107 E Georgia Ave · Bessemer City, NC 28016

$174,900

3 bd · 1.0 ba · 1,443 sqft · SingleFamily public records · 90 Days on market

Built 1920 7,840 sqft lot Est $290k · 40% under

---

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 +15.0/15.0
• Cash flow +14.9/30.0
• DSCR +4.6/10.0
• Schools +3.6/10.0
• 1% rule +3.3/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome home to this charming three-bedroom residence offering a comfortable and functional layout with one bedroom on the main level and two additional bedrooms upstairs. Freshly updated throughout, the home features new flooring, fresh paint, and several thoughtful upgrades including some new plumbing, new fixtures, a new sink disposal, and a new water heater. The main level provides a welcoming flow with a cozy living room, a bright kitchen, and a dedicated dining room perfect for gatherings. A spacious mud room adds everyday convenience with laundry hookups and direct access to the backyard. Enjoy relaxing on the covered front porch, ideal for morning coffee or evening unwinding. Additi

Key facts

• New plumbing
• Fresh paint
• New flooring

Tags

• NEW FLOORING
• FRESH PAINT
• NEW PLUMBING
• NEW FIXTURES
• NEW SINK DISPOSAL
• NEW WATER HEATER

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Public sewer; Electricity connected
• Home design: Single-family residence; Residential property; Two levels; Crawl space foundation
• Construction: Site-built construction; Vinyl exterior
• Exterior features: Road access includes dirt, gravel and paved surfaces; Publicly maintained road

Interior

• Kitchen: Electric range
• Bedrooms: 3 bedrooms total (1 on main level, 2 on upper level)
• Bathrooms: 1 full bathroom
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Insulated windows; Mud room
• Laundry & utility: Mud room serves as laundry area

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $52 ($618/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 $144k (17.4% below list).
• Recommended offer: $144k (17.4% below list) — sets the bar for 1% rule.
• Cap rate 6.6% vs local median 3.0% in Bessemer City — 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 57/100 on livability (#596 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: crime 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.
• Zoned schools: Bessemer City Primary (445 students, 99% FRL); Bessemer City Middle (math 30% / reading 30%, grade F, #335 of 475 statewide, top 72%, 500 students, 99% FRL); Bessemer City High (math 37% / reading 32%, grade F, #427 of 535 statewide, top 81%, 566 students, 80% FRL) — zoned schools average 93% FRL vs 37% district-wide (56 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 159 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 17d 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 30% of the median local income ($57k/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 $5k 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 90 days — a 6% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• 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 $144,444 (17.4% below list)

Questions for the listing agent

1. It's been on market 90 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
2. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. Crime grade is D 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?
7. 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?
8. 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.
9. 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.
10. 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: 0.83% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.26%
• DSCR: 1.06
• GRM: 10.1

CMA / ARV

• ARV (on-the-fly): $290,043
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
208 Virginia Ave W	0.30mi	3/1.0	1,460 (+1%)	4mo	$200,000	$137	80
104 E Louisiana Ave	0.10mi	3/2.0	1,255 (-13%)	1mo	$255,000	$203	68
211 E Ohio Ave	0.43mi	3/2.0	1,496 (+4%)	2mo	$283,000	$189	68
420 N 9th St	0.56mi	3/2.5	1,382 (-4%)	0mo	$255,000	$185	61
416 N 9th St	0.56mi	3/2.5	1,380 (-4%)	0mo	$260,000	$188	61
116 N Gould Ave	0.52mi	3/2.5	1,323 (-8%)	2mo	$265,500	$201	54
108 W Iowa Ave	0.72mi	4/2.0 (+1)	1,414 (-2%)	1mo	$325,000	$230	54
112 N Gould Ave	0.52mi	3/2.5	1,323 (-8%)	3mo	$262,500	$198	53
605 E Hartford Ave	0.67mi	3/2.0	1,336 (-7%)	3mo	$269,900	$202	50
124 E Iowa Ave	0.67mi	3/2.0	1,245 (-14%)	1mo	$260,000	$209	41
601 N 12th St	0.56mi	2/2.0 (-1)	1,232 (-15%)	2mo	$230,000	$187	39
608 E Boston Ave	0.66mi	3/2.5	1,234 (-14%)	1mo	$249,900	$203	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: -14.3%
• Equity multiple: 0.49×
• Total profit: $-25,112
• Equity at exit: $26,078

10-year hold

• IRR: -5.6%
• Equity multiple: 0.64×
• Total profit: $-17,851
• Equity at exit: $15,122

Cash invested: $48,972 (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 28016

• Home prices YoY: -22.1%
• Active inventory: 159
• Price-to-rent: 10.1×

Monthly cashflow live

• Estimated rent: $1,444 high
• Mortgage (P&I): −$917
• Tax from tax record: −$100 /mo · $1,194/yr
• Insurance: −$73
• HOA: −$0
• Vacancy / Maint / Mgmt: −$303
• Net cashflow: $52

Break-even live

Break-even rent $1,379

Max offer price $174,900

Occupancy floor 91%

Sensitivity live

Price	-10% $151	-5% $101	+0% $52	+5% $2	+10% $-47
Rent	-10% $-63	-5% $-6	+0% $52	+5% $109	+10% $166
Rate	-1.0pp $140	-0.5pp $96	base $52	+0.5pp $6	+1.0pp $-40

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: $43,725
• Closing costs: $5,247
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
107 S Inman Ave Bessemer City, NC	2.0	1.0	880	$1,250	$1.42	16d	1	0.41mi
425 E Washington Ave Unit 401-202 Bessemer City, NC	2.0	2.0	900	$1,150	$1.28	0d	1	0.51mi
505 Caswell Ave Bessemer City, NC	3.0	2.0	1170	$1,575	$1.35	26d	1	0.89mi
1000 Heather Ct Bessemer City, NC	2.0–3.0	1.0–1.5	928	$1,618	$1.74	26d	10	1.15mi
445 Bess Town Rd Bessemer City, NC	3.0	1.0	1010	$1,250	$1.24	16d	1	1.45mi

Listing history 18 events

1. 2026-06-21
   days on market $174,900 Active 90 DOM
2. 2026-06-18
   days on market $174,900 Active 87 DOM
3. 2026-06-17
   days on market $174,900 Active 86 DOM
4. 2026-06-16
   days on market $174,900 Active 85 DOM
5. 2026-06-15
   days on market $174,900 Active 84 DOM
6. 2026-06-13
   days on market $174,900 Active 82 DOM
7. 2026-06-09
   days on market $174,900 Active 78 DOM
8. 2026-06-08
   days on market $174,900 Active 77 DOM
9. 2026-06-07
   days on market $174,900 Active 76 DOM
10. 2026-06-04
    days on market $174,900 Active 73 DOM
11. 2026-06-03
    days on market $174,900 Active 72 DOM
12. 2026-06-02
    days on market $174,900 Active 71 DOM
13. 2026-06-01
    days on market $174,900 Active 70 DOM
14. 2026-05-31
    days on market $174,900 Active 69 DOM
15. 2026-03-16
    listed $174,900 Active
16. 2023-10-26
    soldstatus $300,000
17. 2023-07-22
    historical
18. 1999-09-17
    soldstatus $18,000

ⓘ 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: $1,194 · $100/mo
• Projected year-2 tax: $1,434 · $120/mo
• Expected delta: +$240/yr (+$20/mo · 20.1%)

ⓘ 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 ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 13% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,333
• − Mortgage interest: −$9,797
• − Property taxes: −$1,194
• − Insurance: −$874
• − Repairs & maintenance: −$1,387
• − Management: −$1,387
• − Depreciation: −$5,088
• Taxable loss: −$2,394
• Est. tax savings @ 24.0%: +$575
• After-tax cash flow: $1,193/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 — Bessemer City

• Score: 57/100
• State rank: #596
• US rank: #21724

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Bessemer City, NC
• County: Gaston County · 201,497 people
• City population: 13,109
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 13,109
• Household income: $57,147
• Rent vs Own: 24.7% rent · 75.3% own
• Severe rent burden: 310.0

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 (83%)
• Race & ethnicity: White 83% Black 7% Hispanic / Latino 6% Two or more races 5%
• Hispanic origin (detail): Mexican 2% Puerto Rican 1%
• Common ancestry: Serbian 3% Slovak 2% Italian 1%
• Foreign-born: 3% · Canada
• 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: ▼ -68.47%
• Current HPI: 241.2689
• Rent YoY: —
• 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

+871.7% since first listed

4 events — show timeline

• 2026-03-16 Listed $174,900 CANOPYMLS as Distributed by MLS Grid
• 2023-10-26 Sold (Public Records) $300,000 Public Records
• 2023-07-22 Rental Removed — RENTLY
• 1999-09-17 Sold (Public Records) $18,000 Public Records

Property tax history

+6.8%/yr

Latest (2025): $1,194 · +0.0% YoY. Source: county tax records.