1010 Fish Rd · Gaston, NC 23847

$115,000

3 bd · 1.0 ba · 960 sqft · SingleFamily public records · 3 Days on market

Built 1975 0.56 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 +24.9/30.0
• DSCR +8.1/10.0
• ARV discount +7.5/15.0
• 1% rule +5.3/10.0
• Schools +3.7/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Welcome to 1010 Fish Rd, a move-in ready ranch home situated on a spacious 0.56-acre lot with an expansive front yard offering plenty of room for outdoor enjoyment. Inside, you'll find a large formal living room featuring new laminate flooring installed in 2025. The generously sized kitchen is conveniently located just off the living room and offers space for a kitchen table, large appliances, and everyday meal preparation. A new stove and refrigerator installed in 2025 will convey with the property. The new washer also conveys as well as the dryer. A long hallway leads to three generously sized bedrooms and a full bathroom, providing a functional and comfortable floor plan for everyday liv

Key facts

• New stove
• Spacious lot
• Expansive front yard

Tags

• SPACIOUS LOT
• EXPANSIVE FRONT YARD
• LARGE FORMAL LIVING ROOM
• NEW LAMINATE FLOORING
• GENEROUSLY SIZED KITCHEN
• NEW STOVE

Property features AI

Exterior

• Utilities: Septic tank; No public water indicated; DSL/Cable available
• Home design: Residential property (vacation subtype); One story; Vinyl siding construction
• Construction: Composition roof
• Exterior features: Front porch; Side porch; Deck; Has a view; No fencing

Interior

• Kitchen: Gas range; Gas oven; Refrigerator
• Flooring: Carpet; Laminate; Other
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating; Central air conditioning
• Interior features: Window coverings and storm windows; Window treatments; Other interior features; No fireplace
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $115k.

Deal economics

• At list price, monthly cash flow is $247 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $115k).

Location & tenants

• Location reads 63/100 on livability (#413 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, crime A-; Watch: amenities F, commute F, employment F.
• Greensville County Public School District (town): math 36% / reading 53% proficiency, ranked #114 of 131 in VA (top 87%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 67% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: Greensville Elementary (math 37% / reading 44%, grade F, #896 of 1,108 statewide, top 81%, 833 students, 103% FRL); Greensville County High (math 42% / reading 77%, grade C+, #247 of 319 statewide, top 80%, 607 students, 100% FRL) — zoned schools average 102% FRL vs 67% district-wide (35 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 24 units permitted in Greensville County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $795 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Greensville County population projected to shrink 4% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 58% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,000

Questions for the listing agent

1. Built in 1975 — 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 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?
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: 1.03% ✓
• Cap rate: 8.87%
• Cash-on-cash: 9.21%
• DSCR: 1.41
• GRM: 8.1

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -2.4%
• Equity multiple: 0.91×
• Total profit: $-2,941
• Equity at exit: $17,147

10-year hold

• IRR: 7.2%
• Equity multiple: 1.54×
• Total profit: $17,515
• Equity at exit: $9,943

Cash invested: $32,200 (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 23847

• Home prices YoY: -22.8%
• Price-to-rent: 8.1×

Monthly cashflow live

• Estimated rent: $1,184 medium
• Mortgage (P&I): −$603
• Tax from tax record: −$37 /mo · $444/yr
• Insurance: −$48
• HOA: −$0
• Vacancy / Maint / Mgmt: −$249
• Net cashflow: $247

Break-even live

Break-even rent $871

Max offer price $115,000

Occupancy floor 74%

Sensitivity live

Price	-10% $312	-5% $280	+0% $247	+5% $215	+10% $182
Rent	-10% $154	-5% $200	+0% $247	+5% $294	+10% $341
Rate	-1.0pp $305	-0.5pp $276	base $247	+0.5pp $217	+1.0pp $187

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: $28,750
• Closing costs: $3,450
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-21
   days on market $115,000 Active 3 DOM
2. 2026-06-21
   days on market $115,000 Active 2 DOM
3. 2026-06-18
   remarks 699-char remark
4. 2026-06-18
   listed $115,000 Active 1 DOM

ⓘ 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: $444 · $37/mo
• Projected year-2 tax: $943 · $79/mo
• Expected delta: +$499/yr (+$42/mo · 112.6%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 7/10 Severe 7 d/yr ≥107°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 58% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,204
• − Mortgage interest: −$6,442
• − Property taxes: −$444
• − Insurance: −$575
• − Repairs & maintenance: −$1,136
• − Management: −$1,136
• − Depreciation: −$3,345
• Taxable income: $1,126
• Est. tax owed @ 24.0%: −$270
• After-tax cash flow: $2,696/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: Greensville County Public School District
• NCES district ID: 5101740
• Math proficiency: 36% ▼ -33.00%
• Reading proficiency: 53% ▼ -5.00%
• Median HH income: $40,668
• Composite: 37.27/100
• National rank: #4454
• State rank: #114 of 131 in VA

Livability — Gaston

• Score: 63/100
• State rank: #413
• US rank: #15521

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 13,346

Population outlook (Greensville County) Hauer SSP2

• Today (2025): 11,295 people
• By 2030: 11,065 · -2.0%
• By 2040: 10,929 · -3.2%
• By 2050: 10,825 · -4.2%
• By 2075: 9,457 · -16.3%
• By 2100: 7,536 · -33.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Majority Black (62%)
• Race & ethnicity: Black 62% White 27% Two or more races 9% Hispanic / Latino 5%
• Common ancestry: Slovak 1% Italian 1%
• Foreign-born: 5% · Canada
• Languages at home: 92% English-only · Spanish 5% Arabic 2%

Political lean MEDSL · Greensville

• 2024 margin: Lean D (+9.3) · D 54.3% · R 45.1%
• 2008→2024 swing: -19.2pp toward R · 2008: 28.5pp · 2024: 9.3pp
• All cycles: 2024: D+9.3 2020: D+15.6 2016: D+18.8 2012: D+27.8 2008: D+28.5

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -48.80%
• Current HPI: 165.052
• 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

1 event — show timeline

• 2026-06-18 Listed $115,000 RVLG

Property tax history

+0.0%/yr

Latest (2025): $444 · +0.0% YoY. Source: county tax records.