4130 Mountainview St · McAdenville, NC 28056

$258,400

3 bd · 2.0 ba · 1,504 sqft · Manufactured public records · 72 Days on market

Built 2007 0.97 ac lot

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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 +14.3/30.0
• ARV discount +7.5/15.0
• DSCR +4.3/10.0
• Schools +3.6/10.0
• 1% rule +3.2/10.0
• Livability +3.2/5.0
• Rent growth +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This 3 bed/2 bath home is situated on a large, nearly 1 acre lot just outside of Mount Holly. The property features an above ground pool and private backyard surrounded by trees, along with a detached garage and multiple storage sheds offering plenty of space for hobbies, tools or additional storage needs. The fenced in front yard is perfect for pets or outdoor entertainment. Conveniently located near Mountainview Driving Range, South Fork River Park, Belmont Abbey Collage & I-85. This home provides convenience and easy access to recreation while still maintaining a peaceful and private setting.

Key facts

• 0.97 acre lot
• Garage
• Pool

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; Detached garage (1 garage space)
• Utilities: Well water; Septic system
• Home design: Manufactured doublewide single-family residence; One story; Crawl space foundation
• Construction: Vinyl exterior; Manufactured construction
• Exterior features: Deck; Fenced front yard; Wooded lot; Above-ground private pool; Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop; Electric oven; Microwave
• Bedrooms: 3 bedrooms on the main level
• Bathrooms: 2 full bathrooms (main level)
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Fireplace; Kitchen island; 8 total rooms
• Laundry & utility: Main level laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath manufactured listed at $258k.

Deal economics

• At list price, monthly cash flow is $47 ($567/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 $211k (18.2% below list).
• Recommended offer: $211k (18.2% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 65/100 on livability (#320 in NC) — a middle-class / working-renter tenant base. Strengths: crime A+, employment A+, housing A+; Watch: amenities F, commute F, health & safety 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: North Belmont Elementary (math 52% / reading 52%, grade C-, #354 of 1,410 statewide, top 28%, 327 students, 99% FRL); Stanley Middle (math 49% / reading 51%, grade C, #113 of 475 statewide, top 25%, 670 students, 57% FRL); East Gaston High (math 72% / reading 60%, grade B, #154 of 535 statewide, top 29%, 883 students, 48% FRL) — zoned schools average 68% FRL vs 37% district-wide (31 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 56% at this address vs 43% district-wide (+13 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 (+1.9%/yr); 361 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 14d 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 $2k of loan paydown is wiped out by about $8k 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 72 days — a 6% lower offer ($243k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $98k; list at $258k implies a 162% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• 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 $211,373 (18.2% below list)

Questions for the listing agent

1. It's been on market 72 days. Have you received any prior offers? Is the seller open to a 18% 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. 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?
6. 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.
7. 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.
8. 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: 0.82% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.78%
• DSCR: 1.03
• GRM: 10.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -16.2%
• Equity multiple: 0.43×
• Total profit: $-41,163
• Equity at exit: $38,528

10-year hold

• IRR: -9.7%
• Equity multiple: 0.43×
• Total profit: $-41,209
• Equity at exit: $22,342

Cash invested: $72,352 (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 28056

• Rents YoY: 1.9%
• Active inventory: 361
• Price-to-rent: 10.2×

Monthly cashflow live

• Estimated rent: $2,114 high
• Mortgage (P&I): −$1,355
• Tax from tax record: −$160 /mo · $1,919/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$444
• Net cashflow: $47

Break-even live

Break-even rent $2,054

Max offer price $258,400

Occupancy floor 93%

Sensitivity live

Price	-10% $194	-5% $120	+0% $47	+5% $-26	+10% $-99
Rent	-10% $-120	-5% $-36	+0% $47	+5% $131	+10% $214
Rate	-1.0pp $177	-0.5pp $113	base $47	+0.5pp $-20	+1.0pp $-88

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: $64,600
• Closing costs: $7,752
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
555 River View Dr Lowell, NC	3.0	2.5	1762	$1,910	$1.08	0d	1	0.69mi
546 River View Dr Lowell, NC	4.0	2.5	1938	$2,000	$1.03	14d	1	0.73mi
10 Riverside St Lowell, NC	3.0	3.0	1578	$1,839	$1.17	14d	1	0.93mi
4042 River Falls Dr Lowell, NC	3.0	2.5	2147	$2,600	$1.21	16d	1	1.03mi
1351 Darlington Dr Lowell, NC	2.0	2.0	1236	$1,695	$1.37	16d	1	1.24mi

Listing history 19 events

1. 2026-06-21
   pricedays on market $258,400 Active 72 DOM
2. 2026-06-18
   days on market $258,900 Active 69 DOM
3. 2026-06-17
   days on market $258,900 Active 68 DOM
4. 2026-06-16
   days on market $258,900 Active 67 DOM
5. 2026-06-15
   days on market $258,900 Active 66 DOM
6. 2026-06-13
   pricedays on market $258,900 Active 64 DOM
7. 2026-06-09
   days on market $264,900 Active 60 DOM
8. 2026-06-08
   days on market $264,900 Active 59 DOM
9. 2026-06-07
   pricedays on market $264,900 Active 58 DOM
10. 2026-06-04
    remarks 604-char remark
11. 2026-06-04
    days on market $274,900 Active 55 DOM
12. 2026-06-03
    days on market $274,900 Active 54 DOM
13. 2026-06-02
    days on market $274,900 Active 53 DOM
14. 2026-06-01
    days on market $274,900 Active 52 DOM
15. 2026-05-31
    days on market $274,900 Active 51 DOM
16. 2026-05-09
    price $274,900
17. 2026-04-24
    price $279,900
18. 2026-04-10
    listed $290,000 Active
19. 2025-02-25
    soldstatus $98,500

ⓘ 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: $1,919 · $160/mo
• Projected year-2 tax: $2,119 · $177/mo
• Expected delta: +$200/yr (+$17/mo · 10.4%)

ⓘ 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 ≥104°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 · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,365
• − Mortgage interest: −$14,474
• − Property taxes: −$1,919
• − Insurance: −$1,292
• − Repairs & maintenance: −$2,029
• − Management: −$2,029
• − Depreciation: −$7,517
• Taxable loss: −$3,896
• Est. tax savings @ 24.0%: +$935
• After-tax cash flow: $1,502/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 — McAdenville

• Score: 65/100
• State rank: #320
• US rank: #13224

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gaston County · 201,497 people
• City population: 1,027
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 36,200
• Household income: $90,427
• Rent vs Own: 21.4% rent · 78.6% own
• Severe rent burden: 623.0

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 14% Hispanic / Latino 10% Two or more races 5% Asian 3%
• Hispanic origin (detail): Mexican 4% Puerto Rican 1%
• Common ancestry: Serbian 4% Slovak 2% Italian 1%
• Foreign-born: 7% · Canada, Jamaica
• Languages at home: 89% English-only · Spanish 9% 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: ▼ -244.54%
• Current HPI: 231.6479
• Rent YoY: ▲ 1.94%
• 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

+179.1% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $274,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-24 Price Changed $279,900 CANOPYMLS as Distributed by MLS Grid
• 2026-04-10 Listed $290,000 CANOPYMLS as Distributed by MLS Grid
• 2025-02-25 Sold (Public Records) $98,500 Public Records

Property tax history

+3.1%/yr

Latest (2025): $1,919 · +0.0% YoY. Source: county tax records.