1021 E Airline Ave · Gastonia, NC 28054

$129,950

2 bd · 1.0 ba · 780 sqft · SingleFamily public records · 322 Days on market

Built 1950 0.37 ac lot Est $162k · 20% under

---

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 +22.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.2/10.0
• 1% rule +5.0/10.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Rent growth +2.6/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

investment property, used as rental property at this time or if downsizing. covered front porch big back yard. Convenient location minutes from downtown, I -85, retail & hospital. Month to month lease, Renter has been in home over 2 years. Front of roof replaced 2025.

Key facts

• 0.37 acre lot
• Built 1950
• Listed 321 days

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway (no main-level garage)
• Utilities: City water; Public sewer
• Home design: Single-family residence; One story; Site-built construction; R1 zoning
• Construction: Vinyl and wood exterior; Crawl space foundation
• Exterior features: Gravel and paved road access; Publicly maintained road

Interior

• Kitchen: Electric range
• Bedrooms: Two bedrooms on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Five total rooms; Electric range
• Laundry & utility: Laundry located in the kitchen

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $217 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $130k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 8.3% 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 flat; 180 active listings in the ZIP; 27 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 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 $898 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 322 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $13k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $114,356 (12.0% below list)

Questions for the listing agent

1. It's been on market 322 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1950 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.00% ✓
• Cap rate: 8.30%
• Cash-on-cash: 7.15%
• DSCR: 1.32
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $162,240
• Comps found: 11

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
609 N Rhyne St	0.52mi	2/1.0	780 (0%)	2mo	$100,000	$128	74
1216 E Cedar Ave	0.26mi	2/1.0	760 (-3%)	15mo	$75,000	$99	71
721 3rd Ave	0.65mi	2/1.0	783 (+0%)	15mo	$168,000	$215	57
802 E Harrison Ave	0.60mi	2/1.0	750 (-4%)	12mo	$157,500	$210	56
614 N Rhyne St	0.52mi	2/1.0	877 (+12%)	1mo	$175,000	$200	54
326 S Rhyne St	0.58mi	2/1.0	816 (+5%)	14mo	$100,000	$123	54
1205 Poston Cir	0.25mi	2/2.0	876 (+12%)	15mo	$209,900	$240	52
819 Circle Vw	0.71mi	2/1.0	712 (-9%)	7mo	$149,900	$211	47
418 Park Ave	0.51mi	2/1.0	689 (-12%)	22mo	$150,000	$218	38
231 S Willow St	0.71mi	3/1.0 (+1)	896 (+15%)	3mo	$100,000	$112	35
713 N Avon St	0.67mi	3/1.0 (+1)	864 (+11%)	20mo	$180,000	$208	29

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 · 0.27% rent growth · sell at horizon

5-year hold

• IRR: -8.3%
• Equity multiple: 0.70×
• Total profit: $-10,759
• Equity at exit: $19,376

10-year hold

• IRR: -2.4%
• Equity multiple: 0.86×
• Total profit: $-5,248
• Equity at exit: $11,236

Cash invested: $36,386 (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 28054

• Rents YoY: 0.3%
• Active inventory: 180
• Price-to-rent: 8.3×

Monthly cashflow live

• Estimated rent: $1,303 high
• Mortgage (P&I): −$681
• Tax from tax record: −$77 /mo · $921/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $217

Break-even live

Break-even rent $1,028

Max offer price $129,950

Occupancy floor 78%

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: $32,488
• Closing costs: $3,898
• Reserves months: —
• Total cash needed: —

Rent comps 27 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
910 E Davis Ave Gastonia, NC	2.0	1.0	900	$1,288	$1.43	4d	2	0.12mi
330 Willow Oak Ln Gastonia, NC	1.0–3.0	1.0–1.5	1050	$1,286	$1.22	24d	1	0.44mi
1408 Poston Cir Gastonia, NC	2.0	1.0	900	$1,395	$1.55	24d	1	0.52mi
609 N Rhyne St Gastonia, NC	2.0	1.0	780	$1,450	$1.86	4d	1	0.53mi
1620 Poston Cir Gastonia, NC	1.0–3.0	1.0	645	$1,172	$1.82	3d	6	0.63mi
402 N Broad St Gastonia, NC	1.0	1.0	600	$850	$1.42	18d	1	0.63mi
221 Welch Ave Unit B Gastonia, NC	2.0	1.0	1000	$1,100	$1.10	24d	1	0.74mi
526 Carl St Gastonia, NC	1.0–2.0	1.0–1.5	825	$1,225	$1.48	4d	7	0.89mi
147 W Main Ave Gastonia, NC	3.0	1.0–2.0	1080	$1,950	$1.81	24d	8	0.97mi
814 Dewey St Gastonia, NC	3.0	2.0	1104	$1,780	$1.61	4d	1	1.05mi
1007 S Church St Gastonia, NC	2.0	1.0	865	$1,350	$1.56	24d	1	1.08mi
1907 E Elm St Gastonia, NC	2.0	1.0	848	$1,150	$1.36	22d	1	1.11mi
913 Nottingham Dr Unit 33 Gastonia, NC	2.0	1.5	1120	$1,000	$0.89	16d	1	1.13mi
1912 Gum St Gastonia, NC	2.0	1.0	896	$1,255	$1.40	15d	1	1.20mi
1024 Ashwood Ct Gastonia, NC	1.0	1.0	640	$1,020	$1.59	4d	14	1.20mi
511 S South St Gastonia, NC	2.0	1.0	950	$1,195	$1.26	24d	1	1.22mi
1201 N York St Gastonia, NC	2.0	1.0	860	$1,300	$1.51	24d	1	1.28mi
310 Norment Ave Gastonia, NC	2.0	1.0	691	$995	$1.44	24d	1	1.31mi
1272 Union Rd Gastonia, NC	2.0	1.0–2.0	600	$1,212	$2.02	3d	8	1.33mi
407 S Chester St Gastonia, NC	2.0	1.5	1060	$1,262	$1.19	3d	2	1.37mi
508 Allison Ave Gastonia, NC	2.0	1.0	770	$1,075	$1.40	3d	1	1.38mi
604 Betty St Gastonia, NC	2.0	1.0	600	$1,295	$2.16	24d	1	1.39mi
1219 Anderson St Gastonia, NC	2.0	1.5	805	$1,099	$1.37	22d	1	1.42mi
1009 Plymouth St Unit A Gastonia, NC	2.0	1.0	600	$900	$1.50	24d	1	1.43mi
1009 Plymouth St Unit D Gastonia, NC	2.0	1.0	600	$925	$1.54	24d	1	1.43mi
612 W Main Ave Gastonia, NC	1.0	1.0	777	$1,551	$2.00	24d	1	1.48mi
612 W Main Ave Gastonia, NC	1.0	1.0	810	$1,500	$1.85	3d	1	1.48mi

Listing history 16 events

1. 2026-06-15
   days on market $129,950 Active 322 DOM
2. 2026-06-13
   days on market $129,950 Active 320 DOM
3. 2026-06-09
   days on market $129,950 Active 316 DOM
4. 2026-06-08
   days on market $129,950 Active 315 DOM
5. 2026-06-07
   days on market $129,950 Active 314 DOM
6. 2026-06-04
   days on market $129,950 Active 311 DOM
7. 2026-06-03
   days on market $129,950 Active 310 DOM
8. 2026-06-02
   days on market $129,950 Active 309 DOM
9. 2026-06-01
   days on market $129,950 Active 308 DOM
10. 2026-05-31
    days on market $129,950 Active 307 DOM
11. 2026-05-14
    price $129,950
12. 2026-01-07
    price $137,900
13. 2025-10-07
    status Active
14. 2025-10-07
    price $139,900
15. 2025-02-10
    listed $142,900 Active
16. 2004-10-20
    soldstatus $480,000

ⓘ 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: $921 · $77/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$145/yr (+$12/mo · 15.7%)

ⓘ 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 1/10 Low
• 🌡 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 · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,635
• − Mortgage interest: −$7,279
• − Property taxes: −$921
• − Insurance: −$650
• − Repairs & maintenance: −$1,251
• − Management: −$1,251
• − Depreciation: −$3,780
• Taxable income: $503
• Est. tax owed @ 24.0%: −$121
• After-tax cash flow: $2,482/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

• Census place: Gastonia, NC
• County: Gaston County · 201,497 people
• City population: 114,179
• Metro: Charlotte-Concord-Gastonia, NC-SC
• Population (ZIP): 41,707
• Household income: $61,035
• Rent vs Own: 53.2% rent · 46.8% own
• Severe rent burden: 2314.0

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: Diverse neighborhood (Simpson 0.61)
• Race & ethnicity: White 54% Black 29% Hispanic / Latino 10% Two or more races 9% Asian 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 2%
• Common ancestry: Slovak 2% Serbian 2% Lithuanian 1%
• Foreign-born: 6% · Canada, Jamaica, Vietnam
• Languages at home: 89% English-only · Spanish 9% 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: ▼ -314.82%
• Current HPI: 257.2241
• Rent YoY: ▲ 0.27%
• 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

-72.9% since first listed

6 events — show timeline

• 2026-05-14 Price Changed $129,950 CANOPYMLS as Distributed by MLS Grid
• 2026-01-07 Price Changed $137,900 CANOPYMLS as Distributed by MLS Grid
• 2025-10-07 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-10-07 Price Changed $139,900 CANOPYMLS as Distributed by MLS Grid
• 2025-02-10 Listed $142,900 CANOPYMLS as Distributed by MLS Grid
• 2004-10-20 Sold (Public Records) $480,000 Public Records

Property tax history

+5.1%/yr

Latest (2025): $921 · +0.0% YoY. Source: county tax records.