112 Duff St · Ranlo, NC 28054

$215,000

3 bd · 2.0 ba · 1,350 sqft · SingleFamily public records · 68 Days on market

Built 2000 0.30 ac lot Est $242k · 11% 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 +12.5/15.0
• Cash flow +12.3/30.0
• DSCR +3.7/10.0
• Schools +3.6/10.0
• Livability +3.6/5.0
• 1% rule +2.9/10.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

Key facts

• Split-bedroom layout
• Private bath
• Soaking tub

Tags

• SPLIT-BEDROOM LAYOUT
• AMPLE CABINET STORAGE
• PRIVATE BATH
• SOAKING TUB
• WALK-IN CLOSET
• SPACIOUS LOT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; 1-car garage
• Utilities: Public water; Public sewer; Electric water heater
• Home design: Single family residence (manufactured); One story; Entry level: Main; Zoned DW
• Construction: Vinyl exterior; Crawl space foundation; Manufactured construction
• Exterior features: Deck; Front porch; Cul-de-sac lot; Level to sloped terrain; Publicly maintained paved road

Interior

• Kitchen: Electric range; Disposal
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms
• Heating & cooling: Heat pump heating; Central air conditioning
• Interior features: Disposal; Electric range; Electric water heater
• Laundry & utility: Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $-38 ($-460/yr) — negative.
• To cash-flow at today's rent, offer at most $208k (3.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $170k (20.8% below list).
• Recommended offer: $170k (20.8% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 72/100 on livability (#88 in NC) — 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: Brookside Elementary (math 34% / reading 32%, grade F, #890 of 1,410 statewide, top 64%, 502 students, 99% FRL); Holbrook Middle (math 36% / reading 36%, grade F, #273 of 475 statewide, top 58%, 777 students, 75% FRL); North Gaston High (math 49% / reading 42%, grade D-, #347 of 535 statewide, top 65%, 1,134 students, 63% FRL) — zoned schools average 79% FRL vs 37% district-wide (43 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents flat; 183 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 6d on market — plan ~1-2 weeks tenant-placement turnaround); 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).
• This rent runs 33% of the median local income ($61k/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 68 days — a 6% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 13y 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 $170,199 (20.8% 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 68 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
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 F-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. 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: 0.79% ✗
• Cap rate: 6.08%
• Cash-on-cash: -0.76%
• DSCR: 0.97
• GRM: 10.5

CMA / ARV

• ARV (on-the-fly): $241,650
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
146 Duff St	0.13mi	3/2.0	1,311 (-3%)	10mo	$265,000	$202	81
135 E Spencer Ave	0.19mi	3/1.5	1,444 (+7%)	2mo	$122,500	$85	76
1013 Mays Ct	0.45mi	3/2.0	1,350 (0%)	14mo	$315,000	$233	68
2508 Lynn Dr	0.62mi	3/1.0	1,387 (+3%)	0mo	$159,500	$115	62
1514 N Franklin St	0.69mi	3/1.0	1,330 (-2%)	0mo	$225,000	$169	61
2205 Brookneal Dr	0.66mi	3/1.0	1,298 (-4%)	2mo	$225,000	$173	57
92 E Spencer Ave	0.22mi	2/1.5 (-1)	1,169 (-13%)	12mo	$70,000	$60	50
1432 N Franklin St	0.74mi	3/2.0	1,318 (-2%)	20mo	$282,500	$214	45
2205 Cloverwood Ln	0.64mi	3/1.0	1,386 (+3%)	21mo	$264,000	$190	44
40 Ranlo Ave	0.56mi	2/1.0 (-1)	1,440 (+7%)	13mo	$86,500	$60	43
1711 Spencer Mountain Rd	0.39mi	3/2.0	1,157 (-14%)	18mo	$234,000	$202	43
73 Ranlo Ave	0.60mi	2/2.0 (-1)	1,151 (-15%)	20mo	$206,000	$179	26

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 · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -20.5%
• Equity multiple: 0.30×
• Total profit: $-41,870
• Equity at exit: $32,057

10-year hold

• IRR: -20.6%
• Equity multiple: 0.05×
• Total profit: $-57,439
• Equity at exit: $18,589

Cash invested: $60,200 (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 28054

• Rents YoY: 0.3%
• Active inventory: 183
• Price-to-rent: 10.5×

Monthly cashflow live

• Estimated rent: $1,702 high
• Mortgage (P&I): −$1,127
• Tax from tax record: −$166 /mo · $1,990/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$357
• Net cashflow: $-38

Break-even live

Break-even rent $1,751

Max offer price $208,226

Occupancy floor 97%

Sensitivity live

Price	-10% $83	-5% $23	+0% $-38	+5% $-99	+10% $-160
Rent	-10% $-173	-5% $-106	+0% $-38	+5% $29	+10% $96
Rate	-1.0pp $70	-0.5pp $16	base $-38	+0.5pp $-94	+1.0pp $-151

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2205 Brookneal Dr Gastonia, NC	3.0	1.0	1256	$1,595	$1.27	6d	1	0.67mi
1033 Kings Mountain Ln Gastonia, NC	3.0	2.5	1671	$1,755	$1.05	0d	1	0.97mi
2885 Fair Oaks Dr Gastonia, NC	2.0	1.0	1296	$1,350	$1.04	16d	1	1.15mi
2901 Fraley Church Rd Gastonia, NC	3.0	2.0	1120	$1,800	$1.61	3d	1	1.24mi
2417 E Ozark Ave Apt A Charlotte NC 28269 Gastonia, NC	3.0	2.0	996	$1,450	$1.46	25d	1	1.24mi
2132 Boulder Ct Gastonia, NC	3.0	2.5	1441	$1,855	$1.29	0d	1	1.38mi

Listing history 33 events

1. 2026-06-09
   days on market $215,000 Active 68 DOM
2. 2026-06-08
   days on market $215,000 Active 67 DOM
3. 2026-06-07
   days on market $215,000 Active 66 DOM
4. 2026-06-04
   days on market $215,000 Active 63 DOM
5. 2026-06-03
   days on market $215,000 Active 62 DOM
6. 2026-06-02
   days on market $215,000 Active 61 DOM
7. 2026-06-01
   days on market $215,000 Active 60 DOM
8. 2026-05-31
   days on market $215,000 Active 59 DOM
9. 2026-04-02
   listed $215,000 Active
10. 2024-11-21
    price $214,999
11. 2024-10-30
    status Active
12. 2024-09-19
    historical Active Under Contract
13. 2024-08-29
    listed $215,000 Active
14. 2024-08-28
    historical
15. 2022-06-08
    soldstatus $187,000 Closed 737-char remark

    Show marketing remark (737 chars)

    Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

16. 2022-06-08
    soldstatus $187,000

    Show marketing remark (737 chars)

    Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

17. 2022-04-23
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

18. 2022-04-02
    status Active 737-char remark

    Show marketing remark (737 chars)

    Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

19. 2022-03-01
    status Pending 737-char remark

    Show marketing remark (737 chars)

    Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

20. 2022-02-14
    listed $179,900 Active 737-char remark

    Show marketing remark (737 chars)

    Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

21. 2022-02-11
    historical $179,900 737-char remark

    Show marketing remark (737 chars)

    Come see this comfortable 3 bedroom 2 bath home conveniently located just minutes from Caromont Regional. This home offers a split bedroom plan with a large principal bedroom suite, double vanity sinks, garden tub, and walk-in closet. The kitchen has plenty of storage, a bar top island with seating, and opens to both the living room and dining area. The secondary bedrooms are of good size and share a bathroom. Newer HVAC and water heater (within 2 years), upgraded flooring in the main spaces, and updated plumbing in the bathrooms are also sure to please. The best part is the peace and quiet that comes from having a backyard that backs up to a wooded area, offering plenty of room to play, relax or just to tinker with your hobby.

22. 2019-09-09
    soldstatus $90,000
23. 2019-09-05
    soldstatus $90,000 Closed
24. 2019-08-20
    historical Under Contract - Show
25. 2019-08-16
    price $104,900
26. 2019-06-27
    price $115,000
27. 2019-05-28
    listed $115,500 Active
28. 2019-05-23
    price $115,500
29. 2019-05-22
    historical $110,000
30. 2013-10-10
    soldstatus $28,000 Closed
31. 2013-10-06
    historical Under Contract - No Show
32. 2013-09-20
    price $32,500
33. 2013-08-25
    listed $35,900 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: $1,990 · $166/mo
• Projected year-2 tax: $1,990 · $166/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 5/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 18% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,424
• − Mortgage interest: −$12,043
• − Property taxes: −$1,990
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,634
• − Management: −$1,634
• − Depreciation: −$6,255
• Taxable loss: −$4,207
• Est. tax savings @ 24.0%: +$1,010
• After-tax cash flow: $550/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 — Ranlo

• Score: 72/100
• State rank: #88
• US rank: #6022

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Ranlo, NC
• County: Gaston County · 201,497 people
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 41,707
• Household income: $61,035
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 2314.0

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 0.61)
• Race & ethnicity: White 54% Black 29% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 9% 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: ▼ -314.82%
• Current HPI: 257.2241
• Rent YoY: ▲ 0.27%
• 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

+498.9% since first listed

25 events — show timeline

• 2026-04-02 Listed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2024-11-21 Price Changed $214,999 CANOPYMLS as Distributed by MLS Grid
• 2024-10-30 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2024-09-19 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2024-08-29 Listed $215,000 CANOPYMLS as Distributed by MLS Grid
• 2024-08-28 Coming Soon — CANOPYMLS as Distributed by MLS Grid
• 2022-06-08 Sold (Public Records) $187,000 Public Records
• 2022-06-08 Sold (MLS) $187,000 CANOPYMLS as Distributed by MLS Grid
• 2022-04-23 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-04-02 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-03-01 Pending — CANOPYMLS as Distributed by MLS Grid
• 2022-02-14 Listed $179,900 CANOPYMLS as Distributed by MLS Grid
• 2022-02-11 Coming Soon $179,900 CANOPYMLS as Distributed by MLS Grid
• 2019-09-09 Sold (Public Records) $90,000 Public Records
• 2019-09-05 Sold (MLS) $90,000 CANOPYMLS as Distributed by MLS Grid
• 2019-08-20 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2019-08-16 Price Changed $104,900 CANOPYMLS as Distributed by MLS Grid
• 2019-06-27 Price Changed $115,000 CANOPYMLS as Distributed by MLS Grid
• 2019-05-28 Listed $115,500 CANOPYMLS as Distributed by MLS Grid
• 2019-05-23 Price Changed $115,500 CANOPYMLS as Distributed by MLS Grid
• 2019-05-22 Coming Soon $110,000 CANOPYMLS as Distributed by MLS Grid
• 2013-10-10 Sold (MLS) $28,000 CANOPYMLS as Distributed by MLS Grid
• 2013-10-06 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2013-09-20 Price Changed $32,500 CANOPYMLS as Distributed by MLS Grid
• 2013-08-25 Listed $35,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+6.0%/yr

Latest (2025): $1,990 · +0.0% YoY. Source: county tax records.