17 Knoll Dr · Columbus, NC 28722

$239,900

3 bd · 3.0 ba · 2,329 sqft · Condo · 79 Days on market

Built 1975 $84/mo HOA · 4% of rent

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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 +19.7/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.2/10.0
• Schools +5.1/10.0
• 1% rule +4.6/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Rare opportunity in highly sought-after Morgan Chapel Village! One of only four condominiums in the entire subdivision, this desirable end unit offers privacy, space, and incredible potential. This property is perfect for investors or buyers looking to add their personal touch. With some TLC and handyman know how, this condo can truly shine. Major peace of mind comes with a newer HVAC system that includes a transferable warranty. The main level features a spacious primary bedroom, kitchen with breakfast nook, and a stunning living area with cathedral ceilings and a cozy fireplace. Three sets of sliding glass doors flood the home with natural light and seamlessly connect indoor living to the

Key facts

• Second fireplace
• Finished basement
• Newer hvac system

Tags

• NEWER HVAC SYSTEM
• LARGE SCREENED PORCH
• FINISHED BASEMENT
• SECOND FIREPLACE
• WALK-IN LAUNDRY ROOM

Property features AI

Finance

• Other: Corner/end unit location; Living area and square footage details available (not listed here)
• HOA & community: Mandatory HOA; HOA dues noted (quarterly fees listed separately); Community walking trails; Pets allowed (cats and dogs OK)

Exterior

• Parking: Attached 2-car garage
• Utilities: Public water; Septic installed; Cable available; Propane
• Home design: Residential condominium (loft); One and one-half levels; Site built; Wood construction
• Construction: Basement foundation; Basement has exterior entry, interior entry, walk-up access, partial finish, storage, and bath stubbed
• Exterior features: Deck; Screened porch; Side porch; Corner lot; End unit; Private maintained road; Gravel and paved road access

Interior

• Kitchen: Dishwasher; Disposal; Electric oven; Refrigerator
• Bedrooms: Three bedrooms total: one on the upper level, one on the main level, and one in the basement
• Flooring: Carpet; Vinyl
• Bathrooms: Three full bathrooms: one on the upper level, one on the main level, and one in the basement
• Heating & cooling: Central heating; Central air conditioning
• Interior features: Walk-in closet(s); Insulated windows; Sliding doors; Bonus room fireplace; Living room fireplace; 12 total rooms; Entry level is 1
• Laundry & utility: Laundry located in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $240k.

Deal economics

• At list price, monthly cash flow is $280 ($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 $230k (4.1% below list).
• Recommended offer: $226k (6.0% below list) — sets the bar for market timing.
• Cap rate 7.7% 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: Polk Central Elementary School (math 72% / reading 62%, grade B+, #120 of 1,410 statewide, top 9%, 341 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 (25 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 $26k of equity ($2k loan paydown + $24k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $67k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 79 days — a 6% lower offer ($226k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask is 10% above the opening price — seller raised mid-cycle; expect resistance to lowballs.

Risks & watch-outs

• 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 $225,506 (6.0% below list)

Questions for the listing agent

1. It's been on market 79 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1975 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.96% ✗
• Cap rate: 7.70%
• Cash-on-cash: 5.01%
• DSCR: 1.22
• GRM: 8.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 27.9%
• Equity multiple: 3.21×
• Total profit: $148,474
• Equity at exit: $216,121

10-year hold

• IRR: 24.3%
• Equity multiple: 7.30×
• Total profit: $423,109
• Equity at exit: $466,073

Cash invested: $67,172 (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: 8.7×

Monthly cashflow live

• Estimated rent: $2,300 medium
• Mortgage (P&I): −$1,258
• Tax from tax record: −$95 /mo · $1,135/yr
• Insurance: −$100
• HOA: −$84
• Vacancy / Maint / Mgmt: −$483
• Net cashflow: $280

Break-even live

Break-even rent $1,945

Max offer price $239,900

Occupancy floor 83%

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: $59,975
• Closing costs: $7,197
• 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	0.96mi

HOA detail condo

• Monthly dues: $84 · $1,008/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-18
   days on market $239,900 Active 79 DOM
2. 2026-06-17
   days on market $239,900 Active 78 DOM
3. 2026-06-16
   days on market $239,900 Active 77 DOM
4. 2026-06-15
   days on market $239,900 Active 76 DOM
5. 2026-06-14
   days on market $239,900 Active 74 DOM
6. 2026-06-10
   days on market $239,900 Active 71 DOM
7. 2026-06-09
   days on market $239,900 Active 70 DOM
8. 2026-06-08
   days on market $239,900 Active 69 DOM
9. 2026-06-07
   days on market $239,900 Active 68 DOM
10. 2026-06-03
    days on market $239,900 Active 64 DOM
11. 2026-06-02
    days on market $239,900 Active 63 DOM
12. 2026-06-01
    days on market $239,900 Active 62 DOM
13. 2026-05-31
    days on market $239,900 Active 61 DOM
14. 2026-05-30
    days on market $239,900 Active 60 DOM
15. 2026-05-07
    status Active
16. 2026-04-06
    historical Active Under Contract
17. 2026-04-01
    price $239,900
18. 2026-03-31
    listed $218,000 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: $1,135 · $95/mo
• Projected year-2 tax: $1,967 · $164/mo
• Expected delta: +$832/yr (+$69/mo · 73.3%)

ⓘ 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 ≥104°F today · 17 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 4/10 Moderate 4 unhealthy d/yr today · 4 by 30 yrs out

Taxation est. · year 1

• Rental income: $27,600
• − Mortgage interest: −$13,438
• − Property taxes: −$1,135
• − Insurance: −$1,200
• − Repairs & maintenance: −$2,208
• − Management: −$2,208
• − HOA: −$1,008
• − Depreciation: −$6,979
• Taxable loss: −$576
• Est. tax savings @ 24.0%: +$138
• After-tax cash flow: $3,503/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

• 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

+10.0% since first listed

4 events — show timeline

• 2026-05-07 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-04-06 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-04-01 Price Changed $239,900 CANOPYMLS as Distributed by MLS Grid
• 2026-03-31 Listed $218,000 CANOPYMLS as Distributed by MLS Grid

Property tax history

+4.9%/yr

Latest (2025): $1,135 · +7.5% YoY. Source: county tax records.