10-29
    soldstatus $120,000
37. 2005-10-04
    soldstatus $45,000

ⓘ 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: $2,302 · $192/mo
• Projected year-2 tax: $2,302 · $192/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 6/10 Major FEMA zone X (unshaded) · 74% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $24,170
• − Mortgage interest: −$13,052
• − Property taxes: −$2,302
• − Insurance: −$1,165
• − Repairs & maintenance: −$1,934
• − Management: −$1,934
• − Depreciation: −$6,778
• Taxable loss: −$2,994
• Est. tax savings @ 24.0%: +$719
• After-tax cash flow: $1,683/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Kings Mountain

• Score: 63/100
• State rank: #404
• US rank: #15377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kings Mountain, NC
• County: Cleveland County · 83,736 people
• City population: 29,460
• Metro: Shelby, NC
• Population (ZIP): 29,460
• Household income: $62,414
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 726.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.17%
• Current HPI: 248.0613
• Rent YoY: —
• Metro: Shelby, NC
• 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

+422.2% since first listed

18 events — show timeline

• 2026-05-01 Price Changed $235,000 CANOPYMLS as Distributed by MLS Grid
• 2026-02-21 Listed $244,900 CANOPYMLS as Distributed by MLS Grid
• 2024-10-29 Sold (Public Records) $241,000 Public Records
• 2024-07-26 Price Changed $242,550 CANOPYMLS as Distributed by MLS Grid
• 2024-07-04 Price Changed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-18 Price Changed $249,000 CANOPYMLS as Distributed by MLS Grid
• 2024-05-30 Listed $250,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-08 Sold (Public Records) $230,000 Public Records
• 2022-07-08 Sold (MLS) $230,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-24 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-05-24 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-05-20 Price Changed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2022-05-16 Price Changed $239,900 CANOPYMLS as Distributed by MLS Grid
• 2022-05-09 Price Changed $244,500 CANOPYMLS as Distributed by MLS Grid
• 2022-04-28 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-04-21 Listed $249,900 CANOPYMLS as Distributed by MLS Grid
• 2021-10-29 Sold (Public Records) $120,000 Public Records
• 2005-10-04 Sold (Public Records) $45,000 Public Records

Property tax history

+11.5%/yr

Latest (2025): $2,302 · +13.2% YoY. Source: county tax records.