4830 Verde View Dr · Gastonia, NC 28056

$209,900

3 bd · 2.0 ba · 1,512 sqft · SingleFamily public records · 85 Days on market

Built 2000 0.92 ac lot Est $311k · 33% under

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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 +24.0/30.0
• ARV discount +15.0/15.0
• DSCR +7.7/10.0
• 1% rule +5.1/10.0
• Schools +3.6/10.0
• Rent growth +3.0/5.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Investor opportunity or the perfect chance to make it your own! Charming 3-bedroom, 2-bath home situated on nearly an acre of land with no HOA—offering endless possibilities and the freedom to truly personalize the property to fit your vision. Step inside to an open-concept layout that creates a natural flow between the main living areas, perfect for both everyday living and entertaining. The spacious living room connects seamlessly to the dining area and kitchen, providing plenty of natural light and flexibility in how you design and use the space. Whether you envision a modern refresh or a cozy retreat, this layout offers a solid foundation to bring your ideas to life. Outside, the

Key facts

• New water heater
• Septic tank pumped
• Existing back deck

Tags

• OPEN-CONCEPT LAYOUT
• ALMOST AN ACRE OF LAND
• EXISTING BACK DECK
• NEW ROOF
• NEW WATER HEATER
• SEPTIC TANK PUMPED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: Community well water; Septic system installed
• Home design: Manufactured doublewide single-family residence; One level; Crawl space / permanent foundation
• Construction: Manufactured construction; Vinyl exterior
• Exterior features: Lot roughly 0.92 acres; Roads are gravel and paved; Publicly maintained road

Interior

• Kitchen: Dishwasher; Electric cooktop; Refrigerator
• Bedrooms: 3 bedrooms (all on the main level)
• Bathrooms: 2 full bathrooms (both on the main level)
• Heating & cooling: Electric heating; Window air conditioning units
• Interior features: Fireplace; Room count: 1
• Laundry & utility: Dedicated laundry room

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $210k.

Deal economics

• At list price, monthly cash flow is $410 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $210k).
• Recommended offer: $197k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.6% vs local median 3.7% in Gastonia — 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 59/100 on livability (#528 in NC) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A+; Watch: schools D, employment D, crime 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.
• Market conditions: Rents rising (+1.9%/yr); 361 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 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 $1k of loan paydown is wiped out by about $6k 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 85 days — a 6% lower offer ($197k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $97k; list at $210k implies a 116% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 21% 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 $197,306 (6.0% below list)

Questions for the listing agent

1. It's been on market 85 days. Have you received any prior offers? Is the seller open to a 6% 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 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. Crime grade is F 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?
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: 1.01% ✓
• Cap rate: 8.64%
• Cash-on-cash: 8.38%
• DSCR: 1.37
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $311,472
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
3052 Sassafras Trl	0.21mi	3/2.0	1,618 (+7%)	4mo	$349,000	$216	75
3009 Sassafras Trl	0.15mi	3/2.0	1,618 (+7%)	14mo	$359,000	$222	70
3066 Sassafras Trl	0.28mi	3/2.0	1,618 (+7%)	17mo	$365,000	$226	61
520 Briar Creek Rd	0.69mi	3/2.0	1,472 (-3%)	15mo	$303,500	$206	51
1106 Safeway Dr	0.60mi	3/2.0	1,597 (+6%)	14mo	$183,500	$115	50
345 Briar Creek Rd	0.55mi	3/2.0	1,350 (-11%)	15mo	$309,900	$230	44
121 Pam Dr	0.59mi	3/2.0	1,733 (+15%)	8mo	$239,900	$138	42
508 Woodstream Dr	0.43mi	3/2.0	1,323 (-12%)	22mo	$269,000	$203	41
411 Shannon Rdg	0.74mi	3/2.0	1,705 (+13%)	7mo	$325,000	$191	39
500 Briar Creek Rd	0.65mi	3/2.5	1,376 (-9%)	19mo	$281,000	$204	37
5010 Hemphill Rd	0.64mi	3/2.0	1,290 (-15%)	12mo	$199,000	$154	36
510 Briar Creek Rd	0.67mi	3/2.0	1,346 (-11%)	18mo	$285,000	$212	36

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 · 1.94% rent growth · sell at horizon

5-year hold

• IRR: -4.7%
• Equity multiple: 0.83×
• Total profit: $-10,193
• Equity at exit: $31,297

10-year hold

• IRR: 3.8%
• Equity multiple: 1.26×
• Total profit: $15,455
• Equity at exit: $18,148

Cash invested: $58,772 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$80 /mo · $955/yr
• Insurance: −$87
• HOA: −$0
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $410

Break-even live

Break-even rent $1,605

Max offer price $209,900

Occupancy floor 76%

Sensitivity live

Price	-10% $529	-5% $470	+0% $410	+5% $351	+10% $292
Rent	-10% $243	-5% $327	+0% $410	+5% $494	+10% $578
Rate	-1.0pp $516	-0.5pp $464	base $410	+0.5pp $356	+1.0pp $301

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: $52,475
• Closing costs: $6,297
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2642 Forbes Rd Gastonia, NC	3.0	2.0	1575	$1,850	$1.17	11d	1	0.11mi
4026 Angus Dr Gastonia, NC	3.0	1.5	1310	$1,623	$1.24	23d	1	1.50mi

Listing history 17 events

1. 2026-06-21
   days on market $209,900 Active 85 DOM
2. 2026-06-18
   days on market $209,900 Active 82 DOM
3. 2026-06-17
   days on market $209,900 Active 81 DOM
4. 2026-06-16
   days on market $209,900 Active 80 DOM
5. 2026-06-15
   days on market $209,900 Active 79 DOM
6. 2026-06-13
   days on market $209,900 Active 77 DOM
7. 2026-06-09
   days on market $209,900 Active 73 DOM
8. 2026-06-08
   days on market $209,900 Active 72 DOM
9. 2026-06-07
   days on market $209,900 Active 71 DOM
10. 2026-06-04
    days on market $209,900 Active 68 DOM
11. 2026-06-03
    days on market $209,900 Active 67 DOM
12. 2026-06-02
    days on market $209,900 Active 66 DOM
13. 2026-06-01
    days on market $209,900 Active 65 DOM
14. 2026-05-31
    days on market $209,900 Active 64 DOM
15. 2026-04-21
    price $209,900
16. 2026-03-28
    listed $220,000 Active
17. 2004-05-07
    soldstatus $97,000

ⓘ 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: $955 · $80/mo
• Projected year-2 tax: $1,721 · $143/mo
• Expected delta: +$766/yr (+$64/mo · 80.2%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 21% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 3 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $25,492
• − Mortgage interest: −$11,758
• − Property taxes: −$955
• − Insurance: −$1,050
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − Depreciation: −$6,106
• Taxable income: $1,545
• Est. tax owed @ 24.0%: −$371
• After-tax cash flow: $4,555/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 — Gastonia

• Score: 59/100
• State rank: #528
• US rank: #19444

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gaston County · 201,497 people
• City population: 114,179
• 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

+116.4% since first listed

3 events — show timeline

• 2026-04-21 Price Changed $209,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-28 Listed $220,000 CANOPYMLS as Distributed by MLS Grid
• 2004-05-07 Sold (Public Records) $97,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $955 · +0.0% YoY. Source: county tax records.