2558 State Route 588 · Gallipolis, OH 45631

$129,000

3 bd · 2.0 ba · 1,509 sqft · SingleFamily · 19 Days on market

Built 2005 Fair condition 0.61 ac lot ↓ 24% since listing

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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 +19.5/30.0
• ARV discount +7.5/15.0
• DSCR +6.1/10.0
• 1% rule +5.2/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• Condition / age +2.8/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Raised Ranch with full basement-unfinished w/ 2 car garage-automatic opener. On upper level you will like the large living room with pellet stove for backup heat or enjoy whenever you like. The spacious open kitchen and dining area have nice cabinets and countertop space and dining area. The laundry room is off the kitchen with door that leads out onto back wooded deck, firepit and small storage, fenced area for pets or children. Front deck is also very large. The primary bedroom has large walk-in closet, garden tub and walk-in shower in adjourning bathroom. The two other bedrooms have walk-in closets. Hall bath has tub/shower combo and skylight making this room bright and sunny. Basement h

Key facts

• Firepit
• Back wooded deck
• Laundry room

Tags

• FULL BASEMENT UNFINISHED
• LARGE LIVING ROOM
• SPACIOUS OPEN KITCHEN
• LAUNDRY ROOM
• BACK WOODED DECK
• FIREPIT

Property features AI

Exterior

• Parking: Attached garage with 2 spaces
• Utilities: Public water; Septic tank / private sewer
• Home design: Manufactured/affixed home; Single-story
• Construction: Vinyl siding; Asphalt shingle roof
• Exterior features: Deck; Partial fencing

Interior

• Kitchen: Electric range; Electric oven; Microwave; Dishwasher
• Bedrooms: Total rooms: 7
• Flooring: Carpet; Laminate; Linoleum
• Bathrooms: 2 full bathrooms
• Heating & cooling: Electric forced-air heating; Central air conditioning
• Interior features: Walk-in closets; Laminate countertops; Skylights; Double-pane windows; Full basement
• Laundry & utility: Washer; Dryer; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $129k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $145 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $129k).
• Recommended offer: $127k (1.5% below list) — sets the bar for market timing.
• Cap rate 7.6% vs local median 4.5% in Gallipolis — 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 62/100 on livability (#910 in OH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing B; Watch: employment C-, crime F, amenities F.
• Gallipolis City (rural): math 39% / reading 56% proficiency, ranked #488 of 656 in OH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 68 active listings in the ZIP; 10 units permitted in Gallia County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $892 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Gallia County population projected at -24% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($127k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $127,065 (1.5% below list)

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
4. 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.
5. 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.
6. 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: 1.02% ✓
• Cap rate: 7.65%
• Cash-on-cash: 4.83%
• DSCR: 1.21
• GRM: 8.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: -8.8%
• Equity multiple: 0.68×
• Total profit: $-11,622
• Equity at exit: $19,234

10-year hold

• IRR: 0.7%
• Equity multiple: 1.05×
• Total profit: $1,886
• Equity at exit: $11,154

Cash invested: $36,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 45631

• Home prices YoY: -8.6%
• Active inventory: 68
• Price-to-rent: 8.2×

Monthly cashflow live

• Estimated rent: $1,313 medium
• Mortgage (P&I): −$676
• Tax est. 1.5%: −$161 /mo · $1,935/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$276
• Net cashflow: $145

Break-even live

Break-even rent $1,128

Max offer price $129,000

Occupancy floor 84%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Listing history 15 events

1. 2026-06-18
   days on market $129,000 Active 19 DOM
2. 2026-06-17
   days on market $129,000 Active 18 DOM
3. 2026-06-16
   days on market $129,000 Active 17 DOM
4. 2026-06-15
   days on market $129,000 Active 16 DOM
5. 2026-06-13
   days on market $129,000 Active 14 DOM
6. 2026-06-12
   days on market $129,000 Active 13 DOM
7. 2026-06-09
   days on market $129,000 Active 10 DOM
8. 2026-06-08
   days on market $129,000 Active 9 DOM
9. 2026-06-08
   days on market $129,000 Active 8 DOM
10. 2026-06-07
    days on market $129,000 Active 7 DOM
11. 2026-06-04
    days on market $129,000 Active 4 DOM
12. 2026-06-02
    days on market $129,000 Active 3 DOM
13. 2026-06-01
    days on market $129,000 Active 2 DOM
14. 2026-05-31
    remarks 699-char remark
15. 2026-05-31
    listed $129,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,750
• − Mortgage interest: −$7,226
• − Property taxes: −$1,935
• − Insurance: −$645
• − Repairs & maintenance: −$1,260
• − Management: −$1,260
• − Depreciation: −$3,753
• Taxable loss: −$328
• Est. tax savings @ 24.0%: +$79
• After-tax cash flow: $1,824/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.

Condition & rehab AI · 13 photos

Fair 55/100 Moderate rehab

The home requires moderate repairs and maintenance, including painting, flooring, and landscaping, to improve its condition and value.

Repairs flagged

• Moderate Painting exterior siding — Siding looks worn and could benefit from repainting.
• Moderate Painting interior walls — Paint appears faded in some areas.
• Moderate Floor refinishing — Hardwood floors in living areas appear worn.
• Minor Landscaping trimming — Landscaping is overgrown and needs trimming.
• Moderate Roof inspection — Roof appears intact but not recently inspected.
• Moderate Window inspection — Windows appear intact but not recently inspected for functionality or energy efficiency.

Value-add opportunities

• Both Painting exterior siding — Fresh paint can improve curb appeal and home value.
• Both Painting interior walls — Fresh paint can improve curb appeal and home value.
• Both Floor refinishing — Refinished floors can improve the home's appearance and functionality.
• Both Landscaping trimming — A well-maintained yard can improve curb appeal and home value.
• Both Roof inspection — A thorough inspection can identify any potential issues and ensure the roof is in good condition.
• Both Window inspection — A thorough inspection can identify any potential issues and ensure the windows are in good condition and energy-efficient.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Painting exterior siding · Siding looks worn and could benefit from repainting.	Moderate	$3,000–15,000
Painting interior walls · Paint appears faded in some areas.	Moderate	$3,000–15,000
Floor refinishing · Hardwood floors in living areas appear worn.	Moderate	$3,000–15,000
Landscaping trimming · Landscaping is overgrown and needs trimming.	Minor	$500–3,000
Roof inspection · Roof appears intact but not recently inspected.	Moderate	$3,000–15,000
Window inspection · Windows appear intact but not recently inspected for functionality or energy efficiency.	Moderate	$3,000–15,000
Total estimated repair cost · 6 items		$15,500–78,000

Value-add ROI direction

• Both Painting exterior siding — Fresh paint can improve curb appeal and home value. ↑
• Both Painting interior walls — Fresh paint can improve curb appeal and home value. ↑
• Both Floor refinishing — Refinished floors can improve the home's appearance and functionality. ↑
• Both Landscaping trimming — A well-maintained yard can improve curb appeal and home value. ↑
• Both Roof inspection — A thorough inspection can identify any potential issues and ensure the roof is in good condition. ↑
• Both Window inspection — A thorough inspection can identify any potential issues and ensure the windows are in good condition and energy-efficient. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Gallipolis City
• NCES district ID: 3904403
• Math proficiency: 39% ▼ -22.00%
• Reading proficiency: 56% ▼ -6.00%
• Median HH income: $37,983
• Composite: 39.49/100
• National rank: #3952
• State rank: #488 of 656 in OH

Livability — Gallipolis

• Score: 62/100
• State rank: #910
• US rank: #17199

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gallia · 29,277 people
• Population (ZIP): 12,669
• Household income: $54,772
• Rent vs Own: 28.4% rent · 71.6% own
• Severe rent burden: 9.1

Population outlook (Gallia County) Hauer SSP2

• Today (2025): 27,936 people
• By 2030: 26,605 · -4.8%
• By 2040: 23,876 · -14.5%
• By 2050: 21,336 · -23.6%
• By 2075: 16,414 · -41.2%
• By 2100: 13,192 · -52.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (92%)
• Race & ethnicity: White 92% Two or more races 3% Black 3% Hispanic / Latino 1%
• Common ancestry: Slovak 3% Lithuanian 3% Italian 1%
• Foreign-born: 1%
• Languages at home: 97% English-only · Spanish 1% German/W. Germanic 1%

Political lean MEDSL · Gallia

• 2024 margin: Solid R (+59.4) · D 19.9% · R 79.3%
• 2008→2024 swing: -33.3pp toward R · 2008: -26.1pp · 2024: -59.4pp
• All cycles: 2024: R+59.4 2020: R+55.5 2016: R+55.6 2012: R+26.2 2008: R+26.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -19.11%
• Current HPI: 203.6153
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

-24.1% since first listed

7 events — show timeline

• 2026-05-30 Listed $129,000 ACBOR
• 2026-01-09 Listed — ACBOR
• 2026-01-09 Listed $149,000 ACBOR
• 2025-11-24 Contingent — ACBOR
• 2025-11-23 Price Changed $149,000 ACBOR
• 2025-10-21 Price Changed $159,900 ACBOR
• 2025-08-03 Listed $170,000 ACBOR