803 Jackson St · Kings Mountain, NC 28086

$130,000

3 bd · 2.0 ba · 1,242 sqft · SingleFamily public records · 54 Days on market

Built 1954 0.34 ac lot Est $214k · 39% under

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Why this score? — see what drove the B+ 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 +30.0/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• Schools +4.0/10.0
• 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! 3-bedroom, 2-bath ranch home situated on a generous 0.34-acre lot—loaded with potential and ready for your vision. This property offers a solid footprint with a functional layout, making it an ideal candidate for renovation or resale. The spacious lot and existing structure create a strong foundation to transform this property into something truly special. Enjoy the added value of a private setting with mature trees and outdoor space, plus a rear deck area that, with improvement, could become a great entertaining space. Conveniently located near shopping, dining, and major roadways, offering easy access to surrounding areas while still maintaining a quiet residential

Key facts

• Generous lot
• Private setting
• Rear deck area

Tags

• GENEROUS LOT
• PRIVATE SETTING
• MATURE TREES
• REAR DECK AREA
• CONVENIENTLY LOCATED

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway; 2 open parking spaces
• Utilities: City water; Public sewer
• Home design: Single-family residence (residential); Site-built construction; One story; R10 zoning
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Deck; Patio; Concrete road access; Publicly maintained road

Interior

• Kitchen: Microwave; Electric water heater
• Bedrooms: 3 bedrooms, all on the main level
• Flooring: Wood flooring
• Bathrooms: 2 full bathrooms, both on the main level
• Heating & cooling: No central heating listed; Central air conditioning; Ceiling fans
• Interior features: Attic access (other); Living room fireplace; 9 total rooms
• Laundry & utility: Laundry room on the main level

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $520 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Recommended offer: $126k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.1% vs local median 3.4% in Kings Mountain — 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 63/100 on livability (#404 in NC) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+; Watch: crime F, amenities F, commute F.
• Cleveland County Schools (rural): math 47% / reading 49% proficiency, ranked #76 of 178 in NC (top 43%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: East Elementary (math 67% / reading 52%, grade B-, #205 of 1,410 statewide, top 16%, 214 students, 98% FRL); Kings Mountain High (math 68% / reading 65%, grade B, #150 of 535 statewide, top 28%, 1,236 students, 56% FRL) — zoned schools average 77% FRL vs 59% district-wide (18 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 63% at this address vs 48% district-wide (+15 pts) — the actual schools serving this property are materially stronger than the Cleveland County Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 194 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals at typical pace (median 22d on market — plan ~3-4 weeks tenant-placement turnaround); 461 units permitted in Cleveland County in 2024 (38 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $899 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Cleveland County population projected at -15% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 54 days — a 3% lower offer ($126k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $74k; list at $130k implies a 76% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1954 — 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 $126,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 54 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.30% ✓
• Cap rate: 11.09%
• Cash-on-cash: 17.14%
• DSCR: 1.76
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $213,624
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
914 Woodside Dr	0.32mi	3/2.0	1,243 (+0%)	7mo	$240,000	$193	79
702 Rhodes Ave	0.19mi	3/1.0	1,282 (+3%)	6mo	$220,000	$172	77
714 Linwood Rd	0.19mi	2/1.0 (-1)	1,372 (+10%)	1mo	$235,000	$171	64
215 Benfield Rd	0.53mi	3/2.0	1,320 (+6%)	3mo	$262,000	$198	62
2106 Loblolly Ln	0.55mi	3/1.5	1,180 (-5%)	5mo	$177,000	$150	60
1000 Linwood Rd	0.26mi	2/2.0 (-1)	1,057 (-15%)	3mo	$215,000	$203	56
922 Church St	0.22mi	2/1.0 (-1)	1,060 (-15%)	1mo	$180,000	$170	56
217 Benfield Rd	0.52mi	3/2.0	1,380 (+11%)	2mo	$265,200	$192	55
500 Lynn St	0.52mi	3/1.0	1,140 (-8%)	4mo	$80,000	$70	55
527 Katherine Ave	0.37mi	3/1.0	1,425 (+15%)	1mo	$210,000	$147	53
213 Benfield Rd	0.54mi	3/2.0	1,383 (+11%)	5mo	$264,000	$191	52
823 1st St	0.45mi	2/1.0 (-1)	1,071 (-14%)	6mo	$180,000	$168	42

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: 8.4%
• Equity multiple: 1.33×
• Total profit: $12,015
• Equity at exit: $19,383

10-year hold

• IRR: 17.6%
• Equity multiple: 2.46×
• Total profit: $52,988
• Equity at exit: $11,240

Cash invested: $36,400 (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 28086

• Home prices YoY: -28.6%
• Active inventory: 194
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,689 high
• Mortgage (P&I): −$682
• Tax from tax record: −$79 /mo · $944/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$355
• Net cashflow: $520

Break-even live

Break-even rent $1,031

Max offer price $130,000

Occupancy floor 64%

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
914 Linwood Rd Kings Mountain, NC	2.0	1.0	948	$1,400	$1.48	4d	1	0.22mi
824 2nd St Kings Mountain, NC	3.0	1.0	1445	$1,700	$1.18	23d	1	0.46mi
1806 Alpine Dr Kings Mountain, NC	3.0	2.0	1050	$1,550	$1.48	21d	1	0.50mi
107 Cambridge Oaks Cir Kings Mountain, NC	1.0–3.0	1.0–2.0	986	$1,219	$1.24	1d	1	1.04mi
711 Lackey St Kings Mountain, NC	3.0	2.5	1450	$1,700	$1.17	23d	1	1.19mi

Listing history 20 events

1. 2026-06-19
   days on market $130,000 Active 54 DOM
2. 2026-06-18
   days on market $130,000 Active 53 DOM
3. 2026-06-17
   price $130,000 Active 52 DOM
4. 2026-06-17
   days on market $135,000 Active 52 DOM
5. 2026-06-16
   days on market $135,000 Active 51 DOM
6. 2026-06-15
   days on market $135,000 Active 50 DOM
7. 2026-06-14
   days on market $135,000 Active 48 DOM
8. 2026-06-13
   days on market $135,000 Active 47 DOM
9. 2026-06-10
   days on market $135,000 Active 45 DOM
10. 2026-06-09
    days on market $135,000 Active 44 DOM
11. 2026-06-08
    days on market $135,000 Active 43 DOM
12. 2026-06-07
    days on market $135,000 Active 42 DOM
13. 2026-06-05
    days on market $135,000 Active 39 DOM
14. 2026-06-03
    days on market $135,000 Active 38 DOM
15. 2026-06-02
    days on market $135,000 Active 37 DOM
16. 2026-06-01
    days on market $135,000 Active 36 DOM
17. 2026-05-31
    days on market $135,000 Active 35 DOM
18. 2026-05-30
    days on market $135,000 Active 34 DOM
19. 2026-04-26
    listed $135,000 Active
20. 2007-03-30
    soldstatus $74,000

ⓘ 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: $944 · $79/mo
• Projected year-2 tax: $1,066 · $89/mo
• Expected delta: +$122/yr (+$10/mo · 12.9%)

ⓘ 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 5/10 Major 7 d/yr ≥103°F today · 17 d/yr by 30 yrs out
• 💨 Wind 4/10 Moderate 15% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $20,270
• − Mortgage interest: −$7,282
• − Property taxes: −$944
• − Insurance: −$650
• − Repairs & maintenance: −$1,622
• − Management: −$1,622
• − Depreciation: −$3,782
• Taxable income: $4,368
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $5,189/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: Cleveland County Schools
• NCES district ID: 3700900
• Math proficiency: 47% ▬ 0.00%
• Reading proficiency: 49% ▲ 4.00%
• Median HH income: $38,501
• Composite: 40.03/100
• National rank: #3823
• State rank: #76 of 178 in NC

Livability — Kings Mountain

• Score: 63/100
• State rank: #404
• US rank: #15377

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Kings Mountain, NC
• County: Cleveland County · 83,736 people
• City population: 29,460
• Metro: Shelby, NC
• Population (ZIP): 29,460
• Household income: $62,414
• Rent vs Own: 27.6% rent · 72.4% own
• Severe rent burden: 726.0

Population outlook (Cleveland County) Hauer SSP2

• Today (2025): 93,671 people
• By 2030: 91,157 · -2.7%
• By 2040: 85,519 · -8.7%
• By 2050: 79,708 · -14.9%
• By 2075: 68,317 · -27.1%
• By 2100: 57,145 · -39.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (74%)
• Race & ethnicity: White 74% Black 16% Two or more races 4% Hispanic / Latino 4% Asian 2%
• Common ancestry: Slovak 3% Italian 2% Serbian 2%
• Foreign-born: 5% · Canada
• Languages at home: 93% English-only · Spanish 4% Other Asian/Pacific 2%

Political lean MEDSL · Cleveland

• 2024 margin: Solid R (+35.0) · D 32.2% · R 67.2%
• 2008→2024 swing: -15.1pp toward R · 2008: -19.9pp · 2024: -35.0pp
• All cycles: 2024: R+35.0 2020: R+32.8 2016: R+30.6 2012: R+20.5 2008: R+19.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -99.17%
• Current HPI: 248.0613
• Rent YoY: —
• Metro: Shelby, NC
• 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

+82.4% since first listed

2 events — show timeline

• 2026-04-26 Listed $135,000 CANOPYMLS as Distributed by MLS Grid
• 2007-03-30 Sold (Public Records) $74,000 Public Records

Property tax history

+2.1%/yr

Latest (2025): $944 · -2.1% YoY. Source: county tax records.