306 Valley St · Stanley, NC 28164

$150,000

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 18 Days on market

Built 1920 0.50 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 +25.4/30.0
• DSCR +8.4/10.0
• ARV discount +7.5/15.0
• 1% rule +6.3/10.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

INVESTOR SPECIAL! Cute bungalow in downtown Stanley with HUGE fenced backyard! Many upgrades have been done to this 1920s home prior to the current tenant. The home boasts a huge kitchen/dining/living area and oversized mudroom. With a large primary suite and 3 additional bedrooms this house boasts plenty of space for all family types. This home is ideal for an investor who can complete some needed repairs while continuing to get rental income or someone looking to put in some sweat equity to maximize the true market value.

Key facts

• Oversized mudroom
• Fenced backyard
• Large primary suite

Tags

• FENCED BACKYARD
• OVERSIZED MUDROOM
• LARGE PRIMARY SUITE

🏷️ Possibly a rental listed for sale. The $150,000 price doesn't fit this home's estimated sale value (~$362,880) and the remarks read like a rental — treat the cards below with caution.

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $347 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $150k).
• Recommended offer: $148k (1.5% below list) — sets the bar for market timing.
• Cap rate 9.1% vs local median 3.6% in Stanley — 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 65/100 on livability (#298 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, health & safety D-.
• 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: Kiser Elementary (math 33% / reading 33%, grade F, #890 of 1,410 statewide, top 64%, 329 students, 66% FRL); East Gaston High (math 72% / reading 60%, grade B, #154 of 535 statewide, top 29%, 883 students, 48% FRL) — zoned schools average 57% FRL vs 37% district-wide (20 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 163 active listings in the ZIP; 2 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 $1k 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.

Negotiation context

• It's been on market 18 days — a 2% lower offer ($148k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $50k; list at $150k implies a 200% gain — meaningful room to come down on a strong offer.

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 $147,750 (1.5% below list)

Questions for the listing agent

1. Built in 1920 — 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. 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.
5. 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.
6. 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: 1.13% ✓
• Cap rate: 9.07%
• Cash-on-cash: 9.90%
• DSCR: 1.44
• GRM: 7.4

CMA / ARV

• ARV (on-the-fly): $362,880
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
104 Candace Ct	0.64mi	3/2.0	1,504 (-0%)	1mo	$345,000	$229	68
437 Valley St	0.14mi	3/2.0	1,330 (-12%)	7mo	$243,000	$183	68
315 Second St	0.07mi	3/2.0	1,289 (-15%)	7mo	$195,000	$151	66
210 Rhyne St	0.15mi	3/2.0	1,332 (-12%)	10mo	$305,000	$229	65
404 N Peterson St	0.37mi	3/2.0	1,369 (-10%)	7mo	$329,000	$240	61
203 Willow St	0.43mi	3/2.0	1,332 (-12%)	1mo	$335,000	$252	60
401 Fourth St	0.22mi	3/2.0	1,290 (-15%)	11mo	$315,000	$244	56
408 N Peterson St	0.37mi	3/2.0	1,323 (-12%)	10mo	$329,000	$249	54
720 4th St	0.50mi	3/2.0	1,292 (-15%)	2mo	$299,900	$232	50
160 Walking Horse Run	0.66mi	3/2.0	1,390 (-8%)	11mo	$275,000	$198	47
314 Legion Dr	0.75mi	3/2.0	1,332 (-12%)	2mo	$425,000	$319	44
517 Wilson St	0.68mi	3/2.0	1,315 (-13%)	4mo	$320,000	$243	43

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: -1.4%
• Equity multiple: 0.95×
• Total profit: $-2,233
• Equity at exit: $22,365

10-year hold

• IRR: 8.3%
• Equity multiple: 1.63×
• Total profit: $26,476
• Equity at exit: $12,969

Cash invested: $42,000 (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 28164

• Home prices YoY: -30.9%
• Active inventory: 163
• Price-to-rent: 7.4×

Monthly cashflow live

• Estimated rent: $1,696 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$144 /mo · $1,729/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$356
• Net cashflow: $347

Break-even live

Break-even rent $1,257

Max offer price $150,000

Occupancy floor 75%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
212 E Poplar St Stanley, NC	3.0	1.0	1189	$1,495	$1.26	23d	1	0.45mi
5137 Tommy Ln Stanley, NC	3.0	2.5	1610	$1,995	$1.24	3d	1	0.80mi

Listing history 3 events

1. 2026-01-05
   status Pending
2. 2025-12-18
   listed $150,000 Active
3. 1995-08-14
   soldstatus $50,000

ⓘ 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: $1,729 · $144/mo
• Projected year-2 tax: $1,729 · $144/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 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥105°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 16% 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: $20,351
• − Mortgage interest: −$8,402
• − Property taxes: −$1,729
• − Insurance: −$750
• − Repairs & maintenance: −$1,628
• − Management: −$1,628
• − Depreciation: −$4,364
• Taxable income: $1,850
• Est. tax owed @ 24.0%: −$444
• After-tax cash flow: $3,715/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 — Stanley

• Score: 65/100
• State rank: #298
• US rank: #12486

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Stanley, NC
• Population (ZIP): 15,991

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 (88%)
• Race & ethnicity: White 88% Two or more races 5% Hispanic / Latino 4% Black 3%
• Common ancestry: Romanian 4% Serbian 3% Slovak 3%
• Foreign-born: 3% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% Vietnamese 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: ▼ -116.85%
• Current HPI: 261.6464
• 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

+200.0% since first listed

3 events — show timeline

• 2026-01-05 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-12-18 Listed $150,000 CANOPYMLS as Distributed by MLS Grid
• 1995-08-14 Sold (Public Records) $50,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,729 · +0.0% YoY. Source: county tax records.