52 E Miller St · Columbus, NC 28722

$275,000

3 bd · 1.0 ba · 1,454 sqft · SingleFamily · 127 Days on market

Built 1951 0.38 ac lot Est $329k · 16% 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).

• ARV discount +14.8/15.0
• Cash flow +13.6/30.0
• Appreciation +10.0/10.0
• Schools +5.1/10.0
• DSCR +4.1/10.0
• Livability +3.7/5.0
• 1% rule +3.1/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

On the corner of E Miller St and Blanton St., this one-level home has been owner-occupied and loved for many years. It's ready for the next owner to enjoy the in-town conveniences and winter mountain views. The .38 acre lot is level with a circular driveway providing access from E Miller St. and Blanton St. The spacious family room with a gas log fireplace is the perfect gathering spot and convenient to the kitchen and living room. Other features include wood floors, three bedrooms, a bathroom, a walk-in pantry, a laundry room, a covered front porch, a back deck plus screened porch, a metal roof, central heat and air, natural gas, and a fenced front yard. High-speed internet is available through Spectrum.

Key facts

• Screened-in porch
• Original wood floors
• Cozy fireplace

Tags

• ORIGINAL WOOD FLOORS
• BRAND-NEW BATHROOM REMODEL
• SPACIOUS DEN
• COZY FIREPLACE
• SCREENED-IN PORCH
• CONVENIENT COLUMBUS LOCATION

Property features AI

Finance

• HOA & community: No HOA

Exterior

• Parking: Driveway
• Security: Smoke detector(s)
• Utilities: City water; Public sewer; Electricity connected
• Home design: Single-family residence; Site-built construction; One level; Level lot
• Construction: Vinyl exterior; Crawl space foundation
• Exterior features: Covered front porch; Rear porch; Screened porch

Interior

• Kitchen: Dishwasher; Electric range; Refrigerator
• Bedrooms: 3 bedrooms on the main level (sizes include approx. 12' x 12', 9' x 12', 27' x 12', 9' x 12', 13' x 12', 13' x 30')
• Flooring: Vinyl flooring; Wood flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas and electric); Central air conditioning
• Interior features: 6 total rooms; Gas fireplace with gas log; Smoke detector(s) installed
• Laundry & utility: Main-level laundry room with washer hookup and electric dryer hookup

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $14 ($168/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 $222k (19.2% below list).
• Recommended offer: $222k (19.2% below list) — sets the bar for 1% rule.
• Cap rate 6.4% 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: schools D+, employment D+, amenities 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.
• Market conditions: 129 active listings in the ZIP; 2 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 $29k of equity ($2k loan paydown + $28k 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 $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 127 days — a 12% lower offer ($242k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago; this cycle's ask has dropped $15k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1951 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $222,103 (19.2% below list)

Questions for the listing agent

1. It's been on market 127 days. Have you received any prior offers? Is the seller open to a 19% concession, seller financing, or rate buy-down credit?
2. Built in 1951 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.81% ✗
• Cap rate: 6.35%
• Cash-on-cash: 0.22%
• DSCR: 1.01
• GRM: 10.3

CMA / ARV

• ARV (on-the-fly): $328,604
• Comps found: 10

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
168 Walker St	0.28mi	3/1.5	1,447 (-0%)	3mo	$275,000	$190	82
330 Blanton St	0.03mi	3/2.0	1,421 (-2%)	23mo	$344,000	$242	72
270 S Peak St	0.07mi	3/2.0	1,363 (-6%)	13mo	$380,000	$279	72
646 Walker St	0.38mi	2/2.0 (-1)	1,440 (-1%)	7mo	$325,000	$226	66
872 Hayes Rd	0.51mi	3/2.0	1,482 (+2%)	5mo	$362,500	$245	65
815 Peniel Rd	0.69mi	3/2.0	1,492 (+3%)	4mo	$335,000	$225	56
583 Dublin Ln	0.56mi	3/2.0	1,601 (+10%)	4mo	$515,000	$322	49
60 Barber St	0.43mi	3/2.0	1,380 (-5%)	22mo	$260,000	$188	49
12 Hilltop Ln	0.25mi	2/1.5 (-1)	1,264 (-13%)	13mo	$261,000	$206	49
685 Peniel Rd	0.59mi	2/2.0 (-1)	1,422 (-2%)	17mo	$279,000	$196	45

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: 24.4%
• Equity multiple: 2.96×
• Total profit: $150,599
• Equity at exit: $247,742

10-year hold

• IRR: 21.6%
• Equity multiple: 6.75×
• Total profit: $442,659
• Equity at exit: $534,265

Cash invested: $77,000 (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: 10.3×

Monthly cashflow live

• Estimated rent: $2,221 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$184 /mo · $2,207/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $14

Break-even live

Break-even rent $2,203

Max offer price $275,000

Occupancy floor 94%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
221 Dublin Ln Columbus, NC	3.0	2.0	1534	$2,200	$1.43	13d	1	0.40mi
430 Skyuka Rd Columbus, NC	3.0	2.0	1860	$2,300	$1.24	23d	1	1.25mi

Listing history 24 events

1. 2026-06-18
   days on market $275,000 Active 127 DOM
2. 2026-06-17
   days on market $275,000 Active 126 DOM
3. 2026-06-16
   days on market $275,000 Active 125 DOM
4. 2026-06-15
   days on market $275,000 Active 124 DOM
5. 2026-06-14
   days on market $275,000 Active 122 DOM
6. 2026-06-10
   days on market $275,000 Active 119 DOM
7. 2026-06-09
   days on market $275,000 Active 118 DOM
8. 2026-06-08
   days on market $275,000 Active 117 DOM
9. 2026-06-07
   days on market $275,000 Active 116 DOM
10. 2026-06-03
    days on market $275,000 Active 112 DOM
11. 2026-06-02
    days on market $275,000 Active 111 DOM
12. 2026-06-01
    days on market $275,000 Active 110 DOM
13. 2026-05-31
    days on market $275,000 Active 109 DOM
14. 2026-05-30
    days on market $275,000 Active 108 DOM
15. 2026-05-22
    price $275,000
16. 2026-04-30
    price $280,000
17. 2026-04-09
    status Active
18. 2026-02-25
    historical Active Under Contract
19. 2026-02-11
    listed $290,000 Active
20. 2023-02-27
    soldstatus $240,000 Closed 719-char remark

    Show marketing remark (719 chars)

    On the corner of E Miller St and Blanton St., this one-level home has been owner-occupied and loved for many years. It's ready for the next owner to enjoy the in-town conveniences and winter mountain views. The .38 acre lot is level with a circular driveway providing access from E Miller St. and Blanton St. The spacious family room with a gas log fireplace is the perfect gathering spot and convenient to the kitchen and living room. Other features include wood floors, three bedrooms, a bathroom, a walk-in pantry, a laundry room, a covered front porch, a back deck plus screened porch, a metal roof, central heat and air, natural gas, and a fenced front yard. High-speed internet is available through Spectrum.

21. 2023-02-25
    status Pending 719-char remark

    Show marketing remark (719 chars)

    On the corner of E Miller St and Blanton St., this one-level home has been owner-occupied and loved for many years. It's ready for the next owner to enjoy the in-town conveniences and winter mountain views. The .38 acre lot is level with a circular driveway providing access from E Miller St. and Blanton St. The spacious family room with a gas log fireplace is the perfect gathering spot and convenient to the kitchen and living room. Other features include wood floors, three bedrooms, a bathroom, a walk-in pantry, a laundry room, a covered front porch, a back deck plus screened porch, a metal roof, central heat and air, natural gas, and a fenced front yard. High-speed internet is available through Spectrum.

22. 2023-01-24
    historical Active Under Contract 719-char remark

    Show marketing remark (719 chars)

    On the corner of E Miller St and Blanton St., this one-level home has been owner-occupied and loved for many years. It's ready for the next owner to enjoy the in-town conveniences and winter mountain views. The .38 acre lot is level with a circular driveway providing access from E Miller St. and Blanton St. The spacious family room with a gas log fireplace is the perfect gathering spot and convenient to the kitchen and living room. Other features include wood floors, three bedrooms, a bathroom, a walk-in pantry, a laundry room, a covered front porch, a back deck plus screened porch, a metal roof, central heat and air, natural gas, and a fenced front yard. High-speed internet is available through Spectrum.

23. 2023-01-19
    price $245,000 719-char remark

    Show marketing remark (719 chars)

    On the corner of E Miller St and Blanton St., this one-level home has been owner-occupied and loved for many years. It's ready for the next owner to enjoy the in-town conveniences and winter mountain views. The .38 acre lot is level with a circular driveway providing access from E Miller St. and Blanton St. The spacious family room with a gas log fireplace is the perfect gathering spot and convenient to the kitchen and living room. Other features include wood floors, three bedrooms, a bathroom, a walk-in pantry, a laundry room, a covered front porch, a back deck plus screened porch, a metal roof, central heat and air, natural gas, and a fenced front yard. High-speed internet is available through Spectrum.

24. 2022-12-29
    listed $259,900 Active 719-char remark

    Show marketing remark (719 chars)

    On the corner of E Miller St and Blanton St., this one-level home has been owner-occupied and loved for many years. It's ready for the next owner to enjoy the in-town conveniences and winter mountain views. The .38 acre lot is level with a circular driveway providing access from E Miller St. and Blanton St. The spacious family room with a gas log fireplace is the perfect gathering spot and convenient to the kitchen and living room. Other features include wood floors, three bedrooms, a bathroom, a walk-in pantry, a laundry room, a covered front porch, a back deck plus screened porch, a metal roof, central heat and air, natural gas, and a fenced front yard. High-speed internet is available through Spectrum.

ⓘ 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: $2,207 · $184/mo
• Projected year-2 tax: $2,255 · $188/mo
• Expected delta: +$48/yr (+$4/mo · 2.2%)

ⓘ 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 2/10 Low
• 🌡 Heat 5/10 Major 7 d/yr ≥105°F today · 18 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: $26,652
• − Mortgage interest: −$15,404
• − Property taxes: −$2,207
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − Depreciation: −$8,000
• Taxable loss: −$4,598
• Est. tax savings @ 24.0%: +$1,104
• After-tax cash flow: $1,272/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

+5.8% since first listed

10 events — show timeline

• 2026-05-22 Price Changed $275,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-30 Price Changed $280,000 CANOPYMLS as Distributed by MLS Grid
• 2026-04-09 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2026-02-25 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2026-02-11 Listed $290,000 CANOPYMLS as Distributed by MLS Grid
• 2023-02-27 Sold (MLS) $240,000 CANOPYMLS as Distributed by MLS Grid
• 2023-02-25 Pending — CANOPYMLS as Distributed by MLS Grid
• 2023-01-24 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2023-01-19 Price Changed $245,000 CANOPYMLS as Distributed by MLS Grid
• 2022-12-29 Listed $259,900 CANOPYMLS as Distributed by MLS Grid

Property tax history

+18.3%/yr

Latest (2025): $2,207 · +504.6% YoY. Source: county tax records.