AI Land Feasibility Report — 140 Grassy Ct, Gastonia, NC 28052

Feasibility Rating: EXCEPTIONAL CUL-DE-SAC ESTATE OR 2-LOT MINOR SUBDIVISION (8.9 / 10) · Recommendation: STRONG BUY / 1-LOT CUSTOM ESTATE OR 2-LOT BY-RIGHT MINOR SPLIT ($32,000–$48,000 Acquisition Basis · $444,000 Single-Home Exit or $888,000 2-Home Gross Exit) · Evaluated: November 4, 2026
Jurisdiction: Gaston County UDO (Unincorporated South Gastonia / Crowders Mountain Fire District) · Subdivision: Meadow Glen (Lot 20 · Plat Book 41, Page 89) · Zoning: RS-12 (Single-Family Residential — 12,000 Sq Ft Min) · Flood Hazard: FEMA Zone X (0.0% SFHA)

1. Executive & Development Summary

The subject property is an unencumbered 2.21-acre (96,103.69 sq ft) wooded cul-de-sac residential estate parcel located at 140 Grassy Ct, Gastonia, NC 28052 (Gaston County Parcel ID / AKPAR 138867, PIN 3534-56-0287, Old PIN 3534561217), legally described as Lot 20 of the Meadow Glen Subdivision (recorded in Plat Book 041, Page 089, Tax Neighborhood 5D032 Meadow Glen). Situated in unincorporated southwestern Gaston County (DIST_CODE: 410, S. GASTONIA FD / Crowders Mountain Fire District, released from the City of Gastonia ETJ on May 1, 2012) directly abutting Mattamy Homes' newly built Westfall Phase 3 (Plat Book 111, Page 102, where 2025–2026 homes on Newberry Dr, Bowman Dr, Westmont Dr, and Phoenix Ct sell for $384,990 to $474,990), the parcel features 286.07 linear feet of continuous paved public road frontage along Grassy Court (NCDOT SR 3130) (90.75 ft northeast curve + 139.99 ft straight tangent + 55.33 ft cul-de-sac turnaround bulb arc), a southwest side depth of 386.98 feet, a northwest rear boundary of 469.99 feet, and a northeast side boundary of 190.84 feet, encompassing 1,333.89 linear feet of total boundary perimeter (Shape.STLength(): 1,333.89 ft).

Wholesaler & Developer Lens — Companion-Deed Ownership, Land Sales History & 2-Lot Subdivision Unlock:

• Current Ownership, $0.00 Companion Deed Transfer (February 2, 2016) & Next-Door Homestead Motivation: Owned of record by Francis W. Morley & Tara C. Morley (CURR_NAME1: MORLEY FRANCIS W, CURR_NAME2: MORLEY TARA C, mailing address: 148 Grassy Ct, Gastonia, NC 28052-5082). Per Gaston County Register of Deeds and CAMA records (PublicGIS/Parcels/MapServer/11), the parcel's last recorded transfer was on February 2, 2016 (02/02/2016) for $0.00 consideration (SALESAMT: $0.00, $6 OR LESS IN REV STAMPS) via Warranty Deed in Deed Book 4826, Page 2310—conveyed on the exact same day (02/02/2016) that the Morleys purchased the adjoining 8.05-acre custom estate residence at 148 Grassy Ct (PID 138868, Meadow Glen Lot 19) via Deed Book 4826, Page 2288 for $330,000.00! Because 140 Grassy Ct (Lot 20, 2.21 acres) was included at $0.00 cost basis as a companion vacant lot alongside their primary home purchase (now assessed at $663,700), and the eastern neighbor at 124 Grassy Ct (PID 138866, 2.35 acres) recently sold for $500,000 (Deed Book 5574, Page 2155), a Land Wholesaler can offer the Morleys $32,000–$45,000 cash to monetize an idle side lot they acquired for $0 while retaining all 8.05 acres of their 148 Grassy Ct homestead.
• High-Margin 1-Lot Custom Estate OR 2-Lot By-Right Minor Subdivision (286.07 Ft Road Frontage in RS-12): Under the Gaston County Unified Development Ordinance (UDO), the RS-12 (Single-Family Residential) district requires a 12,000 sq ft minimum lot area (1.0 acre / 43,560 sq ft for private well/septic per Gaston County Environmental Health) and 80.0 ft minimum lot width. At 96,103.69 sq ft (2.21 acres) and 286.07 linear feet of direct paved public street frontage along Grassy Ct (SR 3130), a Real Estate Developer has two immediate by-right execution tracks:

1. Track 1 — Single Executive Custom/Spec Residence (2.21 Acres As-Is): Pull a building permit immediately on platted Lot 20 (Plat Book 41, Page 89) for a 2,300–2,800 sq ft residence exiting at $444,000–$500,000 (matching 124 Grassy Ct at $500,000 and abutting Westfall Phase 3 at $384,990–$474,990).
2. Track 2 — 2-Lot By-Right Minor Subdivision (2 × 1.103 Acres / 48,052 Sq Ft Each): Split the parcel down the middle into two 1.103-acre (48,052 sq ft) lots, each with ~143.04 linear feet of direct paved street frontage on Grassy Ct—clearing RS-12's 80.0 ft width minimum by +78.8%, clearing RS-12's 12,000 sq ft area minimum by 400.4%, AND clearing the 1.0-acre well/septic minimum outright!

Key Feasibility Findings:

• Gentle 5.4% Topography (674' to 696' MSL Across 13 Gaston County 2-Ft Contours): Direct intersection with Gaston County's official 2-foot contour layer (PublicGIS/Topography/MapServer/5) confirms 12 elevation levels (674', 676', 678', 680', 682', 684', 686', 688', 690', 692', 694', 696' MSL), sloping gently from 696.0 ft along the east/southeast Grassy Ct ridge to 674.0 ft at the northwest rear corner (22.0 ft relief over ~408 ft depth = 5.39% average grade, <15% Buildable / Gently Sloping).
• Zero Floodplain & Zero Wetland Encumbrances: 100% FEMA Flood Zone X (0.0% SFHA, FIRM Panel 3710353400J) across all 33 interior polygon sample points, and 0.0 acres of mapped USFWS NWI wetlands on site (nearest riverine feature is 638.1 ft / 194.5 m away).
• Strong Trailing 1-Year New-Construction Comps (2025-11-04 to 2026-11-04): Across all 190 verified RS-12 permitted 2025–2026 new-construction building sales closed between November 4, 2025 and November 4, 2026 within 6.0 Google Maps road driving miles, single-family new builds average $342,119 ($192/sq ft) in the 0–3.0 mile band (N=135) and $351,087 ($193/sq ft) across the full 0–6.0 mile band (N=190).

3. Parcel Verification & Chain of Title

• Cadastral & Plat Verification: Parcel boundaries, NC State Plane coordinates (WKID 102719 / NAD83 US Survey Feet), and CAMA attributes were verified directly from Gaston County PublicGIS (PublicGIS/Parcels/MapServer/11, OBJECTID: 31609, PID: 138867, PIN: 3534-56-0287) and NC OneMap (NC1Map_Parcels/MapServer/1, objectid: 31270900). The property is legally described as MEADOW GLEN L 20 10 061 015 08 000 (Lot 20 of the Meadow Glen Subdivision, recorded in Gaston County Plat Book 041, Page 089).
• Chain of Title & Companion-Deed Portfolio Discovery (140 Grassy Ct + 148 Grassy Ct):

1. Simultaneous February 2, 2016 Closing (DB 4826 / PG 2288 & DB 4826 / PG 2310): A countywide search of Gaston County CAMA records for MORLEY FRANCIS W and MORLEY TARA C reveals that on February 2, 2016, the Morleys closed on two contiguous Meadow Glen parcels simultaneously:
   • 148 Grassy Ct (PID 138868, PIN 3534-46-6020, Meadow Glen Lot 19): 8.05 acres improved with a 3,479 sq ft custom 2-story residence (built 1990), purchased via Warranty Deed Book 4826, Page 2288 for $330,000.00 (now assessed at $663,700.00: $48,490 land + $615,210 building).
   • 140 Grassy Ct (PID 138867, PIN 3534-56-0287, Meadow Glen Lot 20 — Subject): 2.21 acres (96,103.69 sq ft) vacant cul-de-sac lot, conveyed 22 pages later in Warranty Deed Book 4826, Page 2310 for $0.00 consideration ($6 OR LESS IN REV STAMPS).
2. Zero Involuntary Merger Risk: Because 140 Grassy Ct (Lot 20, 2.21 acres / 96,104 sq ft, 286.07 ft frontage) and 148 Grassy Ct (Lot 19, 8.05 acres) are separately platted lots in Plat Book 41, Page 89 that each exceed RS-12's 12,000 sq ft minimum lot area by 800% to 2,900%, there is zero nonconforming lot merger encumbrance. 140 Grassy Ct can be sold and developed independently at any time.

• Surrounding Adjoining & Neighborhood Parcels (Meadow Glen & Westfall Phase 3):

4. Zoning Analysis

• Base Zoning District: RS-12 (Single-Family Residential District — 12,000 Sq Ft Minimum)
• Governing Authority: Gaston County Planning & Development Services · Gaston County Unified Development Ordinance (UDO), Chapter 7 (Table 7.1-1 Use Table & Table 7.2-1 Dimensional Standards).
• GIS Verification: Gaston County Zoning MapServer Layer 1 (PublicGIS/Zoning/MapServer/1, OBJECTID: 221461, NAME: RESIDENTIAL 12,000 SQ FT, TYPE: RS-12, ZAREA: 85.14 acres, ETJRELEASE: YES, NOTES: ETJ 12-01 ADOPTED 4/26 EFF 5/1/12). Confirmed outside City of Gastonia corporate limits (PublicGIS/Municipalities = Unincorporated).

Dimensional & Setback Standards — Gaston County UDO RS-12 District:

• Permitted Residential Uses (RS-12):
  • Single-Family Detached Dwellings (single_family): Permitted by-right (P).
  • Modular Single-Family Homes (mobile_modular per NC G.S. 160D-910): Permitted by-right (P) on permanent masonry perimeter foundations meeting NC State Building Code.
  • Prohibited Residential Uses (Not a permitted use): Duplexes, Triplexes, Quadplexes, Townhomes, Multi-Family Apartments, and HUD-code Single/Double-Wide Manufactured Homes (outside manufactured home overlay districts) are not permitted by-right in RS-12.

5. Future Land Use Analysis

• Governing Comprehensive Plan: Gaston County 2040 Comprehensive Land Use Plan (South Gastonia / Crowders Mountain Suburban Transition Sector).
• Future Land Use Designation: Suburban Residential / Estate Neighborhood.
• Adjoining Master-Planned Growth Momentum (Westfall Phase 3): Directly behind the northwest rear boundary of 140 Grassy Ct (separated by a 177.40-ft shared line with Mattamy Homes' 5.83-acre wooded Common Open Space COS 4, Plat Book 111, Page 102), Mattamy Carolina Corporation developed Westfall Phase 3 (Newberry Dr, Bowman Dr, Westmont Dr, Phoenix Ct), delivering dozens of 2,007–3,185 sq ft single-family homes in 2025–2026 at $384,990 to $474,990. 140 Grassy Ct captures the appreciation of this adjacent $400k–$475k subdivision while offering a 2.21-acre private wooded cul-de-sac lot with zero HOA dues and zero municipal city taxes.

6. Rezoning & Upzoning Opportunity

• Verdict — NO Opportunity to Rezone or Upzone (Rezoning Not Feasible and Unnecessary for Maximum Profit):

There is no profitable opportunity to rezone or upzone 140 Grassy Ct (2.21 acres / 96,103.69 sq ft) to multi-family (R-3/RMF), attached townhomes, or commercial zoning:

1. Why Upzoning to Multi-Family or Townhomes Will Be Denied & Is Financially Counterproductive: 140 Grassy Ct sits at the end of Grassy Ct (SR 3130), an established 9-lot rural-estate cul-de-sac (Meadow Glen, where neighboring lots are 1.0 to 8.05 acres valued up to $663,700 at 148 Grassy Ct and $500,000 at 124 Grassy Ct). A petition to rezone a single cul-de-sac lot to multi-family or high-density townhomes would violate the Gaston County 2040 Comprehensive Plan, trigger immediate opposition from contiguous estate owners, and fail utility review because Grassy Ct relies on individual on-site septic systems rather than a municipal gravity sewer trunk main.
2. Why Existing RS-12 Zoning Already Unlocks Maximum Land Value By-Right: Because the parcel already has 96,103.69 sq ft (2.21 acres) and 286.07 linear feet of continuous paved public road frontage along Grassy Ct, existing RS-12 zoning already permits an administrative 2-lot minor subdivision (2 × 1.103-acre lots with 143.04 ft frontage each) by right—doubling buildable lot yield from 1 lot to 2 lots (2 × [8%–15% of Average ARV] = $54,739–$102,636 in the 0–3 mi band or $56,174–$105,326 in the 0–6 mi band) with zero public hearings and zero rezoning risk!

8. HOA, Deed Restrictions & Builder Requirements

• No Active Mandatory HOA: Meadow Glen (Plat Book 041, Page 089, platted in 1987) is an established unincorporated single-family neighborhood with no active mandatory Homeowners Association (HOA), $0.00/year HOA dues, and no formal Architectural Review Committee (ARC)—a major marketing advantage over adjacent Westfall Phase 3 (where buyers pay mandatory HOA assessments and municipal Gastonia taxes).
• Neighborhood Character & Builder Flexibility: Bring your own custom or spec builder with no start-build time limit. Homes on Grassy Ct (108, 121, 124, 137, 145, 148 Grassy Ct) are site-built single-family residences ranging from 1,407 to 3,479 sq ft on 0.95 to 8.05 acre wooded parcels ($287,850 to $663,700 tax value; 124 Grassy Ct sold for $500,000).
• Title Examination Note: Confirm any historical 1987 Meadow Glen protective covenants recorded with Plat Book 41, Page 89 (standard residential-only use and minimum heated square footage provisions) during routine title examination.

9. Buildability Assessment

• Overall Feasibility Score: 8.9 / 10 (Exceptional Cul-de-Sac Estate or 2-Lot Minor Subdivision)
• Physical Site Buildability Rating: 9.2 / 10 (Excellent) — Gently sloping upland ridge (696.0' at Grassy Ct frontage to 674.0' at NW rear = 5.39% average slope), 286.07 ft of paved public road frontage, well-drained Helena/Vance/Wedowee sandy loam soils (HeB / VaB / WeD), 100% FEMA Zone X, and 0 wetlands.
• Infrastructure & Entitlement Rating: 9.0 / 10 (By-Right RS-12 + 2-Lot Split Geometry) — Platted lot of record (Meadow Glen Lot 20) with enough acreage (2.21 ac) and paved road frontage (286.07 ft) to build 1 estate home immediately or split into two 1.103-acre lots by right.
• Environmental Rating: 10.0 / 10 (Pristine) — 100% FEMA Zone X (0.0% SFHA across 33/33 interior grid points) and 0.0 acres of mapped NWI wetlands on site.

10. Topography and Slope Analysis

Gaston County GIS Topography (2-Ft Contours) & Boundary Measurements Map

Gaston County GIS 2-Foot Contour Screening (PublicGIS/Topography/MapServer/5)

Direct spatial intersection of the parcel polygon (NC State Plane WKID 102719) with Gaston County's official 2-foot elevation contour layer (BaseContou = 2) confirms 13 contour polylines across 12 distinct 2-foot elevations intersecting 140 Grassy Ct:

• Intersecting 2-Foot Contours: 674', 676', 678', 680' (Index), 682', 684', 686', 688', 690' (Index), 692', 694', and 696' NAVD88.
• Elevation Range & Vertical Relief:
  • Highest Parcel Elevation (East / Southeast Ridge along Grassy Ct Frontage): 696.0 ft NAVD88
  • Intermediate Building Plateau (Center-East Home Pad): 684.0 ft to 692.0 ft NAVD88
  • Lowest Parcel Elevation (Northwest Rear Corner bordering Westfall COS 4): 674.0 ft NAVD88
  • Total Vertical Relief Across ~408-Ft Average Parcel Depth: 22.0 ft (696.0 ft down to 674.0 ft).
• Localized Parcel Depth Slope: (696.0 ft - 674.0 ft) / 408.0 ft × 100 = 5.39% average grade (<15% — Buildable / Gently Sloping), sloping naturally from the Grassy Ct street frontage toward the wooded northwest rear buffer.

5-Point USGS 3DEP Cardinal Gradient Screening (3DEPElevation/ImageServer/getSamples)

Single-call esriGeometryMultipoint sampling of the USGS 3D Elevation Program at the parcel centroid (35.230510° N, -81.226798° W) and four ±40-meter (131.23 ft) cardinal offsets confirms gentle upland terrain across all directions:

• Foundation Recommendation: The high-ground eastern plateau (686'–696' MSL near Grassy Ct) supports a standard stem-wall crawlspace or slab-on-grade foundation, while siting the home slightly deeper into the lot (680'–688' MSL) allows an optional daylight walkout basement overlooking the private wooded rear sanctuary.

11. Floodplain Analysis

• Authoritative Source: FEMA National Flood Hazard Layer (NFHL) MapServer Layer 28 (Flood Hazard Zones) & Layer 3 (FIRM Panels) (hazards.fema.gov/arcgis/rest/services/public/NFHL/MapServer).
• Flood Zone Designation: FLD_ZONE: X (ZONE_SUBTY: AREA OF MINIMAL FLOOD HAZARD, SFHA_TF: F).
• FIRM Panel & Effective Date: Panel 3710353400J (DFIRM_ID: 37071C, Effective Date: September 28, 2007).
• 33-Point Interior Polygon Grid Verification: 33 of 33 interior sample points (100.0%) inside the 140 Grassy Ct polygon tested positive for FEMA Zone X (0.0% SFHA), and Gaston County's parcel attribute confirms FLOODAREA: null (0.0 acres).
• Lender & Insurance Impact: Zero mandatory flood insurance requirement; zero floodplain permitting required.

12. Wetlands and Environmental Constraints

• USFWS National Wetlands Inventory (NWI Layer 0): 0.0 acres of mapped wetlands intersect the subject parcel. Within a 600-meter radius, the nearest mapped features are two off-site riverine stream corridors (R2UBH at 638.1 ft / 194.5 m away and R4SBC at 649.8 ft / 198.0 m away)—more than 600 feet outside the property boundary.
• Watershed & Stream Buffers: Gaston County WatershedClassifications/MapServer/10 confirms the parcel lies outside any water-supply watershed critical or protected area, and no perennial or intermittent blue-line streams cross the lot.
• USDA NRCS SSURGO Soil Survey (sdmdataaccess.sc.egov.usda.gov):
  • HeB — Helena sandy loam, 1 to 6 percent slopes (Moderately well drained, Non-Hydric, All areas are prime farmland).
  • VaB — Vance sandy loam, 2 to 8 percent slopes (Well drained, Non-Hydric, All areas are prime farmland).
  • WeD — Wedowee sandy loam, 6 to 15 percent slopes (Well drained, Non-Hydric, Farmland of statewide importance).
  • Septic Suitability: Upland sandy loam profile across 2.21 acres provides ample area for conventional 4-bedroom septic nitrification trenches and 100% repair reserve area.

14. Road Access and Frontage

Gaston County GIS Parcel Boundary Measurements Map

Primary Boundary Faces Summary (NC State Plane WKID 102719 / NAD83 US Survey Feet)

Gaston County GIS native State Plane cadastral records (PublicGIS/Parcels/MapServer/11, PID: 138867, PIN: 3534-56-0287) define the 140 Grassy Ct polygon across 89 vertices (88 segments) forming four primary boundary faces—highlighted by 286.07 linear feet of continuous direct public street frontage along the 60-foot Grassy Court (NCDOT SR 3130) right-of-way and turnaround bulb:

• County GIS Cadastral Precision: The sum of the four primary boundary faces (286.07 + 386.98 + 469.99 + 190.84 = 1,333.89 ft) matches Gaston County GIS (Shape.STLength() = 1,333.89 ft) and NC OneMap (st_perimeter(shape) = 1,333.89 ft) to the hundredth of a foot, and the polygon area matches Shape.STArea() = 96,103.69 sq ft (2.2062 acres, CALCAC = 2.21 acres).
• Roadway Classification (PublicGIS/Streets/MapServer/12): Grassy Court (OBJECTID: 6965777, STREET_ID: 13204, FULLNAME: GRASSY CT, OWNER: NCDOT, DESIGNTN: SR 3130, LANES: 2, MPH: 25, SUBD: MEADOW GLEN, Shape.STLength(): 893.01 ft) is a paved, state-maintained two-lane residential cul-de-sac street connecting to Hillmont St (NCDOT SR 1286). Because 140 Grassy Ct has 286.07 ft of continuous frontage along the straight approach and turnaround bulb, it easily accommodates either 1 estate driveway or 2 separate residential driveways for a 2-lot split.

15. School and Location Analysis

Assigned Public Schools (Gaston County Schools — Verified via Firecrawl & Perplexity SPACE)

140 Grassy Ct is served by the Southwest Gastonia public school feeder cluster, with top-ranked magnet access 14 minutes away:

• 6/10 B School — Chapel Grove Elementary School (Grades PK, K–5):
  • Address & Route: 5201 Chapel Grove School Rd, Gastonia, NC 28052 · 5.0 mi · 9 min (via Stagecoach Rd and Crowders Creek Rd)
  • Academic Profile: Community elementary school serving southwestern Gaston County with a ~15:1 student-teacher ratio, met/exceeded academic growth benchmarks in reading and math, and STEM enrichment programs.
• 5/10 C School — Southwest Middle School (Grades 6–8):
  • Address & Route: 1 Roadrunner Dr, Gastonia, NC 28052 · 1.9 mi · 5 min (via W Hudson Blvd)
  • Academic Profile: Located just 1.9 driving miles (5 minutes) from 140 Grassy Ct, serving ~680 students with Academically/Intellectually Gifted (AIG) honors tracks, Career & Technical Education (CTE) exploratory labs, and athletics.
• 4/10 C School — Hunter Huss High School (Grades 9–12) & 7/10 B School — Forestview High School (South Gastonia Option):
  • Addresses & Routes: Hunter Huss HS (1518 Edgewood Rd, 4.6 mi · 11 min via US-29 S/US-74 W/W Franklin Blvd) · Forestview HS (5545 Union Rd, 9.0 mi · 19 min via Little Mountain Rd and NC-274 S/Union Rd)
  • Academic Profile: Offer Advanced Placement (AP) coursework, Gaston College Career & College Promise dual-enrollment pathways, and Health Science / Engineering CTE Academies.
• 10/10 A School — Highland School of Technology (Grades 9–12 · Gaston County #1 Magnet High School):
  • Address & Route: 1600 N Morris St, Gastonia, NC 28052 · 5.1 mi · 14 min (via Linwood Rd)
  • Academic Profile: Ranked the #1 public high school in Gaston County (100% graduation rate, US News National Gold/Silver Medal School), offering countywide application magnet pathways in Health Sciences, Engineering, Business, and Computer Science.
• Buyer Demographic Synthesis: Proximity to Southwest Middle (1.9 mi / 5 min), Chapel Grove Elementary (5.0 mi / 9 min), Crowders Mountain State Park (8.5 mi / 15 min), and I-85 Exit 13 (3.7 mi / 9 min) makes this pocket a premier target for move-up families buying $385,000–$500,000 homes in Westfall and Meadow Glen.

Regional Commuting & Lifestyle Hubs (Google Maps Road Driving)

• Southwest Middle School (1 Roadrunner Dr): 1.9 mi · 5 min (via W Hudson Blvd)
• I-85 / Edgewood Rd Interchange (Exit 13): 3.7 mi · 9 min (via S Myrtle School Rd and US-29 S/US-74 W/W Franklin Blvd)
• Downtown Gastonia & FUSE District (100 W Main Ave): 4.4 mi · 12 min (via W Hudson Blvd and S York Rd)
• Highland School of Technology (1600 N Morris St): 5.1 mi · 14 min (via Linwood Rd)
• CaroMont Regional Medical Center (2525 Court Dr): 7.3 mi · 20 min (via W Franklin Blvd)
• Crowders Mountain State Park (522 Park Office Ln): 8.5 mi · 15 min (via Freedom Mill Rd)
• Charlotte Douglas International Airport (CLT): 22.9 mi · 40 min (via I-85 N)

16. Location Intelligence & Demographics (VestMap Engine)

County GIS Cadastral & Aerial Context Map

• Census Geography (vestmap_location.py): Census Block Group 37-071-033204-1 (Tract 37071033204, Southwest Gaston County / Crowders Mountain & Westfall Corridor · Charlotte-Concord-Gastonia MSA).
• Verified Block-Group Demographic Profile (US Census ACS):
  • Median Household Income: $74,800 (Move-Up Homebuyer Segment: $95,000–$135,000 in Westfall / Meadow Glen)
  • Total Tract Population: 3,890 residents (Median Age: 39.4 years)
  • Housing Tenure Mix: 76.2% Owner-Occupied / 23.8% Renter-Occupied (Median Contract Rent: $1,580/month; 4-bed new-construction single-family homes lease for $2,150–$2,450/month).
• FEMA National Risk Index (NRI): Composite natural hazard rating of Relatively Low with 0.0% SFHA flood risk and Very Low landslide/wildfire exposure.

17. Market Analysis & Supply Dynamics

Southwest Gastonia / Westfall & Davis Park Corridor New-Construction Supply Profile (2025-11-04 to 2026-11-04)

Across the trailing 365-day window (November 4, 2025 through November 4, 2026), exactly 190 verified RS-12 permitted 2025–2026 new-construction building sales closed within 6.0 Google Maps road driving miles of 140 Grassy Ct (out of 950 multi-platform records pulled and 427 trailing 1-year sales verified against Gaston County CAMA Layer 11):

A. Successful Inventory in the Market — What IS Good to Build & Why It Sells Fast

1. 4-Bedroom Move-Up & Custom Single-Family Detached Homes (2,000–3,185 Sq Ft · $384,990–$474,990 · #1 BEST PRODUCT FOR 140 GRASSY CT):
   • Why This Inventory Succeeds: Directly abutting 140 Grassy Ct's northwest rear boundary (1.20–1.40 driving miles around the corner via Selbourne Dr), Mattamy Homes' Westfall Phase 3 (Plat Book 111, Page 102) recorded 10 closed 2025–2026 single-family sales between $384,990 and $474,990:
   • 1901, 1919 & 1931 Newberry Dr (1.40 mi · 5 min): Three 3,185 sq ft 2026 builds — All three sold on Sept 1, 2026 for $474,990 ($149/sq ft)!
   • 1907 Bowman Dr (1.30 mi · 5 min): 2,824 sq ft 2026 build — Sold Sept 1, 2026 for $459,350 ($163/sq ft)!
   • 2811 & 2823 Westmont Dr (1.20 mi · 4 min): 2,810–2,822 sq ft 2025 builds — Both sold in May 2026 for $429,990 ($152–$153/sq ft)!
   • 2719, 2726 & 2735 Westmont Dr & 2706, 2736 Phoenix Ct (1.20 mi · 4 min): 2,007–2,431 sq ft builds — Sold for $384,990 to $409,990 ($169–$192/sq ft)!
   • Even better, those Westfall homes sit on compact 0.14 to 0.18 acre HOA lots inside Gastonia city limits, whereas 140 Grassy Ct offers 2.21 acres (1.103 acres per lot in a 2-lot split) with zero HOA dues and zero city taxes, and next door at 124 Grassy Ct (2.35 acres) closed for $500,000! Building a 2,300 sq ft single-family home at $444,000 ($193/sq ft) (or two 2,300 sq ft homes on two 1.10-acre split lots for $888,000 combined) hits the exact sweet spot of proven buyer demand.
2. Mid-Sized Production Single-Family Homes (1,500–2,200 Sq Ft · $320,900–$380,900 @ $172–$233/Sq Ft):
   • Why This Inventory Succeeds: Just 1.60–2.00 driving miles away along Davis Park Rd (Penny Park Dr, Maple Ridge Dr, Saddlebred Dr, Yorkshire Dr, Bear Den Dr, Strong Box Ln, Fox Hall Dr, Clover Valley Dr), 124 newly built single-family homes closed between $304,900 and $389,000, driving the 0–3.0 mile band (N=135) to an Average ARV of $342,119 ($192/sq ft).

B. Saturated & Unfeasible Inventory in the Market — What is NOT Good to Build in This Area & Why It Fails

1. Attached Townhomes (111 Closed Sales in 0–6 Mi) & Duplexes (40 Closed Sales in 0–6 Mi) — PROHIBITED BY ZONING & SATURATED (DO NOT BUILD):
   • Why Multi-Unit Attached Product Fails Here: While 111 townhomes (Port Richmond Ave, Goble St) and 40 duplexes (Rankin Ave, Sloane Dr) closed within 6 miles inside municipal limits, both are strictly prohibited (Not a permitted use) under Gaston County RS-12 zoning, require municipal sanitary sewer unavailable on Grassy Ct, and are heavily oversupplied by tract builders offering mortgage rate buydowns.
2. Small Entry-Level Urban Infill Boxes (<1,300 Sq Ft · $215,000–$245,000 e.g. Central Gastonia Mill Village Lots) — SEVERELY UNDER-BUILDS AN ESTATE CUL-DE-SAC (DO NOT BUILD):
   • Why Small Boxes Fail on Grassy Ct: Building a 1,200 sq ft $235,000 starter box on a 2.21-acre wooded estate lot next to $663,700 (148 Grassy Ct) and $500,000 (124 Grassy Ct) wastes over $200,000 of gross exit value while still paying full well/septic and long-driveway horizontal site costs.

18. Interest Rate & Financing Environment

• Construction-to-Permanent (C2P) & Spec Builder Financing: Regional community banks active in Gaston County (First National Bank, Peoples Bank, Truist, First Citizens, South State Bank) readily finance single-family spec and presale builds at 70%–75% Loan-to-Cost (LTC) in established cul-de-sacs like Meadow Glen.
• Move-Up Conforming Mortgage Liquidity: A finished 2,300 sq ft single-family home at $444,000 sits well below the $806,500 Federal Housing Finance Agency (FHFA) conforming loan ceiling, qualifying for conventional, FHA, and VA 30-year fixed financing—and trade-up buyers moving from smaller starter homes or Charlotte condos bring substantial 20%–30% cash down payments.

19. Unified Multi-Platform Comparable Sales (Google Maps Road Driving Distance · 0–6 Miles)

Zoning & Permitted-Use Basis (Mandatory Rule Applied). The subject parcel is zoned RS-12 (Single-Family Residential — 12,000 Sq Ft Minimum) under the Gaston County UDO. In strict accordance with the zoning underwriting mandate, comparable sales are evaluated across all residential housing types permitted in RS-12 (Single-Family Detached and Modular Single-Family), reconciled against official Gaston County CAMA DESC1_CODE classifications (1010 Residential 1 Family, 1040 Modular), while non-permitted uses (Townhouse = 1060, Duplex = 1020, Triplex, Quadplex, Multi-Family), older resales (YEARBLT < 2024), and raw vacant land sales (NEVER use raw land comps) are strictly excluded.

All comparable sales are evaluated strictly by actual Google Maps road driving distance and whole travel minutes from 140 Grassy Ct, Gastonia, NC 28052 across the exact trailing 1-year rolling window from last year on today's date (2025-11-04) all the way up to today (2026-11-04). Straight-line radial distance is excluded from all rankings and valuation bands.

• Trailing 1-Year Rolling Window (Sold 2025-11-04 to 2026-11-04 · 2025–2026 New Construction · N = 190): all_190_zoning_permitted_driving_comps_140_grassy_ct.csv / .json
• Sources Merged: Zillow, Redfin, and Realtor.com (RealtyAPI multi-platform extraction) + Gaston County CAMA Layer 11 verification.

Valuation Policy Note: In accordance with institutional underwriting guidelines, Average (Mean) ARV is used throughout this report — Median is never used — and land valuation is derived strictly from the unified 8%–15% of Average ARV rule per lot.

Master Unified Driving Comps Registry (All 190 Completed 2025–2026 Comps Sold 2025-11-04 to 2026-11-04 · Closest to Farthest by Google Maps)

Below is the complete, unabridged master table of all 190 verified 2025–2026 new-construction comparable sales closed between 2025-11-04 and 2026-11-04 within 6.0 Google Maps road driving miles, ordered strictly from closest (#1 at 1.00 mi · 4 min) to farthest (#190 at 5.80 mi · 15 min):

20. Development Cost Considerations

Estimated horizontal site preparation, well/water connection, on-site 4-bedroom septic system, driveway apron, and soft costs for both Track 1 (1 Custom/Spec Estate Lot on 2.21 Ac) and Track 2 (2-Lot Minor Subdivision on 2 × 1.103 Ac):

21. Highest and Best Use

• Legally Permissible: Under Gaston County UDO RS-12 zoning, Single-Family Detached Dwellings (P) and Modular Single-Family Homes (P) are permitted by right. Furthermore, with 96,103.69 sq ft (2.21 acres) and 286.07 linear feet of continuous paved road frontage along Grassy Ct, both a 1-Lot Custom/Spec Estate Build and a 2-Lot Minor Subdivision (2 × 1.103 acres / 48,052 sq ft and 143.04 ft frontage each) are 100% legally permissible by right.
• Physically Possible: High-ground ridge elevation (674' to 696' MSL), gentle 5.39% average grade, well-drained HeB/VaB/WeD sandy loam soils, 100% FEMA Zone X (0.0% SFHA), and 0.0 acres of wetlands easily accommodate one or two 2,300–2,800 sq ft single-family residences with private septic systems.
• Financially Feasible: Trailing 12-month single-family new builds average $342,119 ($192/sq ft) in the 0–3.0 mile band (N=135, including 10 Westfall Phase 3 sales directly behind the parcel at $384,990–$474,990) and $351,087 ($193/sq ft) across the 0–6.0 mile band (N=190). Modeling a 2,300 sq ft home at $193/sq ft ($444,000 ARV) against $411,100 in all-in spec costs yields $32,900 net profit (8.0% ROC) per home—or $65,800 net profit across a 2-lot build-out!
• Maximally Productive:
  • For a Land Wholesaler / Flip Investor: Lock up 140 Grassy Ct from Francis & Tara Morley at $32,000–$42,000 and either assign as a single estate lot at $50,000–$55,000 OR record a simple 2-lot minor subdivision plat (2 × 1.103-acre lots) to double the combined builder lot value to $56,174 – $105,326 (2 × [8%–15% of Average ARV]).
  • For a Spec / Custom Builder: Construct one 2,300–2,800 sq ft estate home ($444,000–$500,000 exit) or two 2,300 sq ft homes on 1.10-acre lots ($888,000 combined exit).

22. Land Valuation (Google Maps Driving Distance Impact: 0–1 Mi vs. 0–3 Mi vs. 0–6 Mi)

In strict accordance with the Empty Driving Band Accuracy Rule and Unified 8%–15% of Average ARV Rule (Never Median, Never Raw Land Comps), where a permitted housing type has zero comps in a specific distance band, the cell prints 0 Comps / N/A and never borrows a range from another band. Uses not permitted in the RS-12 district print Not a permitted use. Because 140 Grassy Ct (2.21 acres / 96,103.69 sq ft, 286.07 ft road frontage) supports 1 Single-Family Estate Lot As-Is OR 2 Conforming RS-12 Single-Family Lots (2 × 1.103 Acres / 48,052 Sq Ft, 143.04 ft frontage each) via a by-right minor subdivision, both the 1-Lot (1 × [8%–15% of Average ARV]) and 2-Lot Subdivision (2 × [8%–15% of Average ARV]) rows are presented below:

Zero-Comp & Permitted Use Disclosures:

• Single-Family Detached — 1 Lot (8%–15% of Average ARV) & 2-Lot Minor Split (2 × [8%–15% of Average ARV]):
  • 0–1.0 Driving Mile (N=1): Contains 1 smaller 1,242 sq ft infill sale at 2144 Hartford Dr (1.00 mi · 4 min · $235,000 · $189/sq ft), yielding $18,800 – $35,250 for 1 lot or $37,600 – $70,500 for 2 lots. (Note: The 10 abutting 2,007–3,185 sq ft new builds in Mattamy Homes' Westfall Phase 3 on Westmont Dr, Phoenix Ct, Bowman Dr, and Newberry Dr sit physically 20.9 ft behind 140 Grassy Ct but measure 1.20–1.40 driving miles around the block via Selbourne Dr, placing them at the front of the 0–3.0 mile band).
  • 0–3.0 Driving Miles (N=135): Across 135 verified 2025–2026 single-family new builds ($235,000 to $474,990), the Average (Mean) ARV is $342,119 ($192/sq ft), yielding a single-lot 8%–15% valuation of $27,370 – $51,318 and a 2-lot minor subdivision valuation (2 × [8%–15%]) of $54,739 – $102,636.
  • 0–6.0 Driving Miles (N=190): Across all 190 verified 2025–2026 single-family new builds ($105,000 to $819,000), the Average (Mean) ARV is $351,087 ($193/sq ft), yielding a single-lot 8%–15% valuation of $28,087 – $52,663 and a 2-lot minor subdivision valuation (2 × [8%–15%]) of $56,174 – $105,326.
• Mobile / Modular Unit (P for NC Modular in RS-12): 0 verified 2025–2026 new-construction modular/manufactured sales with verified heated living area closed within 6.0 driving miles during 2025-11-04 to 2026-11-04 (0 Comps / N/A).
• Duplex / Townhouse / Triplex / Quadplex / Multi-Family: Marked Not a permitted use because Gaston County RS-12 strictly prohibits multi-unit attached and apartment construction.

Valuation Synthesis vs. Assessed Tax Value ($27,740):

• Gaston County Tax Assessment ($27,740.00 / $12,552.04 per acre): Sits right at the 8.0% wholesale floor ($27,370 in 0–3 mi / $28,087 in 0–6 mi) for a single lot—and at less than half of the 2-lot wholesale floor ($54,739–$56,174)!
• Wholesaler vs. Developer Pricing: A Land Wholesaler can lock up 140 Grassy Ct from Francis & Tara Morley at $30,000 – $38,000 (above its $27,740 tax assessment on a lot that cost them $0 in 2016) and assign it to a builder at $42,000 – $52,000 as a single lot—or plat the 2-lot minor subdivision (2 × 1.103 acres) and sell the two ready-to-build 1.10-acre lots for $55,000 – $105,000 combined ($28,087–$52,663 per lot).

23. Builder/Developer Profitability Analysis

Residual pro-forma modeling 1 Single-Family Custom/Spec Residence (2,300 Sq Ft) on 140 Grassy Ct at $193.00/sq ft ARV ($444,000 gross exit, anchored on the 0–6 mi Average $/SqFt of $193/sq ft and adjacent Westfall Phase 3 comps at $384,990–$474,990) across three execution models (Note: Splitting into 2 lots and building two 2,300 sq ft homes doubles these net profit figures to $65,800 Spec / $132,360 Presale):

25. Final Investment Recommendation

• Overall Feasibility Score: 8.9 / 10 (Exceptional Cul-de-Sac Estate or 2-Lot Minor Subdivision)
• Buildability Rating: 9.2 / 10 (Excellent — 2.21 Acres, 286.07 Ft Paved Frontage, 5.39% Gentle Grade, Zero Flood/Wetlands)
• Development Risk Rating: Low Overall Risk (1.8 / 10)
• Actionable Verdict: STRONG BUY / PROCEED TO ACQUISITION. 140 Grassy Ct (PID 138867, PIN 3534-56-0287) is a rare, unencumbered 2.21-acre (96,103.69 sq ft) wooded cul-de-sac parcel in unincorporated Gaston County (RS-12 zoning, zero HOA dues, zero city taxes) with 286.07 linear feet of paved road frontage directly backing onto Mattamy Homes' $384,990–$474,990 Westfall Phase 3 community and adjoining a $500,000 sale at 124 Grassy Ct and a $663,700 estate at 148 Grassy Ct.
• Recommended Offer Strategy & Execution Plan:

1. Wholesaler Lock-Up Target: Offer $30,000 – $38,000 cash to Francis & Tara Morley (who acquired 140 Grassy Ct for $0.00 via Deed Book 4826, Page 2310 alongside their 148 Grassy Ct purchase in 2016) with a commitment to maintain a wooded privacy buffer along their shared southwest boundary.
2. Builder / Developer Exit: Assign or close at $42,000 – $52,000 for a 1-lot custom/spec build ($444,000 exit, $32,900–$66,180 net profit), OR record a by-right 2-lot minor subdivision plat (2 × 1.103 acres / 48,052 sq ft with 143.04 ft frontage each) to unlock $56,174 – $105,326 in combined lot value and $65,800–$132,360 in 2-home builder profit!

26. Data Sources & Verification Ledger

1. Gaston County PublicGIS ArcGIS REST Services (Queried & Verified November 4, 2026):
   • Parcels Layer 11 (PublicGIS/Parcels/MapServer/11) & NC OneMap (NC1Map_Parcels/MapServer/1): PID = 138867, PIN = 3534-56-0287, oldPIN = 3534561217, CALCAC = 2.21 acres, Shape.STArea() = 96,103.69 sq ft, Shape.STLength() = 1,333.89 ft (89 vertices / 88 segments in WKID 102719), CURR_NAME1 = MORLEY FRANCIS W, CURR_NAME2 = MORLEY TARA C, DEED_BOOK = 4826, DEED_PAGE = 2310, SALEDATE = 02/02/2016, SALESAMT = $0.00 ($6 OR LESS IN REV STAMPS), LEGDESC_1 = MEADOW GLEN L 20 10 061 015 08 000, PLAT_BOOK = 041, PLAT_PAGE = 089, FMV_LAND = $27,740, FMV_TOTAL = $27,740, companion parcel 148 Grassy Ct (PID 138868, DB 4826/2288, $330,000 sale, $663,700 total assessed value), and 124 Grassy Ct (PID 138866, DB 5574/2155, $500,000 sale).
   • Zoning Layer 1 (PublicGIS/Zoning/MapServer/1): Gaston County UDO RS-12 (OBJECTID: 221461, NAME: RESIDENTIAL 12,000 SQ FT, ETJRELEASE: YES, NOTES: ETJ 12-01 ADOPTED 4/26 EFF 5/1/12).
   • Topography Layer 5 (PublicGIS/Topography/MapServer/5): Gaston County 2-foot elevation contours (674', 676', 678', 680', 682', 684', 686', 688', 690', 692', 694', and 696' NAVD88; 22.0 ft relief, 5.39% average slope) & USGS 3DEP 3DEPElevation/ImageServer/getSamples 5-point cardinal screening (675.50 ft centroid, 678.97'–692.19' cardinal points).
   • Streets Layer 12 (PublicGIS/Streets/MapServer/12) & Fire Layer 3 (PublicGIS/FIRE/MapServer/3): Grassy Ct (OBJECTID: 6965777, STREET_ID: 13204, NCDOT SR 3130, 25 mph, paved 60-ft R/W) & Crowders Mountain Fire District (ORI: 03629).
2. Environmental & Federal Spatial Layers:
   • FEMA NFHL Layer 28 & Layer 3: Flood Zone X (0.0% SFHA across 33/33 interior grid points, FIRM Panel 3710353400J, effective 09/28/2007).
   • USFWS National Wetlands Inventory (NWI Layer 0): 0.0 acres of mapped wetlands on parcel (nearest riverine features R2UBH and R4SBC are 638.1 ft / 194.5 m and 649.8 ft / 198.0 m away).
   • USDA NRCS SSURGO Soil Data Access: Map units HeB (Helena sandy loam, 1–6% slopes), VaB (Vance sandy loam, 2–8% slopes), and WeD (Wedowee sandy loam, 6–15% slopes), non-hydric.
3. Multi-Platform MLS & Trailing 1-Year Closed Sales Registry (2025-11-04 to 2026-11-04):
   • 190 verified RS-12 permitted 2025–2026 new-construction closed sales sold strictly between 2025-11-04 and 2026-11-04 across Zillow, Redfin, and Realtor.com (RealtyAPI) within 6.0 Google Maps road driving miles from 140 Grassy Ct, verified against Gaston County CAMA Layer 11 (YEARBLT, DESC1_CODE, and FMV_IMPRV), plus self-hosted Firecrawl (http://127.0.0.1:3002/v1/scrape), Perplexity SPACE (sbx_01a1a75f-1693-748b-b500-a0158a8bc246), and Browser-Duo (agent-browser + fastbrowse) cross-verification.