263 Blanton St · Columbus, NC 28722

$364,900

3 bd · 3.0 ba · 2,806 sqft · SingleFamily · 615 Days on market

Built 1969 0.99 ac lot Est $368k · at est.

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Why this score? — see what drove the D 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).

• Appreciation +10.0/10.0
• ARV discount +7.8/15.0
• Cash flow +6.9/30.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• 1% rule +1.3/10.0
• DSCR +1.1/10.0

Listing remarks MLS

Convenient location with walk to downtown Columbus convenience! This brink 3/2 ranch on .99 ac has been totally updated inside including finishing the basement, which has a flex room that would make a nice 4th bedroom. There are 2 septic systems, though the County cannot locate copies if permits due to the age of the home. 2020 improvements include: new natural gas furnace, light fixtures, flooring covering, as well as new counter tops & SS appliances in the kitchen and the interior was freshly painted. The dining room has a gas log fireplace, pantry and direct access to a large deck with privacy and mountain views. In the basement, a new bathroom was finished out including a huge ceramic tile walk-in shower with glass walls. Laundry in is the basement but there's also hook-ups in the kitchen. 2-car attached garage has a storage room & there's lots of additional space to park in the driveway or around behind the house. Property has natural gas. Spectrum Wifi, phone and cable are avail.

Key facts

• Outdoor entertaining
• Stunning fireplaces
• Finished basement

Tags

• STUNNING FIREPLACES
• FINISHED BASEMENT
• OUTDOOR ENTERTAINING

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Attached garage with 2 spaces; Main-level garage
• Utilities: City water; Septic installed
• Home design: Single-family residence (site built); One level; R-1 zoning
• Construction: Brick and block construction; Basement foundation
• Exterior features: Deck; Views; Wooded setting; Road access: gravel and paved; publicly maintained road

Interior

• Kitchen: Gas cooktop; Gas oven; Dishwasher; Exhaust fan; Refrigerator; Gas water heater
• Bedrooms: 3 bedrooms on the main level
• Flooring: Tile flooring
• Bathrooms: 3 full bathrooms (2 on main level, 1 in basement)
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: 10 total rooms; Finished basement with exterior and interior entry and walk-out access; Gas log fireplace in den
• Laundry & utility: Laundry located in basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $365k.

Deal economics

• At list price, monthly cash flow is $-550 ($-7k/yr) — negative.
• To cash-flow at today's rent, offer at most $268k (26.6% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $230k (37.0% below list).
• Recommended offer: $230k (37.0% below list) — sets the bar for 1% rule.
• Cap rate 4.5% vs local median 3.2% in Columbus — 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 74/100 on livability (#53 in NC, #4,439 nationally) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, health & safety A+; Watch: employment D+, amenities F, commute F.
• Polk County Schools (rural): math 58% / reading 62% proficiency, ranked #32 of 178 in NC (top 18%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Tryon Elementary School (math 67% / reading 62%, grade B, #147 of 1,410 statewide, top 11%, 407 students, 99% FRL); Polk County High School (math 72% / reading 67%, grade B, #121 of 535 statewide, top 24%, 579 students, 52% FRL) — zoned schools average 76% FRL vs 50% district-wide (26 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 129 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 143 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $39k of equity ($3k loan paydown + $36k appreciation (10.0% local appreciation)).
• Polk County population projected at -12% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$63k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 615 days — a 12% lower offer ($321k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 13y ago; this cycle's ask has dropped $64k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $230,000 (37.0% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 615 days. Have you received any prior offers? Is the seller open to a 37% concession, seller financing, or rate buy-down credit?
3. Built in 1969 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 0.63% ✗
• Cap rate: 4.49%
• Cash-on-cash: -6.46%
• DSCR: 0.71
• GRM: 13.2

CMA / ARV

• ARV (on-the-fly): $367,586
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
126 Denton St #3	0.35mi	3/2.5	2,980 (+6%)	12mo	$290,000	$97	61
59 Barber St	0.47mi	3/2.5	2,401 (-14%)	15mo	$315,000	$131	39
950 Blanton St	0.62mi	4/3.5 (+1)	2,388 (-15%)	8mo	$411,000	$172	33
60 Hampton Ct	0.61mi	3/3.0	3,202 (+14%)	20mo	$400,000	$125	31

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 19.7%
• Equity multiple: 2.60×
• Total profit: $163,661
• Equity at exit: $328,731

10-year hold

• IRR: 18.1%
• Equity multiple: 5.99×
• Total profit: $509,368
• Equity at exit: $708,920

Cash invested: $102,172 (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 28722

• Home prices YoY: 9.0%
• Active inventory: 129
• Price-to-rent: 13.2×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,914
• Tax from tax record: −$301 /mo · $3,613/yr
• Insurance: −$152
• HOA: −$0
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $-550

Break-even live

Break-even rent $2,996

Max offer price $267,788

Occupancy floor —

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: $91,225
• Closing costs: $10,947
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
84 Whispering Wind Ln Columbus, NC	3.0	2.0	2050	$2,300	$1.12	11d	1	0.45mi

Listing history 40 events

1. 2026-06-18
   days on market $364,900 Active 615 DOM
2. 2026-06-17
   days on market $364,900 Active 614 DOM
3. 2026-06-16
   days on market $364,900 Active 613 DOM
4. 2026-06-15
   days on market $364,900 Active 612 DOM
5. 2026-06-14
   days on market $364,900 Active 610 DOM
6. 2026-06-10
   days on market $364,900 Active 607 DOM
7. 2026-06-09
   days on market $364,900 Active 606 DOM
8. 2026-06-08
   days on market $364,900 Active 605 DOM
9. 2026-06-07
   pricedays on market $364,900 Active 604 DOM
10. 2026-06-03
    days on market $369,900 Active 600 DOM
11. 2026-06-02
    days on market $369,900 Active 599 DOM
12. 2026-06-01
    days on market $369,900 Active 598 DOM
13. 2026-05-31
    days on market $369,900 Active 597 DOM
14. 2026-05-30
    days on market $369,900 Active 596 DOM
15. 2026-02-12
    price $369,900
16. 2025-12-03
    price $379,900
17. 2025-09-10
    status Active
18. 2025-08-28
    historical Active Under Contract
19. 2025-08-04
    price $389,900
20. 2025-04-09
    price $399,900
21. 2025-02-13
    price $409,000
22. 2024-10-11
    listed $429,000 Active
23. 2022-03-31
    soldstatus $334,477 Closed 1008-char remark

    Show marketing remark (1008 chars)

    Convenient location with walk to downtown Columbus convenience! This brink 3/2 ranch on .99 ac has been totally updated inside including finishing the basement, which has a flex room that would make a nice 4th bedroom. There are 2 septic systems, though the County cannot locate copies if permits due to the age of the home. 2020 improvements include: new natural gas furnace, light fixtures, flooring covering, as well as new counter tops & SS appliances in the kitchen and the interior was freshly painted. The dining room has a gas log fireplace, pantry and direct access to a large deck with privacy and mountain views. In the basement, a new bathroom was finished out including a huge ceramic tile walk-in shower with glass walls. Laundry in is the basement but there's also hook-ups in the kitchen. 2-car attached garage has a storage room & there's lots of additional space to park in the driveway or around behind the house. Property has natural gas. Spectrum Wifi, phone and cable are avail.

24. 2022-03-31
    soldstatus $334,500

    Show marketing remark (1008 chars)

    Convenient location with walk to downtown Columbus convenience! This brink 3/2 ranch on .99 ac has been totally updated inside including finishing the basement, which has a flex room that would make a nice 4th bedroom. There are 2 septic systems, though the County cannot locate copies if permits due to the age of the home. 2020 improvements include: new natural gas furnace, light fixtures, flooring covering, as well as new counter tops & SS appliances in the kitchen and the interior was freshly painted. The dining room has a gas log fireplace, pantry and direct access to a large deck with privacy and mountain views. In the basement, a new bathroom was finished out including a huge ceramic tile walk-in shower with glass walls. Laundry in is the basement but there's also hook-ups in the kitchen. 2-car attached garage has a storage room & there's lots of additional space to park in the driveway or around behind the house. Property has natural gas. Spectrum Wifi, phone and cable are avail.

25. 2022-02-25
    historical Active Under Contract 1008-char remark

    Show marketing remark (1008 chars)

    Convenient location with walk to downtown Columbus convenience! This brink 3/2 ranch on .99 ac has been totally updated inside including finishing the basement, which has a flex room that would make a nice 4th bedroom. There are 2 septic systems, though the County cannot locate copies if permits due to the age of the home. 2020 improvements include: new natural gas furnace, light fixtures, flooring covering, as well as new counter tops & SS appliances in the kitchen and the interior was freshly painted. The dining room has a gas log fireplace, pantry and direct access to a large deck with privacy and mountain views. In the basement, a new bathroom was finished out including a huge ceramic tile walk-in shower with glass walls. Laundry in is the basement but there's also hook-ups in the kitchen. 2-car attached garage has a storage room & there's lots of additional space to park in the driveway or around behind the house. Property has natural gas. Spectrum Wifi, phone and cable are avail.

26. 2022-02-16
    price $335,000 1008-char remark

    Show marketing remark (1008 chars)

    Convenient location with walk to downtown Columbus convenience! This brink 3/2 ranch on .99 ac has been totally updated inside including finishing the basement, which has a flex room that would make a nice 4th bedroom. There are 2 septic systems, though the County cannot locate copies if permits due to the age of the home. 2020 improvements include: new natural gas furnace, light fixtures, flooring covering, as well as new counter tops & SS appliances in the kitchen and the interior was freshly painted. The dining room has a gas log fireplace, pantry and direct access to a large deck with privacy and mountain views. In the basement, a new bathroom was finished out including a huge ceramic tile walk-in shower with glass walls. Laundry in is the basement but there's also hook-ups in the kitchen. 2-car attached garage has a storage room & there's lots of additional space to park in the driveway or around behind the house. Property has natural gas. Spectrum Wifi, phone and cable are avail.

27. 2022-02-01
    listed $350,000 Active 1008-char remark

    Show marketing remark (1008 chars)

    Convenient location with walk to downtown Columbus convenience! This brink 3/2 ranch on .99 ac has been totally updated inside including finishing the basement, which has a flex room that would make a nice 4th bedroom. There are 2 septic systems, though the County cannot locate copies if permits due to the age of the home. 2020 improvements include: new natural gas furnace, light fixtures, flooring covering, as well as new counter tops & SS appliances in the kitchen and the interior was freshly painted. The dining room has a gas log fireplace, pantry and direct access to a large deck with privacy and mountain views. In the basement, a new bathroom was finished out including a huge ceramic tile walk-in shower with glass walls. Laundry in is the basement but there's also hook-ups in the kitchen. 2-car attached garage has a storage room & there's lots of additional space to park in the driveway or around behind the house. Property has natural gas. Spectrum Wifi, phone and cable are avail.

28. 2020-08-24
    soldstatus $246,000
29. 2020-02-12
    soldstatus $135,000 Closed 575-char remark

    Show marketing remark (575 chars)

    Solid brick ranch on almost a full acre city lot located within walking distance of downtown Columbus on a quiet street. Partial mountain views in a good neighborhood. House needs TLC and is being sold as-is. Some cosmetics and cleaning would bring the main living area back to livable condition while converting the basement for additional income. Newer Gas furnace and C. air unit which seems to work. Seller makes no representation buyer to verify all information including sq. footage. Owner finance possible with minimum 35K down. Go and show, email for additional info.

30. 2020-02-12
    soldstatus $135,000

    Show marketing remark (575 chars)

    Solid brick ranch on almost a full acre city lot located within walking distance of downtown Columbus on a quiet street. Partial mountain views in a good neighborhood. House needs TLC and is being sold as-is. Some cosmetics and cleaning would bring the main living area back to livable condition while converting the basement for additional income. Newer Gas furnace and C. air unit which seems to work. Seller makes no representation buyer to verify all information including sq. footage. Owner finance possible with minimum 35K down. Go and show, email for additional info.

31. 2020-01-28
    historical Under Contract - Show 575-char remark

    Show marketing remark (575 chars)

    Solid brick ranch on almost a full acre city lot located within walking distance of downtown Columbus on a quiet street. Partial mountain views in a good neighborhood. House needs TLC and is being sold as-is. Some cosmetics and cleaning would bring the main living area back to livable condition while converting the basement for additional income. Newer Gas furnace and C. air unit which seems to work. Seller makes no representation buyer to verify all information including sq. footage. Owner finance possible with minimum 35K down. Go and show, email for additional info.

32. 2020-01-26
    listed $135,000 Active 575-char remark

    Show marketing remark (575 chars)

    Solid brick ranch on almost a full acre city lot located within walking distance of downtown Columbus on a quiet street. Partial mountain views in a good neighborhood. House needs TLC and is being sold as-is. Some cosmetics and cleaning would bring the main living area back to livable condition while converting the basement for additional income. Newer Gas furnace and C. air unit which seems to work. Seller makes no representation buyer to verify all information including sq. footage. Owner finance possible with minimum 35K down. Go and show, email for additional info.

33. 2019-10-14
    price $224,900
34. 2013-11-13
    soldstatus $154,900
35. 2013-11-13
    soldstatus $154,900
36. 2013-11-13
    soldstatus $154,900
37. 2013-11-13
    soldstatus $155,000
38. 2013-11-11
    historical
39. 2013-04-30
    listed $188,000
40. 2013-04-08
    listed $188,000

ⓘ 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: $3,613 · $301/mo
• Projected year-2 tax: $3,613 · $301/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$20,440
• − Property taxes: −$3,613
• − Insurance: −$1,824
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − Depreciation: −$10,615
• Taxable loss: −$13,309
• Est. tax savings @ 24.0%: +$3,194
• After-tax cash flow: $-3,403/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: Polk County Schools
• NCES district ID: 3703720
• Math proficiency: 58% ▬ 0.00%
• Reading proficiency: 62% ▬ 0.00%
• Median HH income: $44,641
• Composite: 50.56/100
• National rank: #1847
• State rank: #32 of 178 in NC

Livability — Columbus

• Score: 74/100
• State rank: #53
• US rank: #4439

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbus, NC
• Population (ZIP): 5,998

Population outlook (Polk County) Hauer SSP2

• Today (2025): 20,043 people
• By 2030: 19,764 · -1.4%
• By 2040: 18,836 · -6.0%
• By 2050: 17,529 · -12.5%
• By 2075: 14,741 · -26.5%
• By 2100: 11,461 · -42.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (91%)
• Race & ethnicity: White 91% Two or more races 4% Hispanic / Latino 4% Black 3%
• Common ancestry: Iranian 4% Slovak 4% Italian 4%
• Foreign-born: 4% · Canada
• Languages at home: 93% English-only · German/W. Germanic 3% Spanish 3%

Political lean MEDSL · Polk

• 2024 margin: Strong R (+25.2) · D 37.0% · R 62.2%
• 2008→2024 swing: -10.1pp toward R · 2008: -15.1pp · 2024: -25.2pp
• All cycles: 2024: R+25.2 2020: R+25.7 2016: R+28.2 2012: R+21.5 2008: R+15.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 27.76%
• Current HPI: 336.4252
• Rent YoY: —
• Metro: —
• 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

+96.8% since first listed

26 events — show timeline

• 2026-02-12 Price Changed $369,900 CANOPYMLS as Distributed by MLS Grid
• 2025-12-03 Price Changed $379,900 CANOPYMLS as Distributed by MLS Grid
• 2025-09-10 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2025-08-28 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2025-08-04 Price Changed $389,900 CANOPYMLS as Distributed by MLS Grid
• 2025-04-09 Price Changed $399,900 CANOPYMLS as Distributed by MLS Grid
• 2025-02-13 Price Changed $409,000 CANOPYMLS as Distributed by MLS Grid
• 2024-10-11 Listed $429,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-31 Sold (Public Records) $334,500 Public Records
• 2022-03-31 Sold (MLS) $334,477 CANOPYMLS as Distributed by MLS Grid
• 2022-02-25 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-02-16 Price Changed $335,000 CANOPYMLS as Distributed by MLS Grid
• 2022-02-01 Listed $350,000 CANOPYMLS as Distributed by MLS Grid
• 2020-08-24 Sold (Public Records) $246,000 Public Records
• 2020-02-12 Sold (Public Records) $135,000 Public Records
• 2020-02-12 Sold (MLS) $135,000 CANOPYMLS as Distributed by MLS Grid
• 2020-01-28 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2020-01-26 Listed $135,000 CANOPYMLS as Distributed by MLS Grid
• 2019-10-14 Price Changed $224,900 CANOPYMLS as Distributed by MLS Grid
• 2013-11-13 Sold (Public Records) $155,000 Public Records
• 2013-11-13 Sold (MLS) $154,900 SPMLS
• 2013-11-13 Sold (MLS) $154,900 NCMMLS
• 2013-11-13 Sold (MLS) $154,900 CANOPYMLS as Distributed by MLS Grid
• 2013-11-11 Delisted — CANOPYMLS as Distributed by MLS Grid
• 2013-04-30 Listed $188,000 CANOPYMLS as Distributed by MLS Grid
• 2013-04-08 Listed $188,000 SPMLS

Property tax history

+7.5%/yr

Latest (2025): $3,613 · +12.8% YoY. Source: county tax records.