7323 Dallas Cherryville Hwy · Cherryville, NC 28021

$254,900

4 bd · 2.0 ba · 1,750 sqft · SingleFamily public records · 67 Days on market

Built 1967 0.94 ac lot Est $354k · 28% under

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Why this score? — see what drove the C 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 +19.0/30.0
• ARV discount +15.0/15.0
• DSCR +6.0/10.0
• 1% rule +4.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

*Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

Key facts

• Large windows
• Easy access
• Generous lot

Tags

• GENEROUS LOT
• LARGE WINDOWS
• BACK DECK
• DETACHED GARAGE
• EASY ACCESS

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Detached 2-car garage; Main level garage available
• Utilities: Well water; Septic system
• Home design: Single-family residence; Residential property; One level
• Construction: Site-built construction; Brick exterior; Crawl space foundation; Built on a 0.94-acre lot
• Exterior features: Deck; Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Electric cooktop; Wall oven; Microwave; Refrigerator
• Bedrooms: 4 bedrooms on the main level
• Bathrooms: 2 full bathrooms on the main level
• Heating & cooling: Heat pump heating; Heat pump cooling; Ceiling fans
• Interior features: 10 total rooms; Living room fireplace
• Laundry & utility: Washer and dryer included; Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $255k.

Deal economics

• At list price, monthly cash flow is $265 ($3k/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 $234k (8.2% below list).
• Recommended offer: $234k (8.2% below list) — sets the bar for 1% rule.
• Cap rate 7.5% vs local median 3.9% in Cherryville — 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 74/100 on livability (#59 in NC, #4,744 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: 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.
• Zoned schools: Cherryville Elementary (math 52% / reading 37%, grade F, #574 of 1,410 statewide, top 43%, 383 students, 67% FRL); John Chavis Middle School (math 43% / reading 38%, grade F, #215 of 475 statewide, top 46%, 413 students, 70% FRL); Cherryville High (math 62% / reading 57%, grade C+, #216 of 535 statewide, top 43%, 492 students, 59% FRL) — zoned schools average 65% FRL vs 37% district-wide (29 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 128 active listings in the ZIP; 2 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 $2k of loan paydown is wiped out by about $8k 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 67 days — a 6% lower offer ($240k) 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $233,908 (8.2% below list)

Questions for the listing agent

1. It's been on market 67 days. Have you received any prior offers? Is the seller open to a 8% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — 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. 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.
7. 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.
8. 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: 0.92% ✗
• Cap rate: 7.54%
• Cash-on-cash: 4.46%
• DSCR: 1.20
• GRM: 9.1

CMA / ARV

• ARV (on-the-fly): $353,500
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2206 Whitworth Rd	0.13mi	3/2.0 (-1)	1,775 (+1%)	9mo	$323,000	$182	79
2102 Whitworth Rd	0.20mi	3/2.5 (-1)	2,000 (+14%)	5mo	$403,000	$202	56

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: -9.4%
• Equity multiple: 0.66×
• Total profit: $-24,485
• Equity at exit: $38,006

10-year hold

• IRR: 0.0%
• Equity multiple: 1.00×
• Total profit: $131
• Equity at exit: $22,039

Cash invested: $71,372 (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 28021

• Home prices YoY: -20.8%
• Active inventory: 128
• Price-to-rent: 9.1×

Monthly cashflow live

• Estimated rent: $2,339 medium
• Mortgage (P&I): −$1,337
• Tax from tax record: −$140 /mo · $1,676/yr
• Insurance: −$106
• HOA: −$0
• Vacancy / Maint / Mgmt: −$491
• Net cashflow: $265

Break-even live

Break-even rent $2,003

Max offer price $254,900

Occupancy floor 84%

Sensitivity live

Price	-10% $410	-5% $337	+0% $265	+5% $193	+10% $121
Rent	-10% $80	-5% $173	+0% $265	+5% $358	+10% $450
Rate	-1.0pp $394	-0.5pp $330	base $265	+0.5pp $199	+1.0pp $132

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: $63,725
• Closing costs: $7,647
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
113 Suncrest Rd Cherryville, NC	3.0	2.0	1557	$2,000	$1.28	25d	1	0.98mi
104 Farmwood Dr Cherryville, NC	4.0	2.0	1684	$2,775	$1.65	23d	1	1.37mi

Listing history 33 events

1. 2026-06-21
   days on market $254,900 Active 67 DOM
2. 2026-06-18
   days on market $254,900 Active 64 DOM
3. 2026-06-17
   days on market $254,900 Active 63 DOM
4. 2026-06-16
   days on market $254,900 Active 62 DOM
5. 2026-06-15
   status $254,900 Active 61 DOM
6. 2026-06-15
   days on market $254,900 Active Under Contract 61 DOM
7. 2026-06-13
   days on market $254,900 Active Under Contract 59 DOM
8. 2026-06-09
   days on market $254,900 Active Under Contract 55 DOM
9. 2026-06-08
   days on market $254,900 Active Under Contract 54 DOM
10. 2026-06-07
    days on market $254,900 Active Under Contract 53 DOM
11. 2026-06-04
    days on market $254,900 Active Under Contract 50 DOM
12. 2026-06-03
    days on market $254,900 Active Under Contract 49 DOM
13. 2026-06-02
    days on market $254,900 Active Under Contract 48 DOM
14. 2026-06-01
    days on market $254,900 Active Under Contract 47 DOM
15. 2026-05-31
    days on market $254,900 Active Under Contract 46 DOM
16. 2026-05-20
    historical Active Under Contract
17. 2026-04-15
    listed $254,900 Active
18. 2023-05-11
    soldstatus $255,000
19. 2023-05-10
    soldstatus $255,000 Closed 890-char remark

    Show marketing remark (890 chars)

    *Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

20. 2023-03-14
    historical Active Under Contract 890-char remark

    Show marketing remark (890 chars)

    *Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

21. 2023-02-21
    price $274,900 890-char remark

    Show marketing remark (890 chars)

    *Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

22. 2023-01-24
    price $279,900 890-char remark

    Show marketing remark (890 chars)

    *Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

23. 2023-01-09
    price $285,000 890-char remark

    Show marketing remark (890 chars)

    *Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

24. 2022-12-13
    price $290,000 890-char remark

    Show marketing remark (890 chars)

    *Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

25. 2022-11-14
    listed $295,000 Active 890-char remark

    Show marketing remark (890 chars)

    *Motivated seller offering concessions to assist with closing costs, interest buy-down, etc. with an acceptable offer!** Home is newly renovated and features 4BR and 2BA. Recent remodeling includes painting inside and out, updated kitchen features, and beautiful new flooring. Other recent renovations include updated HVAC system w/dual fuel heat pump and new duct work, bathroom remodeling (new plumbing, custom cabinets, and oversized walk-in shower), and updated shingle roof on home and detached garage. The home sits on a 0.94 acre lot giving a large private outdoor living space and backyard, perfect for entertaining. Home is convenient to local schools and is close to beautiful downtown Cherryville, NC. Home has close proximity (30 minutes or less) to Charlotte, Hickory, and Shelby as well as easy access to I-85, I-40, and Hwy 321. This home has it all. No city taxes and NO HOA

26. 2022-07-28
    price $279,900
27. 2022-07-05
    price $285,000
28. 2022-06-25
    listed $290,000 Active
29. 2022-06-01
    price $289,900
30. 2022-05-24
    listed $299,900 Active
31. 2022-05-22
    historical
32. 2006-04-03
    soldstatus $115,000
33. 1994-05-03
    soldstatus $69,000

ⓘ 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: $1,676 · $140/mo
• Projected year-2 tax: $2,090 · $174/mo
• Expected delta: +$414/yr (+$35/mo · 24.7%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $28,069
• − Mortgage interest: −$14,278
• − Property taxes: −$1,676
• − Insurance: −$1,274
• − Repairs & maintenance: −$2,246
• − Management: −$2,246
• − Depreciation: −$7,415
• Taxable loss: −$1,066
• Est. tax savings @ 24.0%: +$256
• After-tax cash flow: $3,439/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 — Cherryville

• Score: 74/100
• State rank: #59
• US rank: #4744

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,668

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 (90%)
• Race & ethnicity: White 90% Hispanic / Latino 4% Two or more races 4% Black 3%
• Common ancestry: Serbian 3% Slovak 2% Lithuanian 2%
• Foreign-born: 1% · Canada
• Languages at home: 98% English-only · Spanish 2%

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: ▼ -77.53%
• Current HPI: 294.7695
• 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

+269.4% since first listed

18 events — show timeline

• 2026-05-20 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-15 Listed $254,900 CANOPYMLS as Distributed by MLS Grid
• 2023-05-11 Sold (Public Records) $255,000 Public Records
• 2023-05-10 Sold (MLS) $255,000 CANOPYMLS as Distributed by MLS Grid
• 2023-03-14 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-02-21 Price Changed $274,900 CANOPYMLS as Distributed by MLS Grid
• 2023-01-24 Price Changed $279,900 CANOPYMLS as Distributed by MLS Grid
• 2023-01-09 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2022-12-13 Price Changed $290,000 CANOPYMLS as Distributed by MLS Grid
• 2022-11-14 Listed $295,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-28 Price Changed $279,900 CANOPYMLS as Distributed by MLS Grid
• 2022-07-05 Price Changed $285,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-25 Listed $290,000 CANOPYMLS as Distributed by MLS Grid
• 2022-06-01 Price Changed $289,900 CANOPYMLS as Distributed by MLS Grid
• 2022-05-24 Listed $299,900 CANOPYMLS as Distributed by MLS Grid
• 2022-05-22 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2006-04-03 Sold (Public Records) $115,000 Public Records
• 1994-05-03 Sold (Public Records) $69,000 Public Records

Property tax history

+3.7%/yr

Latest (2025): $1,676 · +0.0% YoY. Source: county tax records.