3811 Little Mountain Rd · Gastonia, NC 28056

$205,000

3 bd · 1.0 ba · 986 sqft · SingleFamily public records · 31 Days on market

Built 1963 0.36 ac lot Est $195k · 5% over

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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 +15.1/30.0
• ARV discount +5.2/15.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• 1% rule +2.8/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Discover Your New Home in Gastonia! Welcome to 3811 Little Mountain Road, a charming opportunity waiting for its next owner in Gastonia, NC. Nestled in a desirable area, this Ranch offers a comfortable and flexible layout designed for modern living. The spacious 2 bedroom 1 bathroom is a true retreat, providing privacy and ample room. The exterior is perfect for outdoor entertaining and enjoying the Carolina weather. This property is ideal for those seeking tranquility without sacrificing access to everything Gastonia has to offer. Don't miss the chance to customize and make this house your own! Schedule your showing today.

Key facts

• 0.36 acre lot
• 2 parking spots
• Built 1963

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Detached carport; 2 carport spaces
• Utilities: Well water; Septic system
• Home design: Single-family residence; Residential property; One-story
• Construction: Site-built construction; Brick exterior; Crawl space foundation; Built on one level
• Exterior features: Storage; Asphalt/paved road access; Publicly maintained road

Interior

• Kitchen: Oven; Refrigerator
• Bedrooms: 2 bedrooms (both on the main level)
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced air heating; Central air conditioning
• Interior features: 6 total rooms; Storage
• Laundry & utility: Washer and dryer; Utility room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $205k.

Deal economics

• At list price, monthly cash flow is $67 ($807/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 $161k (21.5% below list).
• Recommended offer: $161k (21.5% below list) — sets the bar for 1% rule.
• Cap rate 6.7% 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: H H Beam Elementary (math 13% / reading 13%, grade F, #1,356 of 1,410 statewide, top 96%, 510 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 (+1.9%/yr); 361 active listings in the ZIP; 4 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $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 31 days — a 3% lower offer ($199k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $155k; 32% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 22% chance of damaging wind over 30y; extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $160,883 (21.5% below list)

Questions for the listing agent

1. It's been on market 31 days. Have you received any prior offers? Is the seller open to a 22% concession, seller financing, or rate buy-down credit?
2. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 0.78% ✗
• Cap rate: 6.69%
• Cash-on-cash: 1.41%
• DSCR: 1.06
• GRM: 10.6

CMA / ARV

• ARV (on-the-fly): $195,228
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
4006 Little Mountain Rd	0.19mi	3/1.0	960 (-3%)	14mo	$210,000	$219	75
140 Nila Dawn Ave #2	0.46mi	3/1.0	1,070 (+8%)	1mo	$190,000	$178	64
3709 Little Mountain Rd	0.08mi	2/1.0 (-1)	853 (-14%)	7mo	$199,000	$233	63
208 Nila Dawn Ave	0.47mi	3/1.0	930 (-6%)	9mo	$208,000	$224	61
3342 York Hwy	0.52mi	2/1.0 (-1)	968 (-2%)	12mo	$191,600	$198	58
3332 York Hwy	0.54mi	2/1.0 (-1)	968 (-2%)	12mo	$191,600	$198	57
518 W Westview St	0.57mi	3/1.0	1,091 (+11%)	6mo	$162,843	$149	51
4516 Jamee Dr	0.62mi	2/1.0 (-1)	938 (-5%)	11mo	$215,000	$229	49
3316 Queens Ln #10	0.69mi	3/2.0	1,074 (+9%)	9mo	$135,000	$126	42
212 Huffman Rd	0.69mi	2/1.0 (-1)	894 (-9%)	11mo	$78,000	$87	38
427 Queens Ct	0.63mi	3/2.0	1,094 (+11%)	14mo	$247,900	$227	36
318 Huffman Rd	0.66mi	2/2.0 (-1)	1,128 (+14%)	2mo	$216,500	$192	34

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -15.2%
• Equity multiple: 0.46×
• Total profit: $-30,742
• Equity at exit: $30,566

10-year hold

• IRR: -8.3%
• Equity multiple: 0.50×
• Total profit: $-28,511
• Equity at exit: $17,725

Cash invested: $57,400 (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 28056

• Rents YoY: 1.9%
• Active inventory: 361
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,609 medium
• Mortgage (P&I): −$1,075
• Tax from tax record: −$43 /mo · $520/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$338
• Net cashflow: $67

Break-even live

Break-even rent $1,524

Max offer price $205,000

Occupancy floor 91%

Sensitivity live

Price	-10% $183	-5% $125	+0% $67	+5% $9	+10% $-49
Rent	-10% $-60	-5% $4	+0% $67	+5% $131	+10% $194
Rate	-1.0pp $170	-0.5pp $119	base $67	+0.5pp $14	+1.0pp $-40

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: $51,250
• Closing costs: $6,150
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3342 York Hwy Gastonia, NC	2.0	1.0	1000	$1,349	$1.35	23d	1	0.52mi
509 Homestead Dr Unit 509-C Gastonia, NC	2.0	1.0	800	$800	$1.00	25d	1	0.74mi
538 Queens Rd Gastonia, NC	3.0	2.0	1038	$1,600	$1.54	25d	1	0.79mi
2443 Myers St Gastonia, NC	3.0	1.0	1100	$1,187	$1.08	14d	1	1.35mi

Listing history 7 events

1. 2026-06-02
   status $205,000 Pending 31 DOM
2. 2026-06-01
   days on market $205,000 Active 31 DOM
3. 2026-05-31
   days on market $205,000 Active 30 DOM
4. 2026-05-19
   price $205,000
5. 2026-05-01
   listed $209,950 Active
6. 2026-04-17
   soldstatus $155,000
7. 1968-08-01
   soldstatus $11,000

ⓘ 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: $520 · $43/mo
• Projected year-2 tax: $1,681 · $140/mo
• Expected delta: +$1,161/yr (+$97/mo · 223.5%)

ⓘ 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 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 17 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: $19,306
• − Mortgage interest: −$11,483
• − Property taxes: −$520
• − Insurance: −$1,025
• − Repairs & maintenance: −$1,544
• − Management: −$1,544
• − Depreciation: −$5,964
• Taxable loss: −$2,774
• Est. tax savings @ 24.0%: +$666
• After-tax cash flow: $1,472/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

• County: Gaston County · 201,497 people
• City population: 114,179
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 36,200
• Household income: $90,427
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 623.0

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: Predominantly White (69%)
• Race & ethnicity: White 69% Black 14% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 2% Italian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% Other Asian/Pacific 1% Other Indo-European 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: ▼ -244.54%
• Current HPI: 231.6479
• Rent YoY: ▲ 1.94%
• 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

+1763.6% since first listed

4 events — show timeline

• 2026-05-19 Price Changed $205,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-01 Listed $209,950 CANOPYMLS as Distributed by MLS Grid
• 2026-04-17 Sold (Public Records) $155,000 Public Records
• 1968-08-01 Sold (Public Records) $11,000 Public Records

Property tax history

+6.0%/yr

Latest (2025): $520 · +0.0% YoY. Source: county tax records.