300 Taylor Rd · Stanley, NC 28164

$698,500

4 bd · 2.0 ba · 1,800 sqft · MultiFamily public records · 91 Days on market

Built 1987 1.09 ac lot

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Why this score? — see what drove the F 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 +7.7/30.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.8/10.0
• 1% rule +1.0/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 4 units. confirmed

Listing remarks

Looking to add to your portfolio? Here's your next investment! Great opportunity right outside of Stanley. 2 duplexes and a manufactured home. (5 doors in total) Duplexes are 2 beds/1bath and the mfg home is 3 beds /2baths. Duplexes are full brick.

Key facts

• Full brick
• Manufactured home
• Duplexes

Tags

• INVESTMENT OPPORTUNITY
• DUPLEXES
• MANUFACTURED HOME
• FULL BRICK

Property features AI

Finance

• Financial info: Tenant pays all utilities except water
• HOA & community: No HOA; Pets allowed with conditions

Exterior

• Parking: Driveway parking
• Utilities: Shared well water; Septic system; Electricity connected
• Home design: Residential income property; Multifamily building with 5 completed units
• Construction: Manufactured and site-built construction; Brick (full) and vinyl exterior; Crawl space foundation
• Exterior features: Gravel and paved road access; Publicly maintained road; Property includes additional parcels

Interior

• Kitchen: Electric range
• Bedrooms: 11 total bedrooms across the building; Unit mix includes multiple 2-bedroom units and one 3-bedroom unit
• Bathrooms: 6 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Electric range
• Laundry & utility: Hall laundry

What this means for you Summary

Snapshot

• This is a 4 × 1-bed/?-bath units multifamily listed at $698k.

Deal economics

• At list price, monthly cash flow is $-803 ($-10k/yr) — negative. Per door: $-201/mo.
• To cash-flow at today's rent, offer at most $557k (20.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $419k (40.0% below list).
• Recommended offer: $419k (40.0% below list) — sets the bar for 1% rule.
• Cap rate 4.9% vs local median 3.6% in Stanley — 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 65/100 on livability (#298 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: schools 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: 163 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 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 $5k of loan paydown is wiped out by about $21k 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 91 days — a 9% lower offer ($636k) is reasonable based on typical stale-listing flexibility.

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 $419,000 (40.0% 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 91 days. Have you received any prior offers? Is the seller open to a 40% concession, seller financing, or rate buy-down credit?
3. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
4. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.60% ✗
• Cap rate: 4.91%
• Cash-on-cash: -4.93%
• DSCR: 0.78
• GRM: 13.9

CMA / ARV

• ARV (on-the-fly): $279,000
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
302 Taylor Rd	0.03mi	4/2.0	1,800 (0%)	22mo	$279,000	$155	81

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: -24.8%
• Equity multiple: 0.16×
• Total profit: $-164,694
• Equity at exit: $104,149

10-year hold

• IRR: -20.7%
• Equity multiple: -0.08×
• Total profit: $-210,778
• Equity at exit: $60,394

Cash invested: $195,580 (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 28164

• Home prices YoY: -30.9%
• Active inventory: 163
• Price-to-rent: 55.6×

Monthly cashflow live

• Estimated rent: $4,190 medium
• Mortgage (P&I): −$3,663
• Tax from tax record: −$159 /mo · $1,906/yr
• Insurance: −$291
• HOA: −$0
• Vacancy / Maint / Mgmt: −$880
• Net cashflow: $-803

Break-even live

Break-even rent $5,206

Max offer price $556,681

Occupancy floor —

4-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 4× units	1	—	$4,188
Total (4 units)			$4,190

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: $174,625
• Closing costs: $20,955
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
5137 Tommy Ln Stanley, NC	3.0	2.5	1610	$1,995	$1.24	3d	1	0.72mi

Listing history 14 events

1. 2026-06-18
   days on market $698,500 Active 91 DOM
2. 2026-06-17
   days on market $698,500 Active 90 DOM
3. 2026-06-16
   days on market $698,500 Active 89 DOM
4. 2026-06-15
   days on market $698,500 Active 88 DOM
5. 2026-06-13
   days on market $698,500 Active 86 DOM
6. 2026-06-09
   days on market $698,500 Active 82 DOM
7. 2026-06-08
   pricedays on market $698,500 Active 81 DOM
8. 2026-06-07
   days on market $699,900 Active 80 DOM
9. 2026-06-04
   days on market $699,900 Active 77 DOM
10. 2026-06-03
    days on market $699,900 Active 76 DOM
11. 2026-06-02
    days on market $699,900 Active 75 DOM
12. 2026-06-01
    days on market $699,900 Active 74 DOM
13. 2026-05-31
    days on market $699,900 Active 73 DOM
14. 2026-03-19
    listed $699,900 Active

ⓘ 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: $1,906 · $159/mo
• Projected year-2 tax: $5,728 · $477/mo
• Expected delta: +$3,821/yr (+$318/mo · 200.5%)

ⓘ 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 ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 11% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $50,280
• − Mortgage interest: −$39,127
• − Property taxes: −$1,906
• − Insurance: −$3,492
• − Repairs & maintenance: −$4,022
• − Management: −$4,022
• − Depreciation: −$20,320
• Taxable loss: −$22,610
• Est. tax savings @ 24.0%: +$5,426
• After-tax cash flow: $-4,207/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 — Stanley

• Score: 65/100
• State rank: #298
• US rank: #12486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 15,991

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 4% Serbian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Vietnamese 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: ▼ -116.85%
• Current HPI: 261.6464
• 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

1 event — show timeline

• 2026-03-19 Listed $699,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.3%/yr

Latest (2025): $1,906 · +0.0% YoY. Source: county tax records.