117 Club View Dr · Cherryville, NC 28021

$344,900

3 bd · 2.0 ba · 1,987 sqft · SingleFamily public records · 2 Days on market

Built 1973 1.18 ac lot Est $360k · at est.

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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 +14.0/30.0
• ARV discount +9.3/15.0
• DSCR +4.2/10.0
• Livability +3.7/5.0
• Schools +3.6/10.0
• 1% rule +3.0/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Welcome home to this beautiful brick ranch, nestled on 1.18 acres, offering breathtaking views of the golf course. Boasting 3 spacious bedrooms and 2 full baths, this residence perfectly captures the essence of sophisticated yet cozy living. Beautiful wood floors greet you as you enter this abode. The expansive great room, a showpiece in itself, proudly showcases brick flooring that evokes a rustic charm. Designed for both relaxation and entertainment, this space is accentuated by a dedicated bar, setting the tone for countless unforgettable gatherings. For those warm summer days, dive into your private in-ground pool or lounge by its side. And if that wasn't enough, the accompanying pool house ensures endless outdoor enjoyment, perfect for gatherings or perhaps a serene spot to read and relax. Nestled amidst the finest of landscapes and offering unmatched privacy, this home isn't just a dwelling but an experience. Schedule your tour today!

Key facts

• Pool house
• Massive flex room
• Inground pool

Tags

• GOLF COURSE VIEWS
• INGROUND POOL
• POOL HOUSE
• OVER AN ACRE OF LAND
• MASSIVE FLEX ROOM

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached carport; 2 carport spaces; Has carport (no main-level garage)
• Utilities: Well water; Septic system
• Home design: Single-family residence; Site-built construction; One story; R1 zoning
• Construction: Brick exterior (brick full); Crawl space foundation
• Exterior features: Private maintained road access; Concrete and gravel drive/road surfaces; Indoor private pool

Interior

• Kitchen: Includes appliances (unspecified/other)
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Living room with fireplace; 1 total room (per listing); Appliances: Other
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $345k.

Deal economics

• At list price, monthly cash flow is $42 ($505/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 $278k (19.5% below list).
• Recommended offer: $278k (19.5% below list) — sets the bar for 1% rule.
• Cap rate 6.4% vs local median 4.4% 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: schools D+, 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.
• Market conditions: 128 active listings in the ZIP; 1 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 $10k 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 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts since 8y ago; this cycle's ask is 6% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

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 $277,500 (19.5% below list)

Questions for the listing agent

1. Built in 1973 — 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. 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?
5. 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.
6. 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.
7. 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: 0.80% ✗
• Cap rate: 6.44%
• Cash-on-cash: 0.52%
• DSCR: 1.02
• GRM: 10.4

CMA / ARV

• ARV (on-the-fly): $359,647
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
107 Farmwood Dr	0.36mi	3/2.0	2,114 (+6%)	0mo	$410,000	$194	72
100 S Rudisill Ave	0.72mi	3/2.0	2,057 (+4%)	11mo	$263,500	$128	52
102 Stoney Ln	0.52mi	4/2.5 (+1)	2,184 (+10%)	18mo	$396,000	$181	38

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: -15.5%
• Equity multiple: 0.45×
• Total profit: $-53,311
• Equity at exit: $51,426

10-year hold

• IRR: -7.1%
• Equity multiple: 0.55×
• Total profit: $-43,385
• Equity at exit: $29,821

Cash invested: $96,572 (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: 10.4×

Monthly cashflow live

• Estimated rent: $2,775 medium
• Mortgage (P&I): −$1,809
• Tax from tax record: −$198 /mo · $2,373/yr
• Insurance: −$144
• HOA: −$0
• Vacancy / Maint / Mgmt: −$583
• Net cashflow: $42

Break-even live

Break-even rent $2,722

Max offer price $344,900

Occupancy floor 93%

Sensitivity live

Price	-10% $237	-5% $140	+0% $42	+5% $-56	+10% $-153
Rent	-10% $-177	-5% $-68	+0% $42	+5% $152	+10% $261
Rate	-1.0pp $216	-0.5pp $130	base $42	+0.5pp $-47	+1.0pp $-138

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: $86,225
• Closing costs: $10,347
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
104 Farmwood Dr Cherryville, NC	4.0	2.0	1684	$2,775	$1.65	22d	1	0.42mi

Listing history 8 events

1. 2026-06-21
   remarks 699-char remark
2. 2026-06-21
   statusdays on market $344,900 Active 2 DOM
3. 2026-06-18
   days on market $344,900 Coming Soon 8 DOM
4. 2026-06-17
   days on market $344,900 Coming Soon 7 DOM
5. 2026-06-16
   days on market $344,900 Coming Soon 6 DOM
6. 2026-06-15
   days on market $344,900 Coming Soon 5 DOM
7. 2026-06-13
   remarks 279-char remark
8. 2026-06-13
   listed $344,900 Coming Soon 3 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: $2,373 · $198/mo
• Projected year-2 tax: $2,828 · $236/mo
• Expected delta: +$455/yr (+$38/mo · 19.2%)

ⓘ 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 4/10 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: $33,300
• − Mortgage interest: −$19,320
• − Property taxes: −$2,373
• − Insurance: −$1,724
• − Repairs & maintenance: −$2,664
• − Management: −$2,664
• − Depreciation: −$10,033
• Taxable loss: −$5,479
• Est. tax savings @ 24.0%: +$1,315
• After-tax cash flow: $1,820/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

• Census place: Cherryville, NC
• 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

+62.7% since first listed

9 events — show timeline

• 2026-06-11 Coming Soon $344,900 CANOPYMLS as Distributed by MLS Grid
• 2023-09-29 Sold (MLS) $300,000 CANOPYMLS as Distributed by MLS Grid
• 2023-09-01 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-08-30 Price Changed $300,000 CANOPYMLS as Distributed by MLS Grid
• 2023-08-22 Listed $325,000 CANOPYMLS as Distributed by MLS Grid
• 2023-08-09 Coming Soon $325,000 CANOPYMLS as Distributed by MLS Grid
• 2018-08-21 Sold (MLS) $212,000 CANOPYMLS as Distributed by MLS Grid
• 2018-07-13 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2018-07-10 Listed $212,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.8%/yr

Latest (2019): $2,373 · +55.9% YoY. Source: county tax records.