211 Valleydale Dr · Gastonia, NC 28056

$309,000

4 bd · 2.0 ba · 1,777 sqft · SingleFamily public records · 5 Days on market

Built 1960 0.69 ac lot Est $350k · 12% 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).

• Cash flow +14.6/30.0
• ARV discount +12.8/15.0
• DSCR +4.5/10.0
• Schools +3.6/10.0
• 1% rule +3.1/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to this beautifully updated 4-bedroom, 2-bathroom home nestled on a spacious, mature lot! The main level features a bright, vaulted living room with a cozy painted brick fireplace, flowing seamlessly into the kitchen and formal dining area. The refreshed kitchen boasts light wood cabinetry, contrasting dark countertops, durable LVP flooring, and sleek black appliances. Retreat to the fully finished basement—a versatile space complete with striking brick accent walls, and a beautifully updated private bathroom featuring a modern curved-glass shower with subway tile. Enjoy your morning coffee on the large side porch, or step outside to the expansive backyard featuring gorgeous s

Key facts

• Light wood cabinetry
• Dark countertops
• Vaulted living room

Tags

• VAULTED LIVING ROOM
• PAINTED BRICK FIREPLACE
• REFRESHED KITCHEN
• LIGHT WOOD CABINETRY
• DARK COUNTERTOPS
• DURABLE LVP FLOORING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport with 2 car spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence (site built); One story; Zoned R1
• Construction: Brick and vinyl exterior; Built on basement and crawl space foundation
• Exterior features: Asphalt paved public road access; Lot approximately 0.69 acres

Interior

• Kitchen: Dishwasher; Gas oven; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Bathrooms: One full bath on the main level; One half bath in the basement
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Vaulted ceilings; Finished basement; Nine total rooms
• Laundry & utility: Electric dryer hookup

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $309k.

Deal economics

• At list price, monthly cash flow is $75 ($902/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 $251k (18.7% below list).
• Recommended offer: $251k (18.7% below list) — sets the bar for 1% rule.
• Cap rate 6.6% 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: Bessemer City Primary (445 students, 99% FRL); Forestview High (math 72% / reading 59%, grade B, #159 of 535 statewide, top 30%, 1,081 students, 47% FRL) — zoned schools average 73% FRL vs 37% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 66% at this address vs 43% district-wide (+22 pts) — the actual schools serving this property are materially stronger than the Gaston County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising (+1.9%/yr); 361 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals leasing fast (median 14d on market — plan ~1-2 weeks tenant-placement turnaround); solid renter incomes; 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).
• This rent runs 33% of the median local income ($90k/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 $2k of loan paydown is wiped out by about $9k 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

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 3y 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.
• Current owner paid $159k; list at $309k implies a 94% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $251,305 (18.7% below list)

Questions for the listing agent

1. Built in 1960 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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?
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: 0.81% ✗
• Cap rate: 6.58%
• Cash-on-cash: 1.04%
• DSCR: 1.05
• GRM: 10.2

CMA / ARV

• ARV (on-the-fly): $350,069
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
159 Valleydale Dr	0.22mi	3/2.0 (-1)	1,750 (-2%)	10mo	$362,000	$207	74
314 Beacon Hill Dr	0.41mi	3/2.5 (-1)	1,755 (-1%)	19mo	$365,000	$208	56
405 Beckingham Ct #26	0.39mi	3/2.5 (-1)	1,832 (+3%)	19mo	$360,000	$197	54
2938 Beaty Rd	0.62mi	3/2.0 (-1)	1,764 (-1%)	19mo	$290,000	$164	49
352 Deep Forest Ct	0.74mi	3/2.0 (-1)	1,781 (+0%)	22mo	$363,000	$204	42
3403 Beaty Rd	0.63mi	3/2.0 (-1)	1,571 (-12%)	10mo	$180,000	$115	38
4701 Can Do Ct	0.58mi	3/1.5 (-1)	1,925 (+8%)	22mo	$249,900	$130	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: -15.8%
• Equity multiple: 0.44×
• Total profit: $-48,034
• Equity at exit: $46,073

10-year hold

• IRR: -9.1%
• Equity multiple: 0.46×
• Total profit: $-46,722
• Equity at exit: $26,717

Cash invested: $86,520 (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: 10.2×

Monthly cashflow live

• Estimated rent: $2,513 high
• Mortgage (P&I): −$1,620
• Tax from tax record: −$161 /mo · $1,931/yr
• Insurance: −$129
• HOA: −$0
• Vacancy / Maint / Mgmt: −$528
• Net cashflow: $75

Break-even live

Break-even rent $2,418

Max offer price $309,000

Occupancy floor 92%

Sensitivity live

Price	-10% $250	-5% $163	+0% $75	+5% $-12	+10% $-100
Rent	-10% $-123	-5% $-24	+0% $75	+5% $174	+10% $274
Rate	-1.0pp $231	-0.5pp $154	base $75	+0.5pp $-5	+1.0pp $-86

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: $77,250
• Closing costs: $9,270
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
3308 Glade Dr Gastonia, NC	3.0–4.0	2.5	1948	$2,875	$1.48	3d	4	0.42mi
2961 Beaty Rd Gastonia, NC	3.0	2.0	1344	$1,900	$1.41	25d	1	0.59mi
3708 Tranquil Ct Gastonia, NC	3.0	2.5	2362	$2,249	$0.95	5d	1	0.89mi
5521 Begonia St Gastonia, NC	4.0	2.5	2552	$2,360	$0.92	13d	1	0.91mi
3589 Catawba Creek Dr Gastonia, NC	3.0	2.5	2134	$2,130	$1.00	19d	1	1.12mi
8185 Kennesaw Dr Gastonia, NC	4.0	2.5	2170	$2,500	$1.15	5d	1	1.18mi
4908 Wilcrest Ct Gastonia, NC	4.0	2.5	2563	$2,350	$0.92	5d	1	1.28mi
2518 Fairgreen Dr Gastonia, NC	3.0	1.5	1428	$1,740	$1.22	25d	1	1.48mi

Listing history 4 events

1. 2026-06-21
   days on market $309,000 Active 5 DOM
2. 2026-06-18
   days on market $309,000 Active 2 DOM
3. 2026-06-16
   remarks 693-char remark
4. 2026-06-16
   listed $309,000 Active 1 DOM

ⓘ 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: $1,931 · $161/mo
• Projected year-2 tax: $2,534 · $211/mo
• Expected delta: +$603/yr (+$50/mo · 31.2%)

ⓘ 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 25% 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: $30,157
• − Mortgage interest: −$17,309
• − Property taxes: −$1,931
• − Insurance: −$1,545
• − Repairs & maintenance: −$2,413
• − Management: −$2,413
• − Depreciation: −$8,989
• Taxable loss: −$4,442
• Est. tax savings @ 24.0%: +$1,066
• After-tax cash flow: $1,969/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

+263.5% since first listed

10 events — show timeline

• 2026-06-16 Listed $309,000 CANOPYMLS as Distributed by MLS Grid
• 2026-05-13 Price Changed $1,999 CANOPYMLS
• 2026-04-30 Listed for Rent $2,150 CANOPYMLS
• 2026-04-30 Rental Removed $2,150 SHOWMOJO
• 2026-04-19 Listed for Rent $2,150 SHOWMOJO
• 2023-08-20 Rental Removed $1,950 APPFOLIO
• 2023-07-16 Listed for Rent $1,950 APPFOLIO
• 2022-03-11 Price Changed $1,850 APPFOLIO
• 2020-02-04 Sold (Public Records) $159,000 Public Records
• 2008-01-24 Sold (Public Records) $85,000 Public Records

Property tax history

+5.5%/yr

Latest (2025): $1,931 · +0.0% YoY. Source: county tax records.