677 Centerville Rd · Centerville (Thurman), OH 45685

$215,000

3 bd · 2.0 ba · 1,539 sqft · SingleFamily public records · 25 Days on market

Built 2003 1.01 ac lot

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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 +15.7/30.0
• Appreciation +7.9/10.0
• ARV discount +7.5/15.0
• DSCR +4.8/10.0
• Schools +3.6/10.0
• 1% rule +3.5/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

This 2003 one-level modular is located off the highway between Jackson and Gallipolis on a 1 acre private setting. Nice 3 bed, 2.5 bath layout with kitchen, eat-in dining, large living room and bonus porch for indoor/outdoor entertaining. Brand new metal roof istalled May 2026. This one won't last!

Key facts

• Bonus porch
• One level modular
• Private setting

Tags

• ONE LEVEL MODULAR
• PRIVATE SETTING
• BONUS PORCH
• BRAND NEW METAL ROOF

Property features AI

Exterior

• Utilities: Public water; Private sewer
• Home design: Single-family residence; One story; Built in 2003; No common walls
• Construction: Other foundation
• Exterior features: Deck; Shed(s) and outbuilding

Interior

• Bedrooms: Three main-level bedrooms
• Flooring: Carpet; Vinyl
• Bathrooms: Two full bathrooms and one half bathroom
• Heating & cooling: Heat pump heating
• Interior features: Crawl space basement; Approximately 1,539 building area

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $215k.

Deal economics

• At list price, monthly cash flow is $96 ($1k/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 $183k (15.0% below list).
• Recommended offer: $183k (15.0% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Gallia County Local (rural): math 37% / reading 49% proficiency, ranked #521 of 656 in OH (top 79%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 4 active listings in the ZIP; 32 units permitted in Jackson County in 2024 (0 in 5+ unit buildings).
• This rent runs 35% of the median local income ($63k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $14k of equity ($1k loan paydown + $12k appreciation (5.8% local appreciation)).
• Jackson County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (5.8% appreciation + 3.0% rent growth), your $60k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 25 days — a 2% lower offer ($212k) is reasonable based on typical stale-listing flexibility.
• 2 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.

Recommended offer $182,743 (15.0% below list)

Questions for the listing agent

1. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
2. 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.
3. 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.
4. 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: 0.85% ✗
• Cap rate: 6.83%
• Cash-on-cash: 1.91%
• DSCR: 1.08
• GRM: 9.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

5.78% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 16.4%
• Equity multiple: 2.09×
• Total profit: $65,344
• Equity at exit: $132,212

10-year hold

• IRR: 16.4%
• Equity multiple: 4.12×
• Total profit: $188,085
• Equity at exit: $237,258

Cash invested: $60,200 (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 45685

• Home prices YoY: 2.7%
• Active inventory: 4
• Price-to-rent: 9.8×

Monthly cashflow live

• Estimated rent: $1,827 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$131 /mo · $1,571/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$384
• Net cashflow: $96

Break-even live

Break-even rent $1,706

Max offer price $215,000

Occupancy floor 90%

Sensitivity live

Price	-10% $217	-5% $157	+0% $96	+5% $35	+10% $-26
Rent	-10% $-49	-5% $24	+0% $96	+5% $168	+10% $240
Rate	-1.0pp $204	-0.5pp $150	base $96	+0.5pp $40	+1.0pp $-17

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: $53,750
• Closing costs: $6,450
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-21
   days on market $215,000 Active 25 DOM
2. 2026-06-21
   days on market $215,000 Active 24 DOM
3. 2026-06-18
   days on market $215,000 Active 22 DOM
4. 2026-06-17
   days on market $215,000 Active 21 DOM
5. 2026-06-16
   days on market $215,000 Active 20 DOM
6. 2026-06-15
   days on market $215,000 Active 19 DOM
7. 2026-06-13
   days on market $215,000 Active 17 DOM
8. 2026-06-12
   days on market $215,000 Active 16 DOM
9. 2026-06-09
   days on market $215,000 Active 13 DOM
10. 2026-06-08
    days on market $215,000 Active 12 DOM
11. 2026-06-08
    days on market $215,000 Active 11 DOM
12. 2026-06-07
    days on market $215,000 Active 10 DOM
13. 2026-06-04
    days on market $215,000 Active 7 DOM
14. 2026-06-02
    days on market $215,000 Active 6 DOM
15. 2026-06-01
    days on market $215,000 Active 5 DOM
16. 2026-05-31
    days on market $215,000 Active 4 DOM
17. 2026-05-27
    listed $215,000 Active 300-char remark

    Show marketing remark (300 chars)

    This 2003 one-level modular is located off the highway between Jackson and Gallipolis on a 1 acre private setting. Nice 3 bed, 2.5 bath layout with kitchen, eat-in dining, large living room and bonus porch for indoor/outdoor entertaining. Brand new metal roof istalled May 2026. This one won't last!

18. 2026-05-27
    listed $215,000 Active

    Show marketing remark (300 chars)

    This 2003 one-level modular is located off the highway between Jackson and Gallipolis on a 1 acre private setting. Nice 3 bed, 2.5 bath layout with kitchen, eat-in dining, large living room and bonus porch for indoor/outdoor entertaining. Brand new metal roof istalled May 2026. This one won't last!

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,571 · $131/mo
• Projected year-2 tax: $2,462 · $205/mo
• Expected delta: +$892/yr (+$74/mo · 56.8%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 4/10 Moderate 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $21,929
• − Mortgage interest: −$12,043
• − Property taxes: −$1,571
• − Insurance: −$1,075
• − Repairs & maintenance: −$1,754
• − Management: −$1,754
• − Depreciation: −$6,255
• Taxable loss: −$2,523
• Est. tax savings @ 24.0%: +$606
• After-tax cash flow: $1,754/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: Gallia County Local
• NCES district ID: 3906568
• Math proficiency: 37% ▼ -18.00%
• Reading proficiency: 49% ▼ -7.00%
• Median HH income: $39,987
• Composite: 35.98/100
• National rank: #4794
• State rank: #521 of 656 in OH

Livability — Centerville (Thurman)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Jackson · 32,540 people
• Population (ZIP): 1,272
• Household income: $63,472
• Rent vs Own: 25.7% rent · 74.3% own

Population outlook (Jackson County) Hauer SSP2

• Today (2025): 30,794 people
• By 2030: 29,535 · -4.1%
• By 2040: 26,757 · -13.1%
• By 2050: 23,897 · -22.4%
• By 2075: 17,115 · -44.4%
• By 2100: 10,908 · -64.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (88%)
• Race & ethnicity: White 88% Hispanic / Latino 11%
• Hispanic origin (detail): Mexican 11%
• Common ancestry: Serbian 1% Slovak 1%
• Languages at home: 94% English-only · German/W. Germanic 6%

Political lean MEDSL · Jackson

• 2024 margin: Solid R (+58.1) · D 20.7% · R 78.8%
• 2008→2024 swing: -37.9pp toward R · 2008: -20.2pp · 2024: -58.1pp
• All cycles: 2024: R+58.1 2020: R+54.1 2016: R+48.9 2012: R+20.8 2008: R+20.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.78%
• Current HPI: 219.9206
• 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

+0.0% since first listed

2 events — show timeline

• 2026-05-27 Listed $215,000 SVAR
• 2026-05-27 Listed $215,000 CBRMLS

Property tax history

-8.7%/yr

Latest (2025): $1,571 · +0.3% YoY. Source: county tax records.