25 N Davis Ave · Newton, NC 28658

$179,900

2 bd · 1.0 ba · 960 sqft · SingleFamily public records · 89 Days on market

Built 1962 10,018 sqft lot Est $163k · 10% over ↓ 47% since listing

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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
• DSCR +4.7/10.0
• Schools +4.0/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• ARV discount +2.9/15.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Renovated and move-in ready, 25 N Davis has had many updates. This home features a brand new roof, all new plumbing, new flooring throughout, new windows in bedrooms, a completely updated kitchen with new cabinets and countertops, and a fully remodeled bathroom with modern finishes. All new appliances are included — refrigerator, stove, dishwasher, washer, and dryer — making this a true turnkey property. Perfect for a first-time buyer or an investor looking for a solid, updated home.

Key facts

• New plumbing
• New flooring
• New cabinets

Tags

• NEW ROOF
• NEW PLUMBING
• NEW FLOORING
• UPDATED KITCHEN
• NEW CABINETS
• NEW COUNTERTOPS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: City water; Public sewer
• Home design: Single-family residence; Site-built construction; One story; R-7A zoning
• Construction: Vinyl exterior; Crawl space foundation; Built on site
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher, Electric oven, Refrigerator
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump; Central air
• Interior features: Heat pump heating; Central air conditioning; Dishwasher; Electric oven; Refrigerator; One main living room (room count: 1)
• Laundry & utility: In-unit laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $62 ($744/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 $147k (18.6% below list).
• Recommended offer: $147k (18.6% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 2.9% in Newton — 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 73/100 on livability (#77 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: employment C-, crime D+, amenities F.
• Newton Conover City Schools (suburban): math 49% / reading 47% proficiency, ranked #74 of 178 in NC (top 42%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: South Newton Elementary (math 37% / reading 32%, grade F, #835 of 1,410 statewide, top 62%, 350 students, 75% FRL); Newton-Conover Middle (math 43% / reading 48%, grade D+, #154 of 475 statewide, top 33%, 603 students, 65% FRL); Newton-Conover High (math 57% / reading 52%, grade C-, #270 of 535 statewide, top 52%, 758 students, 59% FRL).
• Market conditions: 229 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals at typical pace (median 15d on market — plan ~3-4 weeks tenant-placement turnaround); 2,016 units permitted in Catawba County in 2024 (255 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Catawba County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 89 days — a 6% lower offer ($169k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (10%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $146,507 (18.6% below list)

Questions for the listing agent

1. It's been on market 89 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 1962 — 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 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?
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: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $163,200
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
18 S Coulter Ave	0.22mi	2/2.0	952 (-1%)	11mo	$190,000	$200	75
325 N Caldwell Ave	0.16mi	2/1.0	1,034 (+8%)	10mo	$140,000	$135	71
300 N Ervin Ave	0.13mi	2/1.0	853 (-11%)	8mo	$180,000	$211	69
127 S Caldwell Ave	0.26mi	3/1.0 (+1)	1,000 (+4%)	11mo	$102,000	$102	67
216 N Davis Ave	0.11mi	3/1.0 (+1)	1,064 (+11%)	8mo	$89,000	$84	66
504 N Spring Ave	0.69mi	2/1.0	946 (-2%)	5mo	$167,000	$177	61
614 S Ashe Ave	0.75mi	2/1.0	984 (+2%)	1mo	$167,500	$170	60
10 N Davis Ave	0.11mi	3/1.0 (+1)	850 (-12%)	13mo	$40,000	$47	60
621 E 11th St	0.61mi	3/1.0 (+1)	1,023 (+7%)	1mo	$137,500	$134	55
736 E 11th St	0.69mi	3/1.0 (+1)	902 (-6%)	1mo	$200,000	$222	52
608 E E St	0.48mi	3/2.0 (+1)	1,018 (+6%)	10mo	$195,000	$192	50
613 E 11th St	0.61mi	3/1.5 (+1)	1,032 (+8%)	14mo	$145,000	$141	40

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: $-25,274
• Equity at exit: $26,824

10-year hold

• IRR: -5.2%
• Equity multiple: 0.66×
• Total profit: $-17,206
• Equity at exit: $15,554

Cash invested: $50,372 (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 28658

• Home prices YoY: -23.3%
• Active inventory: 229
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $1,465 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$77 /mo · $925/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$308
• Net cashflow: $62

Break-even live

Break-even rent $1,387

Max offer price $179,900

Occupancy floor 91%

Sensitivity live

Price	-10% $164	-5% $113	+0% $62	+5% $11	+10% $-40
Rent	-10% $-54	-5% $4	+0% $62	+5% $120	+10% $178
Rate	-1.0pp $153	-0.5pp $108	base $62	+0.5pp $15	+1.0pp $-32

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
244 S Caldwell Ave Newton, NC	2.0	1.5	918	$1,575	$1.72	6d	1	0.50mi
1326 N Frye Ave Unit I Newton, NC	2.0	1.0	730	$1,150	$1.58	14d	1	1.10mi
409 E 20th St #14 Newton, NC	2.0	1.0	1041	$1,475	$1.42	15d	1	1.30mi

Listing history 9 events

1. 2026-05-19
   status Pending
2. 2026-05-13
   price $179,900
3. 2026-05-06
   price $184,900
4. 2026-04-29
   price $189,900
5. 2026-04-20
   price $194,900
6. 2026-03-29
   status Active
7. 2026-03-18
   historical Active Under Contract
8. 2026-02-19
   listed $199,900 Active
9. 2025-10-07
   soldstatus $340,000

ⓘ 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: $925 · $77/mo
• Projected year-2 tax: $1,475 · $123/mo
• Expected delta: +$550/yr (+$46/mo · 59.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $17,581
• − Mortgage interest: −$10,077
• − Property taxes: −$925
• − Insurance: −$900
• − Repairs & maintenance: −$1,406
• − Management: −$1,406
• − Depreciation: −$5,233
• Taxable loss: −$2,367
• Est. tax savings @ 24.0%: +$568
• After-tax cash flow: $1,312/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: Newton Conover City Schools
• NCES district ID: 3703360
• Math proficiency: 49% ▲ 11.00%
• Reading proficiency: 47% ▲ 3.00%
• Median HH income: $39,491
• Composite: 40.13/100
• National rank: #3797
• State rank: #74 of 178 in NC

Livability — Newton

• Score: 73/100
• State rank: #77
• US rank: #5536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Newton, NC
• Population (ZIP): 25,681

Population outlook (Catawba County) Hauer SSP2

• Today (2025): 156,513 people
• By 2030: 155,267 · -0.8%
• By 2040: 151,110 · -3.5%
• By 2050: 145,524 · -7.0%
• By 2075: 134,047 · -14.4%
• By 2100: 119,424 · -23.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (69%)
• Race & ethnicity: White 69% Hispanic / Latino 12% Black 8% Two or more races 8% Asian 5%
• Hispanic origin (detail): Mexican 9%
• Common ancestry: Slovak 2% Serbian 2% Italian 2%
• Foreign-born: 8% · Canada, Jamaica, Vietnam
• Languages at home: 84% English-only · Spanish 11% Other Asian/Pacific 3% Tagalog/Filipino 1%

Political lean MEDSL · Catawba

• 2024 margin: Solid R (+38.0) · D 30.6% · R 68.6%
• 2008→2024 swing: -13.0pp toward R · 2008: -25.0pp · 2024: -38.0pp
• All cycles: 2024: R+38.0 2020: R+37.0 2016: R+38.0 2012: R+29.6 2008: R+25.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -79.85%
• Current HPI: 262.8541
• 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

-47.1% since first listed

9 events — show timeline

• 2026-05-19 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $179,900 CANOPYMLS as Distributed by MLS Grid
• 2026-05-06 Price Changed $184,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-29 Price Changed $189,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-20 Price Changed $194,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-29 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-02-19 Listed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-07 Sold (Public Records) $340,000 Public Records

Property tax history

+5.1%/yr

Latest (2024): $925 · +0.0% YoY. Source: county tax records.