332 Mountain View St · Gastonia, NC 28052

$190,000

3 bd · 1.0 ba · 1,136 sqft · SingleFamily public records · 61 Days on market

Built 1940 8,712 sqft lot Est $233k · 18% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.1/30.0
• DSCR +4.3/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Perfect for any first time buyer! This fully renovated, like-new construction home offers 3 bedrooms and 1 bath with all the modern comforts you need. Enjoy a nice covered front porch and an open floor plan. The updated kitchen features quartz countertops and a beautiful backsplash. This GEM also boasts a brand new HVAC system, new plumbing and electrical updates, LVP flooring throughout, a fully tiled shower, fresh paint inside and out, new siding, and brand new windows. WOW! With convenient access to major highways, this home provides the perfect blend of modern comfort and suburban tranquility. Imagine cozy evenings in your beautifully updated living space, large backyard, peaceful morni

Key facts

• Covered front porch
• Open floor plan
• Quartz countertops

Tags

• COVERED FRONT PORCH
• OPEN FLOOR PLAN
• QUARTZ COUNTERTOPS
• BEAUTIFUL BACKSPLASH
• NEW HVAC SYSTEM
• NEW PLUMBING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport (1 space); Driveway
• Utilities: Public water; Public sewer
• Home design: Single-family residence (residential); One level; R1 zoning
• Construction: Site-built construction; Vinyl exterior; Crawl space foundation; One-story
• Exterior features: Asphalt and concrete driveway/road surfaces; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric oven
• Bedrooms: 3 bedrooms (all on the main level)
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: 6 total rooms; Dishwasher; Electric oven
• Laundry & utility: Laundry closet

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 $26 ($315/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 $156k (18.0% below list).
• Recommended offer: $156k (18.0% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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: Lingerfeldt Elementary (math 22% / reading 22%, grade F, #1,190 of 1,410 statewide, top 86%, 408 students, 99% FRL); Southwest Middle (math 35% / reading 30%, grade F, #312 of 475 statewide, top 66%, 804 students, 100% FRL); Forestview High (math 72% / reading 59%, grade B, #159 of 535 statewide, top 30%, 1,081 students, 47% FRL) — zoned schools average 82% FRL vs 37% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+5.6%/yr); 352 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 20d 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 38% 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 61 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 9 sale attempts since 2y ago; this cycle's ask has dropped $10k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $190k implies a 533% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1940 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $155,853 (18.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
2. Built in 1940 — 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: 0.82% ✗
• Cap rate: 6.46%
• Cash-on-cash: 0.59%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $232,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
233 Proctor St	0.16mi	3/1.0	1,120 (-1%)	1mo	$185,000	$165	89
333 James St	0.04mi	3/1.0	1,050 (-8%)	3mo	$199,000	$190	83
2639 Goble St	0.52mi	3/2.0	1,126 (-1%)	1mo	$250,000	$222	69
2318 Knight Dr	0.49mi	3/1.0	1,141 (+0%)	9mo	$238,000	$209	69
2324 Knight Dr	0.50mi	3/1.0	1,136 (0%)	12mo	$150,000	$132	67
3001 Crawford Ave	0.53mi	3/2.0	1,161 (+2%)	8mo	$259,900	$224	61
2804 Westview St	0.49mi	2/2.0 (-1)	1,176 (+4%)	2mo	$280,000	$238	60
3030 Crawford Ave	0.57mi	3/1.0	1,071 (-6%)	4mo	$145,000	$135	60
1525 Vanderlip Dr	0.56mi	3/2.0	1,090 (-4%)	9mo	$235,000	$216	55
2506 Lyon St	0.60mi	3/1.5	1,196 (+5%)	8mo	$245,000	$205	55
2452 Myers St	0.30mi	2/1.0 (-1)	976 (-14%)	5mo	$152,000	$156	54
2521 Propst St	0.42mi	3/2.0	1,288 (+13%)	4mo	$259,900	$202	51

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: -12.7%
• Equity multiple: 0.53×
• Total profit: $-24,925
• Equity at exit: $28,330

10-year hold

• IRR: -0.3%
• Equity multiple: 0.97×
• Total profit: $-1,392
• 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: 10.2×

Monthly cashflow live

• Estimated rent: $1,559 high
• Mortgage (P&I): −$996
• Tax from tax record: −$129 /mo · $1,553/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$327
• Net cashflow: $26

Break-even live

Break-even rent $1,525

Max offer price $190,000

Occupancy floor 93%

Sensitivity live

Price	-10% $134	-5% $80	+0% $26	+5% $-27	+10% $-81
Rent	-10% $-97	-5% $-35	+0% $26	+5% $88	+10% $149
Rate	-1.0pp $122	-0.5pp $75	base $26	+0.5pp $-23	+1.0pp $-73

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 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
225 Tanner St Gastonia, NC	3.0	2.0	1154	$1,693	$1.47	3d	1	0.11mi
2443 Myers St Gastonia, NC	3.0	1.0	1100	$1,187	$1.08	14d	1	0.33mi
807 Memory Ln Gastonia, NC	3.0	1.0	864	$1,200	$1.39	25d	1	0.48mi
721 Day Lily Cir Gastonia, NC	1.0–3.0	1.0–2.0	941	$1,069	$1.14	25d	1	0.73mi
2144 Hartford Dr Gastonia, NC	3.0	2.0	1200	$1,800	$1.50	0d	1	0.89mi
1613 Greenview Dr Gastonia, NC	2.0	2.0	960	$1,255	$1.31	12d	1	0.89mi
1613 Greenview Dr Gastonia, NC	2.0	2.0	960	$1,255	$1.31	5d	1	0.89mi
1204 Iva Ave Gastonia, NC	2.0	1.0	816	$1,275	$1.56	25d	1	0.95mi
3342 York Hwy Gastonia, NC	2.0	1.0	1000	$1,349	$1.35	23d	1	1.01mi
1926 Hartford Dr Gastonia, NC	1.0–3.0	1.0	772	$1,400	$1.81	0d	1	1.01mi
1502 Cloverdale Ln Gastonia, NC	3.0	1.5	1368	$1,599	$1.17	18d	1	1.04mi
732 Inwood Hill Dr Gastonia, NC	3.0	2.5	1330	$2,195	$1.65	22d	1	1.08mi
2711 Springbrook Cir Unit 2711 Gastonia, NC	3.0	1.0	1040	$1,350	$1.30	25d	1	1.11mi
2248 Hudson Landings Dr Gastonia, NC	2.0–3.0	1.0	930	$1,415	$1.52	0d	8	1.12mi
2248 Hudson Landings Dr Gastonia, NC	2.0–3.0	1.0	930	$1,405	$1.51	25d	1	1.12mi
1216 Jackson Rd Gastonia, NC	3.0	2.0	1254	$1,825	$1.46	25d	1	1.16mi
3377 Hunting Wood Ct Gastonia, NC	3.0	2.0	1211	$1,780	$1.47	16d	1	1.20mi
538 Queens Rd Gastonia, NC	3.0	2.0	1038	$1,600	$1.54	25d	1	1.21mi
112 Dean St Gastonia, NC	2.0	2.0	882	$1,400	$1.59	25d	1	1.27mi
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	25d	1	1.27mi
112 Miller St Gastonia, NC	3.0	1.0	950	$1,395	$1.47	0d	1	1.27mi
105 Summit St Gastonia, NC	2.0	1.0	894	$995	$1.11	19d	1	1.31mi
2761 Penny Park Dr Gastonia, NC	3.0	2.0	1456	$1,700	$1.17	14d	1	1.32mi
3531 Clover Valley Dr Gastonia, NC	3.0	2.0	1182	$1,825	$1.54	21d	1	1.34mi
319 Osceola St Apt B Gastonia, NC	2.0	2.0	785	$1,275	$1.62	6d	1	1.45mi
319 Osceola St Gastonia, NC	2.0	1.0	785	$1,275	$1.62	5d	1	1.45mi
319 Osceola St Unit D Gastonia, NC	2.0	1.0	785	$1,300	$1.66	19d	1	1.45mi

Listing history 45 events

1. 2026-06-21
   days on market $190,000 Active 61 DOM
2. 2026-06-18
   days on market $190,000 Active 58 DOM
3. 2026-06-17
   days on market $190,000 Active 57 DOM
4. 2026-06-16
   days on market $190,000 Active 56 DOM
5. 2026-06-15
   days on market $190,000 Active 55 DOM
6. 2026-06-13
   days on market $190,000 Active 53 DOM
7. 2026-06-09
   days on market $190,000 Active 49 DOM
8. 2026-06-08
   days on market $190,000 Active 48 DOM
9. 2026-06-07
   days on market $190,000 Active 47 DOM
10. 2026-06-04
    days on market $190,000 Active 44 DOM
11. 2026-06-03
    pricedays on market $190,000 Active 43 DOM
12. 2026-06-02
    days on market $195,000 Active 42 DOM
13. 2026-06-01
    days on market $195,000 Active 41 DOM
14. 2026-05-31
    days on market $195,000 Active 40 DOM
15. 2026-04-22
    price $195,000
16. 2026-04-21
    listed $200,000 Active
17. 2026-04-06
    price $199,999
18. 2026-04-01
    price $202,999
19. 2026-03-18
    price $205,999
20. 2026-03-05
    price $207,999
21. 2026-02-13
    price $208,000
22. 2026-01-14
    price $209,000
23. 2025-11-06
    price $190,000
24. 2025-10-24
    listed $195,000 Active
25. 2025-10-06
    price $195,000
26. 2025-09-13
    price $199,900
27. 2025-07-31
    price $203,000
28. 2025-07-02
    status Active
29. 2025-06-01
    price $205,000
30. 2025-05-13
    status Active
31. 2025-04-30
    historical Active Under Contract
32. 2025-04-11
    price $208,000
33. 2025-02-14
    listed $210,000 Active
34. 2024-12-27
    price $200,000
35. 2024-12-18
    price $205,000
36. 2024-12-14
    price $210,000
37. 2024-12-11
    status Active
38. 2024-11-12
    status Pending
39. 2024-10-01
    listed $200,000 Active
40. 2024-07-28
    price $209,000
41. 2024-07-17
    listed $215,000 Active
42. 2024-07-05
    price $219,000
43. 2024-06-29
    price $225,000
44. 2024-06-17
    listed $230,000 Active
45. 1996-10-23
    soldstatus $30,000

ⓘ 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: $1,553 · $129/mo
• Projected year-2 tax: $1,558 · $130/mo
• Expected delta: +$5/yr ($0/mo · 0.3%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 22% 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: $18,702
• − Mortgage interest: −$10,643
• − Property taxes: −$1,553
• − Insurance: −$950
• − Repairs & maintenance: −$1,496
• − Management: −$1,496
• − Depreciation: −$5,527
• Taxable loss: −$2,963
• Est. tax savings @ 24.0%: +$711
• After-tax cash flow: $1,027/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

+550.0% since first listed

31 events — show timeline

• 2026-04-22 Price Changed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-21 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-06 Price Changed $199,999 CANOPYMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $202,999 CANOPYMLS as Distributed by MLS Grid
• 2026-03-18 Price Changed $205,999 CANOPYMLS as Distributed by MLS Grid
• 2026-03-05 Price Changed $207,999 CANOPYMLS as Distributed by MLS Grid
• 2026-02-13 Price Changed $208,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-14 Price Changed $209,000 CANOPYMLS as Distributed by MLS Grid
• 2025-11-06 Price Changed $190,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-24 Listed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-06 Price Changed $195,000 CANOPYMLS as Distributed by MLS Grid
• 2025-09-13 Price Changed $199,900 CANOPYMLS as Distributed by MLS Grid
• 2025-07-31 Price Changed $203,000 CANOPYMLS as Distributed by MLS Grid
• 2025-07-02 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-06-01 Price Changed $205,000 CANOPYMLS as Distributed by MLS Grid
• 2025-05-13 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-04-30 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-04-11 Price Changed $208,000 CANOPYMLS as Distributed by MLS Grid
• 2025-02-14 Listed $210,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-27 Price Changed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-18 Price Changed $205,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-14 Price Changed $210,000 CANOPYMLS as Distributed by MLS Grid
• 2024-12-11 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-11-12 Pending — CANOPYMLS as Distributed by MLS Grid
• 2024-10-01 Listed $200,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-28 Price Changed $209,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-17 Listed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2024-07-05 Price Changed $219,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-29 Price Changed $225,000 CANOPYMLS as Distributed by MLS Grid
• 2024-06-17 Listed $230,000 CANOPYMLS as Distributed by MLS Grid
• 1996-10-23 Sold (Public Records) $30,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $1,553 · +144.6% YoY. Source: county tax records.