803 Dogwood Dr · Dallas, NC 28034

$204,900

3 bd · 1.0 ba · 925 sqft · SingleFamily public records · 8 Days on market

Built 1960 6,969 sqft lot Est $213k · 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 +15.2/30.0
• ARV discount +9.2/15.0
• DSCR +4.7/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• 1% rule +3.1/10.0
• Condition / age +2.5/5.0
• Rent growth +1.1/5.0
• Appreciation +0.0/10.0

Listing remarks

Completely renovated 3BR/1BA home located on a quiet dead-end street in Dallas offering modern finishes, open living spaces, and move-in ready convenience. This beautifully updated home features 925 sq ft of thoughtfully designed living space with new LVP flooring throughout, recessed lighting, fresh interior and exterior paint, updated HVAC system, updated electrical service, and numerous recent upgrades throughout the property. The stunning kitchen features shaker-style cabinetry, subway tile backsplash, modern fixtures, stainless steel appliances, and warm butcher block-style countertops with an open layout flowing directly into the main living area — perfect for entertaining and e

Key facts

• Open living spaces
• Modern finishes
• Recessed lighting

Tags

• QUIET DEAD-END STREET
• MODERN FINISHES
• OPEN LIVING SPACES
• NEW LVP FLOORING
• RECESSED LIGHTING
• FRESH INTERIOR PAINT

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer
• Home design: Single-family residence; One level
• Construction: Site-built construction; Brick exterior; Crawl space foundation
• Exterior features: Concrete and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric range; Microwave
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump heating; Electric cooling
• Interior features: Heat pump for heating and cooling; Electric cooling; Microwave; Dishwasher; Electric range; Gas water heater
• Laundry & utility: Washer hookup; Electric dryer hookup

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 $71 ($850/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 $166k (18.9% below list).
• Recommended offer: $166k (18.9% below list) — sets the bar for 1% rule.
• Cap rate 6.7% vs local median 5.3% in Dallas — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

Location & tenants

• Location reads 65/100 on livability (#299 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing 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: Rents falling (-5.5%/yr); 94 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).
• This rent runs 32% of the median local income ($62k/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

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $45k; list at $205k implies a 355% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 21% 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 $166,214 (18.9% 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. 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: 0.81% ✗
• Cap rate: 6.71%
• Cash-on-cash: 1.48%
• DSCR: 1.07
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $212,750
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
806 Dogwood Dr	0.02mi	3/2.0	917 (-1%)	3mo	$198,000	$216	91
6028 Bradford Ct	0.23mi	3/2.0	987 (+7%)	2mo	$240,000	$243	73
105 S Pine St	0.55mi	2/1.0 (-1)	852 (-8%)	8mo	$196,000	$230	50
805 N Oakland St	0.52mi	2/1.0 (-1)	1,028 (+11%)	22mo	$175,000	$170	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 · 0.0% rent growth · sell at horizon

5-year hold

• IRR: -17.0%
• Equity multiple: 0.41×
• Total profit: $-33,644
• Equity at exit: $30,551

10-year hold

• IRR: -14.8%
• Equity multiple: 0.26×
• Total profit: $-42,644
• Equity at exit: $17,716

Cash invested: $57,372 (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 28034

• Home prices YoY: -24.6%
• Rents YoY: -5.5%
• Active inventory: 94
• Price-to-rent: 10.3×

Monthly cashflow live

• Estimated rent: $1,662 high
• Mortgage (P&I): −$1,075
• Tax from tax record: −$82 /mo · $988/yr
• Insurance: −$85
• HOA: −$0
• Vacancy / Maint / Mgmt: −$349
• Net cashflow: $71

Break-even live

Break-even rent $1,572

Max offer price $204,900

Occupancy floor 91%

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: $51,225
• Closing costs: $6,147
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
308 North St Dallas, NC	3.0	1.0	1053	$1,325	$1.26	22d	1	0.24mi
5703 Erin Dr Dallas, NC	2.0	2.5	1111	$1,565	$1.41	12d	1	0.29mi
303 E Ingle St Dallas, NC	3.0	1.5	1000	$1,450	$1.45	22d	1	0.77mi
119 Evans Lake Rd Dallas, NC	2.0	1.0	900	$1,185	$1.32	2d	2	1.16mi
405 S Starr St Unit B Dallas, NC	2.0	2.0	998	$1,510	$1.51	24d	1	1.29mi
110 Stillwell St Dallas, NC	3.0	1.5	1010	$1,705	$1.69	4d	1	1.39mi

Listing history 6 events

1. 2026-06-18
   days on market $204,900 Active 8 DOM
2. 2026-06-17
   days on market $204,900 Active 7 DOM
3. 2026-06-16
   days on market $204,900 Active 6 DOM
4. 2026-06-15
   days on market $204,900 Active 5 DOM
5. 2026-06-13
   remarks 693-char remark
6. 2026-06-13
   listed $204,900 Active 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: $988 · $82/mo
• Projected year-2 tax: $1,680 · $140/mo
• Expected delta: +$692/yr (+$58/mo · 70.0%)

ⓘ 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 6/10 Major 7 d/yr ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% 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: $19,946
• − Mortgage interest: −$11,478
• − Property taxes: −$988
• − Insurance: −$1,024
• − Repairs & maintenance: −$1,596
• − Management: −$1,596
• − Depreciation: −$5,961
• Taxable loss: −$2,697
• Est. tax savings @ 24.0%: +$647
• After-tax cash flow: $1,497/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 — Dallas

• Score: 65/100
• State rank: #299
• US rank: #12509

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Dallas, NC
• County: Gaston County · 201,497 people
• City population: 18,979
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 18,979
• Household income: $62,083
• Rent vs Own: 25.4% rent · 74.6% own
• Severe rent burden: 383.0

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 16% Hispanic / Latino 9% Two or more races 6% Native American 1%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 2% Serbian 2% Italian 1%
• Foreign-born: 6% · Canada, Jamaica
• Languages at home: 94% English-only · Spanish 5%

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: ▼ -78.58%
• Current HPI: 241.4021
• Rent YoY: ▼ -5.47%
• 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

+355.3% since first listed

2 events — show timeline

• 2026-06-10 Listed $204,900 CANOPYMLS as Distributed by MLS Grid
• 1991-12-01 Sold (Public Records) $45,000 Public Records

Property tax history

+2.8%/yr

Latest (2025): $988 · +2.0% YoY. Source: county tax records.