205 Wilson Rd · Gastonia, NC 28056

$264,990

4 bd · 2.0 ba · 2,052 sqft · SingleFamily public records · 132 Days on market

Built 2001 0.77 ac lot Est $300k · 12% under ↓ 28% since listing

---

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 +25.4/30.0
• ARV discount +12.7/15.0
• DSCR +8.4/10.0
• 1% rule +5.4/10.0
• 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

USDA eligible!! Discover this beautifully updated 3-bedroom, 2-bath home ideally situated between Lake Wylie and Gastonia, just off Union Road. This move-in-ready property features all-new flooring, windows, and a fully renovated kitchen complete with an island, sleek countertops, and brand-new appliances including a dishwasher and stove. Enjoy the spacious, open-concept layout where the kitchen flows seamlessly into the dining area and expansive living space — perfect for entertaining or relaxing with family. Each bedroom offers generous space and natural light. Office has a window and additional closet for storage. Set on a large, wooded corner lot, this private retreat provides the

Key facts

• Wooded corner lot
• Updated home
• Private retreat

Tags

• UPDATED HOME
• FULLY RENOVATED KITCHEN
• OPEN-CONCEPT LAYOUT
• WOODED CORNER LOT
• PRIVATE RETREAT

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $265k.

Deal economics

• At list price, monthly cash flow is $609 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $265k).
• Recommended offer: $233k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.1% 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); 356 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).
• This rent runs 37% of the median local income ($90k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

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 132 days — a 12% lower offer ($233k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: moderate wind risk, 25% 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 $233,191 (12.0% below list)

Questions for the listing agent

1. It's been on market 132 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.04% ✓
• Cap rate: 9.05%
• Cash-on-cash: 9.86%
• DSCR: 1.44
• GRM: 8.0

CMA / ARV

• ARV (on-the-fly): $299,592
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1515 Sugarcane Ln	0.50mi	4/2.0	2,128 (+4%)	17mo	$310,000	$146	57
1609 Atkins Pl	0.59mi	4/3.0	1,921 (-6%)	6mo	$160,000	$83	53
210 Southern Farm Rd	0.69mi	3/2.0 (-1)	1,928 (-6%)	1mo	$662,000	$343	52

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: -2.6%
• Equity multiple: 0.90×
• Total profit: $-7,160
• Equity at exit: $39,511

10-year hold

• IRR: 6.0%
• Equity multiple: 1.43×
• Total profit: $31,563
• Equity at exit: $22,911

Cash invested: $74,197 (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: 356
• Price-to-rent: 8.0×

Monthly cashflow live

• Estimated rent: $2,758 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$69 /mo · $829/yr
• Insurance: −$110
• HOA: −$0
• Vacancy / Maint / Mgmt: −$579
• Net cashflow: $609

Break-even live

Break-even rent $1,986

Max offer price $264,990

Occupancy floor 73%

Sensitivity live

Price	-10% $759	-5% $684	+0% $609	+5% $534	+10% $459
Rent	-10% $392	-5% $500	+0% $609	+5% $718	+10% $827
Rate	-1.0pp $743	-0.5pp $677	base $609	+0.5pp $541	+1.0pp $471

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: $66,248
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7619 Nolen Farm Dr Gastonia, NC	4.0	2.5	2705	$2,795	$1.03	24d	1	1.11mi
8185 Kennesaw Dr Gastonia, NC	4.0	2.5	2170	$2,500	$1.15	5d	1	1.43mi

Listing history 13 events

1. 2026-01-28
   soldstatus $249,000
2. 2025-12-09
   status Pending
3. 2025-11-25
   price $264,990
4. 2025-11-17
   price $266,990
5. 2025-11-04
   price $269,990
6. 2025-10-24
   price $275,000
7. 2025-10-16
   price $279,500
8. 2025-10-02
   price $289,500
9. 2025-08-26
   price $299,500
10. 2025-08-19
    price $314,500
11. 2025-08-08
    price $324,500
12. 2025-08-04
    price $334,500
13. 2025-07-30
    listed $344,500 Active

ⓘ 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: $829 · $69/mo
• Projected year-2 tax: $2,173 · $181/mo
• Expected delta: +$1,344/yr (+$112/mo · 162.2%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥104°F today · 16 d/yr by 30 yrs out
• 💨 Wind 5/10 Major 25% 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: $33,090
• − Mortgage interest: −$14,844
• − Property taxes: −$829
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,647
• − Management: −$2,647
• − Depreciation: −$7,709
• Taxable income: $3,090
• Est. tax owed @ 24.0%: −$742
• After-tax cash flow: $6,571/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

-27.7% since first listed

13 events — show timeline

• 2026-01-28 Sold (Public Records) $249,000 Public Records
• 2025-12-09 Pending — CANOPYMLS as Distributed by MLS Grid
• 2025-11-25 Price Changed $264,990 CANOPYMLS as Distributed by MLS Grid
• 2025-11-17 Price Changed $266,990 CANOPYMLS as Distributed by MLS Grid
• 2025-11-04 Price Changed $269,990 CANOPYMLS as Distributed by MLS Grid
• 2025-10-24 Price Changed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2025-10-16 Price Changed $279,500 CANOPYMLS as Distributed by MLS Grid
• 2025-10-02 Price Changed $289,500 CANOPYMLS as Distributed by MLS Grid
• 2025-08-26 Price Changed $299,500 CANOPYMLS as Distributed by MLS Grid
• 2025-08-19 Price Changed $314,500 CANOPYMLS as Distributed by MLS Grid
• 2025-08-08 Price Changed $324,500 CANOPYMLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $334,500 CANOPYMLS as Distributed by MLS Grid
• 2025-07-30 Listed $344,500 CANOPYMLS as Distributed by MLS Grid

Property tax history

+0.0%/yr

Latest (2025): $829 · +0.0% YoY. Source: county tax records.