220 E Catawba Ave · Mount Holly, NC 28120

$130,000

3 bd · 1.0 ba · 1,116 sqft · SingleFamily public records · 47 Days on market

Built 1925 6,969 sqft lot

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Why this score? — see what drove the B- 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 +28.6/30.0
• DSCR +10.0/10.0
• 1% rule +7.6/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This charming 1925 bungalow is 100 years old and full of potential and ready for someone with vision! Featuring 3 bedrooms, 1 bathroom, on a 6,970 sq ft lot, this home is perfect for anyone looking to restore its classic character or an investor searching for their next project. With some TLC, you can bring this historic home back to life and create something truly special. Whether you’re a renovator, flipper, or a buyer wanting to customize a home from the ground up—this property is a fantastic opportunity. Please note that the property is being sold as-is.

Key facts

• 6,969 sq ft lot
• Built 1925
• Listed 47 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $429 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 67/100 on livability (#214 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: employment D+, health & safety D+, 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: Ida Rankin Elementary School (math 53% / reading 48%, grade D+, #403 of 1,410 statewide, top 29%, 507 students, 57% FRL); Stuart W Cramer High (math 77% / reading 53%, grade B, #161 of 535 statewide, top 30%, 964 students, 45% FRL).
• Zoned-school proficiency averages 58% at this address vs 43% district-wide (+15 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 (+2.1%/yr); 134 active listings in the ZIP; 10 comparable units currently listed for rent nearby; rentals at typical pace (median 25d on market — plan ~3-4 weeks tenant-placement turnaround); solid renter incomes; 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 $899 of loan paydown is wiped out by about $4k 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.
• At projected returns (-3.0% appreciation + 2.1% rent growth), your $36k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $20k (13%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $27k; list at $130k implies a 381% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1925 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate wind risk, 22% 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1925 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
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: 1.26% ✓
• Cap rate: 10.25%
• Cash-on-cash: 14.13%
• DSCR: 1.63
• GRM: 6.6

CMA / ARV

• ARV (on-the-fly): $277,884
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
305 Hill St	0.15mi	3/2.0	1,117 (+0%)	8mo	$305,000	$273	82
408 E Catawba Ave	0.14mi	3/2.0	1,083 (-3%)	5mo	$215,000	$199	81
311 E Glendale Ave	0.18mi	3/2.0	1,190 (+7%)	3mo	$326,500	$274	74
323 E Glendale Ave	0.19mi	2/1.0 (-1)	1,050 (-6%)	10mo	$191,000	$182	68
324 Piedmont Ave	0.13mi	3/2.0	1,190 (+7%)	14mo	$330,000	$277	68
413 W Glendale Ave	0.53mi	3/2.0	1,190 (+7%)	7mo	$310,000	$261	55
308 W Charlotte Ave	0.45mi	2/1.0 (-1)	1,056 (-5%)	13mo	$215,000	$204	54
404 Killian Ave	0.57mi	3/2.0	1,190 (+7%)	13mo	$290,000	$244	48
103 Fairview St	0.64mi	3/2.0	1,190 (+7%)	14mo	$315,000	$265	44
527 Costner St	0.52mi	3/2.5	1,252 (+12%)	14mo	$288,500	$230	38
142 Alsace St	0.41mi	2/2.0 (-1)	1,268 (+14%)	15mo	$219,900	$173	37
109 Church St	0.72mi	3/2.0	1,202 (+8%)	18mo	$299,000	$249	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 · 2.14% rent growth · sell at horizon

5-year hold

• IRR: 3.5%
• Equity multiple: 1.13×
• Total profit: $4,840
• Equity at exit: $19,383

10-year hold

• IRR: 12.2%
• Equity multiple: 1.93×
• Total profit: $33,733
• Equity at exit: $11,240

Cash invested: $36,400 (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 28120

• Rents YoY: 2.1%
• Active inventory: 134
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,632 high
• Mortgage (P&I): −$682
• Tax from tax record: −$125 /mo · $1,494/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $429

Break-even live

Break-even rent $1,089

Max offer price $130,000

Occupancy floor 69%

Sensitivity live

Price	-10% $502	-5% $466	+0% $429	+5% $392	+10% $355
Rent	-10% $300	-5% $364	+0% $429	+5% $493	+10% $558
Rate	-1.0pp $494	-0.5pp $462	base $429	+0.5pp $395	+1.0pp $361

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 10 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
318 Highland St Unit 2 Mt Holly, NC	2.0	1.5	950	$1,250	$1.32	12d	1	0.11mi
318 Highland St Mount Holly, NC	2.0	2.0	980	$1,250	$1.28	22d	1	0.13mi
300 E Charlotte Ave Mount Holly, NC	2.0	1.5	1000	$1,358	$1.36	5d	3	0.19mi
340 W Central Ave Mount Holly, NC	3.0	1.0	1315	$1,950	$1.48	24d	1	0.58mi
101 Cavin Ave Mount Holly, NC	2.0	2.0	924	$1,650	$1.79	5d	1	0.70mi
405 Pine St Mount Holly, NC	2.0	1.0	839	$1,450	$1.73	24d	1	0.73mi
308 Eastwood Dr Mount Holly, NC	3.0	2.5	1414	$2,400	$1.70	24d	1	1.16mi
301 Tomberlin Rd Mount Holly, NC	3.0	2.0	1349	$2,500	$1.85	24d	1	1.30mi
301 Tomberlin Rd Mount Holly, NC	3.0	2.0	1349	$2,400	$1.78	5d	1	1.30mi
177 Brookstone Dr Mount Holly, NC	3.0	2.0	1218	$1,775	$1.46	24d	1	1.41mi

Listing history 7 events

1. 2026-02-25
   status Pending
2. 2026-02-10
   price $130,000
3. 2026-01-12
   status Active
4. 2025-12-24
   status Pending
5. 2025-12-22
   listed $150,000 Active
6. 2025-12-09
   historical $150,000
7. 1994-11-02
   soldstatus $27,000

ⓘ 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: $1,494 · $125/mo
• Projected year-2 tax: $1,494 · $125/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 2/10 Low FEMA zone X (unshaded) · 6% 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 22% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $19,581
• − Mortgage interest: −$7,282
• − Property taxes: −$1,494
• − Insurance: −$650
• − Repairs & maintenance: −$1,567
• − Management: −$1,567
• − Depreciation: −$3,782
• Taxable income: $3,241
• Est. tax owed @ 24.0%: −$778
• After-tax cash flow: $4,367/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 — Mount Holly

• Score: 67/100
• State rank: #214
• US rank: #10224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Mount Holly, NC
• County: Gaston County · 201,497 people
• City population: 25,805
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 25,805
• Household income: $78,231
• Rent vs Own: 25.3% rent · 74.7% own
• Severe rent burden: 817.0

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 (71%)
• Race & ethnicity: White 71% Black 14% Hispanic / Latino 9% Two or more races 8% Asian 2%
• Hispanic origin (detail): Mexican 3% Puerto Rican 3%
• Common ancestry: Serbian 3% Slovak 2% Italian 2%
• Foreign-born: 6% · Canada, Jamaica, Dominican Republic
• Languages at home: 92% English-only · Spanish 6% 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: ▼ -141.08%
• Current HPI: 245.2596
• Rent YoY: ▲ 2.14%
• 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

+381.5% since first listed

7 events — show timeline

• 2026-02-25 Pending — CANOPYMLS as Distributed by MLS Grid
• 2026-02-10 Price Changed $130,000 CANOPYMLS as Distributed by MLS Grid
• 2026-01-12 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-12-24 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-12-22 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 2025-12-09 Coming Soon $150,000 CANOPYMLS as Distributed by MLS Grid
• 1994-11-02 Sold (Public Records) $27,000 Public Records

Property tax history

+10.0%/yr

Latest (2025): $1,494 · +0.0% YoY. Source: county tax records.