2049 W Davidson Ave · Gastonia, NC 28052

$159,000

2 bd · 1.0 ba · 1,419 sqft · SingleFamily public records · 10 Days on market

Built 1950 Est $280k · 43% 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 +21.2/30.0
• ARV discount +15.0/15.0
• DSCR +6.8/10.0
• 1% rule +4.6/10.0
• Rent growth +3.9/5.0
• Schools +3.6/10.0
• Livability +3.0/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Definitely a fixer upper. It & acirc; & euro; & trade; s got well and septic both of which are working. HVAC works well and Duke updated the home & acirc; & euro; & trade; s electrical system with a new panel and everything was permitted. New 2 tier deck that is in exactly the same footprint as original deck. 3 new windows in back of house. New siding in front and back. Hardwood floors that can be refinished. Wood rot on left side and roof should be replaced. Water heater is electric and non functional. Current owner is a house flipper but don & acirc; & euro; & trade; t have the money to complete this job. There is a place for a 3rd bedroom and a half ba

Key facts

• Well and septic
• New siding
• New 2 tier deck

Tags

• WELL AND SEPTIC
• HVAC WORKS
• UPDATED ELECTRICAL SYSTEM
• NEW 2 TIER DECK
• NEW WINDOWS
• NEW SIDING

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $230 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $153k (3.7% below list).
• Recommended offer: $153k (3.7% below list) — sets the bar for 1% rule.
• Cap rate 8.0% 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 fast (+5.6%/yr); 347 active listings in the ZIP; 11 comparable units currently listed for rent nearby; rentals at typical pace (median 24d on market — plan ~3-4 weeks tenant-placement turnaround); 2,069 units permitted in Gaston County in 2024 (142 in 5+ unit buildings).
• This rent runs 37% of the median local income ($50k/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 $1k of loan paydown is wiped out by about $5k 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

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• Current owner paid $125k; 27% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $153,080 (3.7% below list)

Questions for the listing agent

1. Built in 1950 — 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 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.96% ✗
• Cap rate: 8.03%
• Cash-on-cash: 6.20%
• DSCR: 1.28
• GRM: 8.7

CMA / ARV

• ARV (on-the-fly): $279,543
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1504 Hunsinger Ave	0.38mi	3/1.0 (+1)	1,501 (+6%)	4mo	$187,900	$125	65
1414 Hollyleaf Ave	0.43mi	3/1.0 (+1)	1,510 (+6%)	8mo	$202,000	$134	58
1313 Signal Ave	0.25mi	3/1.5 (+1)	1,250 (-12%)	8mo	$265,000	$212	55
1011 Donohoe Rd	0.53mi	3/2.0 (+1)	1,340 (-6%)	3mo	$255,000	$190	54
1005 Donohoe Rd	0.51mi	3/2.0 (+1)	1,329 (-6%)	4mo	$255,000	$192	53
1683 Interstate View Dr	0.40mi	3/2.5 (+1)	1,548 (+9%)	5mo	$305,000	$197	51
1124 Clouse St	0.39mi	3/2.0 (+1)	1,261 (-11%)	7mo	$235,000	$186	48
1508 Collinston Dr	0.52mi	3/2.0 (+1)	1,343 (-5%)	15mo	$269,900	$201	45
1026 N Oakwood St	0.52mi	3/2.5 (+1)	1,346 (-5%)	14mo	$275,000	$204	45
1500 Collinston Dr	0.50mi	3/2.5 (+1)	1,290 (-9%)	14mo	$269,900	$209	39
1106 1/2 N Oakwood St	0.52mi	3/2.0 (+1)	1,612 (+14%)	14mo	$296,000	$184	32
1506 Collinston Dr	0.52mi	3/2.0 (+1)	1,214 (-14%)	14mo	$249,000	$205	31

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 · 5.63% rent growth · sell at horizon

5-year hold

• IRR: -4.1%
• Equity multiple: 0.84×
• Total profit: $-7,011
• Equity at exit: $23,707

10-year hold

• IRR: 8.1%
• Equity multiple: 1.69×
• Total profit: $30,556
• Equity at exit: $13,747

Cash invested: $44,520 (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 28052

• Rents YoY: 5.6%
• Active inventory: 347
• Price-to-rent: 8.7×

Monthly cashflow live

• Estimated rent: $1,531 high
• Mortgage (P&I): −$834
• Tax from tax record: −$79 /mo · $952/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$321
• Net cashflow: $230

Break-even live

Break-even rent $1,240

Max offer price $159,000

Occupancy floor 80%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Rent comps 11 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1018 Sims Cir Gastonia, NC	3.0	1.0	978	$1,275	$1.30	24d	1	0.69mi
1608 James St Gastonia, NC	3.0	2.0	1416	$2,000	$1.41	3d	1	0.71mi
1262 Baugh St Unit C Gastonia, NC	3.0	1.5	978	$1,300	$1.33	24d	1	0.75mi
817 W Davidson Ave Gastonia, NC	3.0	2.0	1244	$1,600	$1.29	24d	1	1.03mi
412 N Scruggs St Gastonia, NC	3.0	2.5	1338	$1,695	$1.27	24d	1	1.14mi
401 N Highland St Gastonia, NC	2.0	2.0	944	$1,471	$1.56	4d	1	1.18mi
807 N Morris St Gastonia, NC	3.0	1.0	1196	$1,350	$1.13	24d	1	1.21mi
508 Pryor St Gastonia, NC	3.0	1.0	1076	$1,350	$1.25	24d	1	1.23mi
106 S Dalton St Gastonia, NC	3.0	2.0	1395	$1,550	$1.11	22d	1	1.45mi
2600 Mary Ave Gastonia, NC	3.0	1.0	912	$1,423	$1.56	22d	1	1.48mi
208 Graham St Gastonia, NC	3.0	2.0	1315	$1,800	$1.37	24d	1	1.49mi

Listing history 7 events

1. 2026-06-18
   days on market $159,000 Active 10 DOM
2. 2026-06-17
   days on market $159,000 Active 9 DOM
3. 2026-06-16
   days on market $159,000 Active 8 DOM
4. 2026-06-15
   days on market $159,000 Active 7 DOM
5. 2026-06-13
   days on market $159,000 Active 5 DOM
6. 2026-06-08
   remarks 663-char remark
7. 2026-06-08
   listed $159,000 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: $952 · $79/mo
• Projected year-2 tax: $1,304 · $109/mo
• Expected delta: +$352/yr (+$29/mo · 37.0%)

ⓘ 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 4/10 Moderate 16% 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: $18,370
• − Mortgage interest: −$8,906
• − Property taxes: −$952
• − Insurance: −$795
• − Repairs & maintenance: −$1,470
• − Management: −$1,470
• − Depreciation: −$4,625
• Taxable income: $152
• Est. tax owed @ 24.0%: −$36
• After-tax cash flow: $2,723/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): 36,272
• Household income: $49,643
• Rent vs Own: 45.3% rent · 54.7% own
• Severe rent burden: 1521.0

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 0.65)
• Race & ethnicity: White 46% Black 33% Hispanic / Latino 16% Two or more races 9%
• Hispanic origin (detail): Mexican 6% Puerto Rican 2%
• Common ancestry: Serbian 2% Slovak 1% Italian 1%
• Foreign-born: 7% · Canada, Dominican Republic, Jamaica
• Languages at home: 86% English-only · Spanish 13%

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: ▼ -348.71%
• Current HPI: 252.912
• Rent YoY: ▲ 5.63%
• 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

+27.2% since first listed

2 events — show timeline

• 2026-06-08 Listed $159,000 FSBO.com
• 2024-10-08 Sold (Public Records) $125,000 Public Records

Property tax history

+2.4%/yr

Latest (2025): $952 · +0.0% YoY. Source: county tax records.