6426 Carolina 46 · Gaston, NC 27831

$115,000

3 bd · 2.5 ba · 1,631 sqft · SingleFamily · 150 Days on market

Built 1993 0.86 ac lot

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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 +20.6/30.0
• Appreciation +8.3/10.0
• ARV discount +7.5/15.0
• DSCR +6.6/10.0
• 1% rule +5.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.3/10.0

Listing remarks MLS

HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

Key facts

• Spacious backyard
• Inviting front porch
• Detached workshop

Tags

• RANCH STYLE HOME
• 0.86 ACRES
• DETACHED WORKSHOP
• SPACIOUS BACKYARD
• INVITING FRONT PORCH

Property features AI

Exterior

• Parking: Unpaved parking
• Utilities: Public water; Water connected; Cable available; Septic tank
• Home design: Manufactured home (residential); One level; Vinyl siding
• Construction: Shingle roof; Brick/mortar foundation
• Exterior features: Front porch; Rear porch; Has a view

Interior

• Kitchen: Refrigerator; Electric range
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Central air conditioning; Electric forced-air heating
• Interior features: Kitchen island; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/2.5-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $154 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).
• Recommended offer: $101k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#413 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Northampton County Schools (rural): math 15% / reading 18% proficiency, ranked #176 of 178 in NC (top 99%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Gaston Stem Leadership Academy (math 8% / reading 12%, grade F, #1,385 of 1,410 statewide, top 99%, 286 students, 99% FRL); Conway Middle (math 12% / reading 22%, grade F, #447 of 475 statewide, top 94%, 283 students, 99% FRL); Northampton County High School (math 2% / reading 17%, grade F, #530 of 535 statewide, top 99%, 240 students, 99% FRL) — zoned schools average 99% FRL vs 78% district-wide (21 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 5 active listings in the ZIP; 17 units permitted in Northampton County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $8k of equity ($795 loan paydown + $7k appreciation (6.5% local appreciation)).
• Northampton County population projected at -40% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.5% appreciation + 3.0% rent growth), your $32k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 150 days — a 12% lower offer ($101k) is reasonable based on typical stale-listing flexibility.
• 7 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: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $101,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 150 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.04% ✓
• Cap rate: 7.90%
• Cash-on-cash: 5.75%
• DSCR: 1.26
• GRM: 8.0

CMA / ARV

No comps found within radius.

Projected returns pro-forma

6.5% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.2%
• Equity multiple: 2.44×
• Total profit: $46,491
• Equity at exit: $75,960

10-year hold

• IRR: 20.1%
• Equity multiple: 4.98×
• Total profit: $128,288
• Equity at exit: $141,030

Cash invested: $32,200 (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 27831

• Home prices YoY: 3.4%
• Active inventory: 5
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $1,201 medium
• Mortgage (P&I): −$603
• Tax est. 1.5%: −$144 /mo · $1,725/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$252
• Net cashflow: $154

Break-even live

Break-even rent $1,006

Max offer price $115,000

Occupancy floor 82%

Sensitivity live

Price	-10% $234	-5% $194	+0% $154	+5% $115	+10% $75
Rent	-10% $59	-5% $107	+0% $154	+5% $202	+10% $249
Rate	-1.0pp $212	-0.5pp $183	base $154	+0.5pp $124	+1.0pp $94

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 42 events

1. 2026-06-22
   days on market $115,000 Active 150 DOM
2. 2026-06-19
   days on market $115,000 Active 147 DOM
3. 2026-06-18
   days on market $115,000 Active 146 DOM
4. 2026-06-17
   days on market $115,000 Active 145 DOM
5. 2026-06-16
   days on market $115,000 Active 144 DOM
6. 2026-06-15
   days on market $115,000 Active 143 DOM
7. 2026-06-14
   days on market $115,000 Active 141 DOM
8. 2026-06-12
   pricedays on market $115,000 Active 140 DOM
9. 2026-06-09
   days on market $120,000 Active 137 DOM
10. 2026-06-08
    days on market $120,000 Active 136 DOM
11. 2026-06-07
    days on market $120,000 Active 135 DOM
12. 2026-06-07
    days on market $120,000 Active 134 DOM
13. 2026-06-03
    days on market $120,000 Active 131 DOM
14. 2026-06-02
    days on market $120,000 Active 130 DOM
15. 2026-06-01
    days on market $120,000 Active 129 DOM
16. 2026-05-31
    days on market $120,000 Active 128 DOM
17. 2026-05-30
    days on market $120,000 Active 127 DOM
18. 2026-05-21
    price $120,000

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

19. 2026-05-21
    price $120,000 710-char remark

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

20. 2026-01-23
    status Active 710-char remark

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

21. 2026-01-23
    price $112,500

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

22. 2026-01-23
    price $112,500 710-char remark

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

23. 2026-01-23
    listed $112,500 Active

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

24. 2025-12-16
    listed Active Under Contract
25. 2025-12-16
    historical
26. 2025-12-11
    historical Active Under Contract
27. 2025-03-04
    status Pending

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

28. 2025-03-04
    status Pending 710-char remark

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

29. 2025-03-04
    historical

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

30. 2025-01-15
    price $115,000

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

31. 2025-01-15
    price $115,000 710-char remark

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

32. 2024-12-04
    listed $120,000 Active 710-char remark

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

33. 2024-12-04
    listed $120,000 Active

    Show marketing remark (710 chars)

    HOME BEING SOLD AS-IS. CALLING ALL FIRST-TIME BUYERS AND INVESTORS!! Looking for a home with potential? Then this ranch-style home on 0.86 acres is the perfect opportunity. With a little TLC, it can become your country dream home. The home features 3 bedrooms, 2 full baths, a half bath, a living room, dining area, eat-in kitchen, and a den with a fireplace. The primary bedroom includes double vanities, two walk-in closets, a soaking tub, and a separate shower. Enjoy the inviting front porch and spacious backyard, perfect for gardening and family gatherings. The backyard also includes a detached workshop/shed with electricity. Recent updates include a new roof and fresh paint. HVAC will need servicing.

34. 2024-01-20
    status Pending
35. 2024-01-20
    price $120,000
36. 2023-11-17
    status Pending
37. 2023-11-16
    historical
38. 2023-02-15
    price $130,000
39. 2023-01-17
    listed $136,999 Active
40. 2022-06-12
    status Pending
41. 2022-06-10
    historical
42. 2022-05-28
    listed $99,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,415
• − Mortgage interest: −$6,442
• − Property taxes: −$1,725
• − Insurance: −$575
• − Repairs & maintenance: −$1,153
• − Management: −$1,153
• − Depreciation: −$3,345
• Taxable income: $21
• Est. tax owed @ 24.0%: −$5
• After-tax cash flow: $1,846/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: Northampton County Schools
• NCES district ID: 3703420
• Math proficiency: 15% ▬ 0.00%
• Reading proficiency: 18% ▼ -2.00%
• Median HH income: $31,548
• Composite: 13.24/100
• National rank: #9551
• State rank: #176 of 178 in NC

Livability — Gaston

• Score: 63/100
• State rank: #413
• US rank: #15521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 2,640

Population outlook (Northampton County) Hauer SSP2

• Today (2025): 17,395 people
• By 2030: 15,794 · -9.2%
• By 2040: 12,810 · -26.4%
• By 2050: 10,488 · -39.7%
• By 2075: 7,778 · -55.3%
• By 2100: 7,019 · -59.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (79%)
• Race & ethnicity: Black 79% White 10% Two or more races 6% Hispanic / Latino 5%
• Common ancestry: Lithuanian 1%
• Foreign-born: 1% · South Korea
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Northampton

• 2024 margin: D (+14.5) · D 57.0% · R 42.5%
• 2008→2024 swing: -15.9pp toward R · 2008: 30.4pp · 2024: 14.5pp
• All cycles: 2024: D+14.5 2020: D+20.6 2016: D+26.2 2012: D+34.9 2008: D+30.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 6.50%
• Current HPI: 195.7421
• 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

+21.2% since first listed

25 events — show timeline

• 2026-05-21 Price Changed $120,000 Hive MLS
• 2026-05-21 Price Changed $120,000 TMLS
• 2026-01-23 Relisted — TMLS
• 2026-01-23 Price Changed $112,500 Hive MLS
• 2026-01-23 Price Changed $112,500 TMLS
• 2026-01-23 Listed $112,500 Hive MLS
• 2025-12-16 Listed — Hive MLS
• 2025-12-16 Listing Removed — Hive MLS
• 2025-12-11 Contingent — Hive MLS
• 2025-03-04 Pending — Hive MLS
• 2025-03-04 Pending — TMLS
• 2025-03-04 Listing Removed — Hive MLS
• 2025-01-15 Price Changed $115,000 Hive MLS
• 2025-01-15 Price Changed $115,000 TMLS
• 2024-12-04 Listed $120,000 Hive MLS
• 2024-12-04 Listed $120,000 TMLS
• 2024-01-20 Pending — Hive MLS
• 2024-01-20 Price Changed $120,000 Hive MLS
• 2023-11-17 Pending — Hive MLS
• 2023-11-16 Listing Removed — Hive MLS
• 2023-02-15 Price Changed $130,000 Hive MLS
• 2023-01-17 Listed $136,999 Hive MLS
• 2022-06-12 Pending — TMLS
• 2022-06-10 Listing Removed — TMLS
• 2022-05-28 Listed $99,000 TMLS