1685 Lynn Rd · Columbus, NC 28722

$230,000

2 bd · 1.0 ba · 834 sqft · SingleFamily · 138 Days on market

Built 1950 0.41 ac lot ↓ 49% since listing

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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
• Cash flow +8.3/30.0
• ARV discount +7.5/15.0
• Schools +5.1/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +2.3/10.0
• 1% rule +1.5/10.0

Listing remarks MLS

FULL REMODEL, STARTER HOME AND/OR INVESTOR OPPORTUNITY... Seller has remodeled throughout with new front door and patio slider; newly redesigned and upgraded kitchen cabinets, counter tops and appliances; all new bath and fixtures; Complete Exterior and Interior paint and wall to wall vinyl plank flooring. Roof was replaced only a few years ago by previous owners. Great proximity location to Columbus, Tryon, Landrum and all the shopping and restaurants. Easy access to Interstate 26 or Highway 74. Walk to Library, Community College and Hospital. Private driveway and 4/10 of an acre allows for multiple cars and vehicular parking. Great opportunity to live/work or use as a headquarters for a business. Neighborhood Commercial Zoning opens many doors.

Key facts

• Exposed wood beams
• Level cleared lot
• Wraparound porch

Tags

• EXPOSED WOOD BEAMS
• BUTCHER BLOCK COUNTERTOPS
• WRAPAROUND PORCH
• LEVEL CLEARED LOT
• LARGE DETACHED BUILDING
• ENCLOSED LAUNDRY ROOM

Property features AI

Finance

• Other: Zoning: NC; Lot size approximately 0.41 acres; Elevation approximately 1000
• HOA & community: No HOA

Exterior

• Parking: Driveway
• Utilities: City water; Septic system installed
• Home design: Single-family residence; Residential property; One story; Entry level: main
• Construction: Site-built construction; Wood construction materials; Metal roof; Crawl space foundation; Built on one level
• Exterior features: Covered porch, rear porch and side porch; Shed(s) on property; Level lot; Gravel and paved access; publicly maintained road; Two or more access exits

Interior

• Kitchen: Electric range; Refrigerator
• Bedrooms: 2 bedrooms on the main level
• Flooring: Vinyl flooring
• Bathrooms: 1 full bathroom on the main level
• Heating & cooling: Heat pump for heating and cooling
• Interior features: Attic with pull-down stairs; 5 total rooms
• Laundry & utility: Washer and dryer included; Utility room laundry; Outdoor access from laundry

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $230k.

Deal economics

• At list price, monthly cash flow is $-210 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $193k (16.2% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $150k (34.9% below list).
• Recommended offer: $150k (34.9% below list) — sets the bar for 1% rule.
• Cap rate 5.2% vs local median 3.5% 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 Middle School (math 46% / reading 59%, grade C+, #94 of 475 statewide, top 20%, 475 students, 56% FRL); Polk County High School (math 72% / reading 67%, grade B, #121 of 535 statewide, top 24%, 579 students, 52% FRL) — zoned schools average 69% FRL vs 50% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: 132 active listings in the ZIP; 143 units permitted in Polk County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $25k of equity ($2k loan paydown + $23k 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 ~$40k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 138 days — a 12% lower offer ($202k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 4y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1950 — 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 $149,615 (34.9% 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 138 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1950 — 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: 0.65% ✗
• Cap rate: 5.19%
• Cash-on-cash: -3.92%
• DSCR: 0.83
• GRM: 12.8

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: 21.5%
• Equity multiple: 2.74×
• Total profit: $111,759
• Equity at exit: $207,202

10-year hold

• IRR: 19.4%
• Equity multiple: 6.27×
• Total profit: $339,459
• Equity at exit: $446,839

Cash invested: $64,400 (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: 132
• Price-to-rent: 12.8×

Monthly cashflow live

• Estimated rent: $1,496 medium
• Mortgage (P&I): −$1,206
• Tax from tax record: −$90 /mo · $1,086/yr
• Insurance: −$96
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $-210

Break-even live

Break-even rent $1,763

Max offer price $192,815

Occupancy floor —

Sensitivity live

Price	-10% $-80	-5% $-145	+0% $-210	+5% $-276	+10% $-341
Rent	-10% $-329	-5% $-270	+0% $-210	+5% $-151	+10% $-92
Rate	-1.0pp $-95	-0.5pp $-152	base $-210	+0.5pp $-270	+1.0pp $-331

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: $57,500
• Closing costs: $6,900
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-22
   days on market $230,000 Active 138 DOM
2. 2026-06-18
   days on market $230,000 Active 135 DOM
3. 2026-06-17
   days on market $230,000 Active 134 DOM
4. 2026-06-16
   days on market $230,000 Active 133 DOM
5. 2026-06-15
   days on market $230,000 Active 132 DOM
6. 2026-06-14
   days on market $230,000 Active 130 DOM
7. 2026-06-10
   days on market $230,000 Active 127 DOM
8. 2026-06-09
   days on market $230,000 Active 126 DOM
9. 2026-06-08
   days on market $230,000 Active 125 DOM
10. 2026-06-07
    days on market $230,000 Active 124 DOM
11. 2026-06-03
    days on market $230,000 Active 120 DOM
12. 2026-06-02
    days on market $230,000 Active 119 DOM
13. 2026-06-01
    days on market $230,000 Active 118 DOM
14. 2026-05-31
    days on market $230,000 Active 117 DOM
15. 2026-05-30
    days on market $230,000 Active 116 DOM
16. 2026-02-03
    listed $230,000 Active
17. 2022-08-22
    soldstatus $212,000 Closed 759-char remark

    Show marketing remark (759 chars)

    FULL REMODEL, STARTER HOME AND/OR INVESTOR OPPORTUNITY... Seller has remodeled throughout with new front door and patio slider; newly redesigned and upgraded kitchen cabinets, counter tops and appliances; all new bath and fixtures; Complete Exterior and Interior paint and wall to wall vinyl plank flooring. Roof was replaced only a few years ago by previous owners. Great proximity location to Columbus, Tryon, Landrum and all the shopping and restaurants. Easy access to Interstate 26 or Highway 74. Walk to Library, Community College and Hospital. Private driveway and 4/10 of an acre allows for multiple cars and vehicular parking. Great opportunity to live/work or use as a headquarters for a business. Neighborhood Commercial Zoning opens many doors.

18. 2022-08-22
    soldstatus $212,000

    Show marketing remark (759 chars)

    FULL REMODEL, STARTER HOME AND/OR INVESTOR OPPORTUNITY... Seller has remodeled throughout with new front door and patio slider; newly redesigned and upgraded kitchen cabinets, counter tops and appliances; all new bath and fixtures; Complete Exterior and Interior paint and wall to wall vinyl plank flooring. Roof was replaced only a few years ago by previous owners. Great proximity location to Columbus, Tryon, Landrum and all the shopping and restaurants. Easy access to Interstate 26 or Highway 74. Walk to Library, Community College and Hospital. Private driveway and 4/10 of an acre allows for multiple cars and vehicular parking. Great opportunity to live/work or use as a headquarters for a business. Neighborhood Commercial Zoning opens many doors.

19. 2022-07-15
    historical Active Under Contract 759-char remark

    Show marketing remark (759 chars)

    FULL REMODEL, STARTER HOME AND/OR INVESTOR OPPORTUNITY... Seller has remodeled throughout with new front door and patio slider; newly redesigned and upgraded kitchen cabinets, counter tops and appliances; all new bath and fixtures; Complete Exterior and Interior paint and wall to wall vinyl plank flooring. Roof was replaced only a few years ago by previous owners. Great proximity location to Columbus, Tryon, Landrum and all the shopping and restaurants. Easy access to Interstate 26 or Highway 74. Walk to Library, Community College and Hospital. Private driveway and 4/10 of an acre allows for multiple cars and vehicular parking. Great opportunity to live/work or use as a headquarters for a business. Neighborhood Commercial Zoning opens many doors.

20. 2022-06-28
    status Active 759-char remark

    Show marketing remark (759 chars)

    FULL REMODEL, STARTER HOME AND/OR INVESTOR OPPORTUNITY... Seller has remodeled throughout with new front door and patio slider; newly redesigned and upgraded kitchen cabinets, counter tops and appliances; all new bath and fixtures; Complete Exterior and Interior paint and wall to wall vinyl plank flooring. Roof was replaced only a few years ago by previous owners. Great proximity location to Columbus, Tryon, Landrum and all the shopping and restaurants. Easy access to Interstate 26 or Highway 74. Walk to Library, Community College and Hospital. Private driveway and 4/10 of an acre allows for multiple cars and vehicular parking. Great opportunity to live/work or use as a headquarters for a business. Neighborhood Commercial Zoning opens many doors.

21. 2022-03-24
    listed $212,000 Active 759-char remark

    Show marketing remark (759 chars)

    FULL REMODEL, STARTER HOME AND/OR INVESTOR OPPORTUNITY... Seller has remodeled throughout with new front door and patio slider; newly redesigned and upgraded kitchen cabinets, counter tops and appliances; all new bath and fixtures; Complete Exterior and Interior paint and wall to wall vinyl plank flooring. Roof was replaced only a few years ago by previous owners. Great proximity location to Columbus, Tryon, Landrum and all the shopping and restaurants. Easy access to Interstate 26 or Highway 74. Walk to Library, Community College and Hospital. Private driveway and 4/10 of an acre allows for multiple cars and vehicular parking. Great opportunity to live/work or use as a headquarters for a business. Neighborhood Commercial Zoning opens many doors.

22. 2022-03-23
    historical $212,000 759-char remark

    Show marketing remark (759 chars)

    FULL REMODEL, STARTER HOME AND/OR INVESTOR OPPORTUNITY... Seller has remodeled throughout with new front door and patio slider; newly redesigned and upgraded kitchen cabinets, counter tops and appliances; all new bath and fixtures; Complete Exterior and Interior paint and wall to wall vinyl plank flooring. Roof was replaced only a few years ago by previous owners. Great proximity location to Columbus, Tryon, Landrum and all the shopping and restaurants. Easy access to Interstate 26 or Highway 74. Walk to Library, Community College and Hospital. Private driveway and 4/10 of an acre allows for multiple cars and vehicular parking. Great opportunity to live/work or use as a headquarters for a business. Neighborhood Commercial Zoning opens many doors.

23. 2021-03-30
    soldstatus $455,000

ⓘ 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: $1,086 · $90/mo
• Projected year-2 tax: $1,886 · $157/mo
• Expected delta: +$800/yr (+$67/mo · 73.7%)

ⓘ 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 ≥105°F today · 18 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: $17,954
• − Mortgage interest: −$12,884
• − Property taxes: −$1,086
• − Insurance: −$1,150
• − Repairs & maintenance: −$1,436
• − Management: −$1,436
• − Depreciation: −$6,691
• Taxable loss: −$6,729
• Est. tax savings @ 24.0%: +$1,615
• After-tax cash flow: $-911/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

-49.5% since first listed

8 events — show timeline

• 2026-02-03 Listed $230,000 CANOPYMLS as Distributed by MLS Grid
• 2022-08-22 Sold (Public Records) $212,000 Public Records
• 2022-08-22 Sold (MLS) $212,000 CANOPYMLS as Distributed by MLS Grid
• 2022-07-15 Contingent — CANOPYMLS as Distributed by MLS Grid
• 2022-06-28 Relisted — CANOPYMLS as Distributed by MLS Grid
• 2022-03-24 Listed $212,000 CANOPYMLS as Distributed by MLS Grid
• 2022-03-23 Coming Soon $212,000 CANOPYMLS as Distributed by MLS Grid
• 2021-03-30 Sold (Public Records) $455,000 Public Records

Property tax history

+8.0%/yr

Latest (2025): $1,086 · +18.7% YoY. Source: county tax records.