845 2nd Ave · Gallipolis, OH 45631

$96,000

5 bd · 3.0 ba · 2,776 sqft · SingleFamily public records · 39 Days on market

Built 1895 5,663 sqft lot $35/sqft · 59% below area

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

Listing remarks

Stately home on main thoroughfair in Gallipolis. Private rear yard with storage building. HUD Case #413-633705. Asis with all faults, no post-closing repairs or payments will be made for any reason. Please refer to the Property Condition Report (PCR) and the Property Condition Summary (PCS) in HudHomeStore.com for potential disclosure items. Go toHudHomeStore.com to learn more about this home and how/ who can bid. No one may alter or occupy property until afterclosing and funding. Sold as is. Minimum earnest money $1000.

Key facts

• Storage building
• Private rear yard
• 5,663 sq ft lot

Tags

• PRIVATE REAR YARD
• STORAGE BUILDING

Property features AI

Exterior

• Parking: Off-street parking; On-street parking
• Utilities: Public water; Public sewer
• Home design: Single-family residence; Residential property; 2-story
• Construction: Frame construction; Shingle roof; Built on a foundation (details not provided)
• Exterior features: Level lot

Interior

• Bathrooms: 3 full bathrooms
• Interior features: Porch

What this means for you Summary

Snapshot

• This is a 5-bed/3.0-bath single-family listed at $96k.

Deal economics

• At list price, monthly cash flow is $527 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $96k).
• Recommended offer: $93k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.9% 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).
• This rent runs 34% of the median local income ($55k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $664 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 $27k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($93k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1895 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,120 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1895 — 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. 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?
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: 1.61% ✓
• Cap rate: 12.88%
• Cash-on-cash: 23.52%
• DSCR: 2.05
• GRM: 5.2

CMA / ARV

• ARV (median comp): $236,729
• List price: $96,000
• Delta: -59.45%
• Verdict: UNDERPRICED
• Comps: 8 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
450 Third Ave. Ave	0.58mi	4/3.0 (-1)	2,927 (+5%)	21mo	$315,000	$108	41

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 16.6%
• Equity multiple: 1.67×
• Total profit: $18,043
• Equity at exit: $14,314

10-year hold

• IRR: 25.2%
• Equity multiple: 3.20×
• Total profit: $59,089
• Equity at exit: $8,300

Cash invested: $26,880 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,542 medium
• Mortgage (P&I): −$503
• Tax from tax record: −$148 /mo · $1,778/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$324
• Net cashflow: $527

Break-even live

Break-even rent $875

Max offer price $96,000

Occupancy floor 61%

Sensitivity live

Price	-10% $581	-5% $554	+0% $527	+5% $500	+10% $473
Rent	-10% $405	-5% $466	+0% $527	+5% $588	+10% $649
Rate	-1.0pp $575	-0.5pp $551	base $527	+0.5pp $502	+1.0pp $477

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: $24,000
• Closing costs: $2,880
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $96,000 Active 39 DOM
2. 2026-06-18
   days on market $96,000 Active 37 DOM
3. 2026-06-17
   days on market $96,000 Active 36 DOM
4. 2026-06-16
   days on market $96,000 Active 35 DOM
5. 2026-06-15
   days on market $96,000 Active 34 DOM
6. 2026-06-13
   days on market $96,000 Active 32 DOM
7. 2026-06-12
   days on market $96,000 Active 31 DOM
8. 2026-06-09
   days on market $96,000 Active 28 DOM
9. 2026-06-08
   days on market $96,000 Active 27 DOM
10. 2026-06-08
    days on market $96,000 Active 26 DOM
11. 2026-06-07
    days on market $96,000 Active 25 DOM
12. 2026-06-04
    days on market $96,000 Active 22 DOM
13. 2026-06-02
    days on market $96,000 Active 21 DOM
14. 2026-06-01
    days on market $96,000 Active 20 DOM
15. 2026-05-31
    days on market $96,000 Active 19 DOM
16. 2026-05-07
    listed $96,000 Active 526-char remark
17. 2014-09-23
    soldstatus $107,800
18. 2007-09-26
    soldstatus $82,979
19. 1998-06-09
    soldstatus $50,000

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $1,778 · $148/mo
• Projected year-2 tax: $1,778 · $148/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

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

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 26% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 19 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: $18,509
• − Mortgage interest: −$5,377
• − Property taxes: −$1,778
• − Insurance: −$480
• − Repairs & maintenance: −$1,481
• − Management: −$1,481
• − Depreciation: −$2,793
• Taxable income: $5,119
• Est. tax owed @ 24.0%: −$1,229
• After-tax cash flow: $5,094/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: 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

• Census place: Gallipolis, OH
• 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

+92.0% since first listed

4 events — show timeline

• 2026-05-07 Listed $96,000 HBRMLS
• 2014-09-23 Sold (Public Records) $107,800 Public Records
• 2007-09-26 Sold (Public Records) $82,979 Public Records
• 1998-06-09 Sold (Public Records) $50,000 Public Records

Property tax history

+4.7%/yr

Latest (2025): $1,778 · -0.0% YoY. Source: county tax records.