7045 State Route 218 · Apple Grove, WV 45631

$99,900

3 bd · 1.0 ba · 1,231 sqft · SingleFamily public records · 58 Days on market

Built 1900 14 ac lot

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Why this score? — see what drove the B- 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 +29.1/30.0
• DSCR +10.0/10.0
• 1% rule +7.7/10.0
• ARV discount +7.5/15.0
• Schools +3.6/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

Tucked away just minutes outside of Gallipolis, this classic two-story farmhouse sits on 14 scenic acres in beautiful Gallia County. If you've been looking for a true country setting with privacy and outdoor potential, this one delivers. The land is mostly wooded, offering excellent habitat for wildlife with strong deer and turkey hunting right out your back door. Whether you're an avid hunter, weekend adventurer, or just want space to roam, this property checks the boxes. Enjoy the peace and quiet of the countryside while still being just minutes from town and close to the river for fishing, boating, and more. The farmhouse is a true fixer-upper and will need completely renovated, but it o

Key facts

• Close to the river
• Mostly wooded land
• Two story farmhouse

Tags

• TWO STORY FARMHOUSE
• 14 SCENIC ACRES
• MOSTLY WOODED LAND
• EXCELLENT HABITAT FOR WILDLIFE
• STRONG DEER AND TURKEY HUNTING
• CLOSE TO THE RIVER

Property features AI

Exterior

• Parking: Detached 1-car garage
• Utilities: Well water; Private sewer
• Home design: Single family residence; Two levels; Built in 1900; No one above
• Construction: Block foundation
• Exterior features: Shed(s) / outbuilding

Interior

• Bedrooms: Three main-level bedrooms
• Bathrooms: One full bathroom
• Heating & cooling: Forced air heating
• Interior features: Partial basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $345 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 63/100 on livability (#169 in WV) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• 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: 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 $691 of loan paydown is wiped out by about $3k 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.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago; this cycle's ask has dropped $50k (33%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. 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.
6. 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.
7. 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: 1.27% ✓
• Cap rate: 10.44%
• Cash-on-cash: 14.81%
• DSCR: 1.66
• GRM: 6.6

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: 5.3%
• Equity multiple: 1.21×
• Total profit: $5,790
• Equity at exit: $14,895

10-year hold

• IRR: 14.8%
• Equity multiple: 2.19×
• Total profit: $33,333
• Equity at exit: $8,638

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 83 Strongly Landlord-Friendly
• State West Virginia: 83 Strongly Landlord-Friendly · R+22
• County: — inherits STATE
• City: — inherits STATE

Landlord-favorable; preempted; minimal protections.

Methodology + full state rankings →

ZIP-level market 45631

• Home prices YoY: -8.6%
• Price-to-rent: 6.6×

Monthly cashflow live

• Estimated rent: $1,265 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$88 /mo · $1,061/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$266
• Net cashflow: $345

Break-even live

Break-even rent $828

Max offer price $99,900

Occupancy floor 68%

Sensitivity live

Price	-10% $402	-5% $373	+0% $345	+5% $317	+10% $289
Rent	-10% $245	-5% $295	+0% $345	+5% $395	+10% $445
Rate	-1.0pp $395	-0.5pp $371	base $345	+0.5pp $319	+1.0pp $293

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $99,900 Active 58 DOM
2. 2026-06-21
   days on market $99,900 Active 57 DOM
3. 2026-06-18
   price $99,900 Active 55 DOM
4. 2026-06-18
   days on market $149,900 Active 55 DOM
5. 2026-06-17
   days on market $149,900 Active 54 DOM
6. 2026-06-16
   days on market $149,900 Active 53 DOM
7. 2026-06-15
   days on market $149,900 Active 52 DOM
8. 2026-06-13
   days on market $149,900 Active 50 DOM
9. 2026-06-12
   days on market $149,900 Active 49 DOM
10. 2026-06-09
    days on market $149,900 Active 46 DOM
11. 2026-06-08
    days on market $149,900 Active 45 DOM
12. 2026-06-08
    days on market $149,900 Active 44 DOM
13. 2026-06-07
    days on market $149,900 Active 43 DOM
14. 2026-06-04
    days on market $149,900 Active 40 DOM
15. 2026-06-02
    days on market $149,900 Active 39 DOM
16. 2026-06-01
    days on market $149,900 Active 38 DOM
17. 2026-05-31
    days on market $149,900 Active 37 DOM
18. 2026-04-24
    listed $149,900 Active 987-char remark
19. 2023-12-16
    historical Active Under Contract
20. 2023-11-20
    status Active
21. 2023-10-27
    historical Active Under Contract
22. 2023-10-20
    listed $79,900 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 WV · Resets to sale price

• Current annual tax: $1,061 · $88/mo
• Projected year-2 tax: $1,061 · $88/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $15,175
• − Mortgage interest: −$5,596
• − Property taxes: −$1,061
• − Insurance: −$500
• − Repairs & maintenance: −$1,214
• − Management: −$1,214
• − Depreciation: −$2,906
• Taxable income: $2,685
• Est. tax owed @ 24.0%: −$644
• After-tax cash flow: $3,497/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 — Apple Grove

• Score: 63/100
• State rank: #169
• US rank: #15690

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Gallia
• 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: —
• F500 in state: 0

Price history

+25.0% since first listed

6 events — show timeline

• 2026-06-18 Price Changed $99,900 CBRMLS
• 2026-04-24 Listed $149,900 CBRMLS
• 2023-12-16 Contingent — ACBOR
• 2023-11-20 Relisted — ACBOR
• 2023-10-27 Contingent — ACBOR
• 2023-10-20 Listed $79,900 ACBOR

Property tax history

+7.9%/yr

Latest (2025): $1,061 · -0.0% YoY. Source: county tax records.