350 Sanders Dr · Gallipolis, OH 45631

$189,990

4 bd · 2.0 ba · 1,568 sqft · SingleFamily public records · 1 Days on market

Built 1958 0.39 ac lot Est $246k · 23% under

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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).

• ARV discount +15.0/15.0
• Cash flow +14.3/30.0
• DSCR +4.3/10.0
• Schools +3.9/10.0
• Livability +3.1/5.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home is cute as a button. Nestled on Sanders Ridge and right off of Sanders Drive this home will charm you as soon as you walk in the front door. Inviting covered porch and fenced in shaded front yard. Back yard has room for a garden or an old fashioned game of horse shoes or corn hole. Home has been well maintained and updated over the years. Large owners suite with beautiful tounge & groove vaulted ceilings and large ensuite bath with large accessible shower. Note: Taxes are on Homestead Reduction.

Key facts

• Covered porch
• Accessible shower
• Room for a garden

Tags

• COVERED PORCH
• FENCED FRONT YARD
• ROOM FOR A GARDEN
• ACCESSIBLE SHOWER

Property features AI

Finance

• Financial info: Annual tax amount listed (amount withheld per instructions)

Exterior

• Parking: Parking details not provided
• Utilities: Utilities details not provided
• Home design: Single-family residential; One story
• Construction: Vinyl siding; Metal roof
• Exterior features: Garden; Storage; Covered porch/patio; Shed(s)

Interior

• Kitchen: Dishwasher; Gas oven; Gas range; Refrigerator
• Bedrooms: 6 total rooms (bedroom count not specified)
• Flooring: Laminate
• Bathrooms: 2 full bathrooms; 1 half bathroom
• Heating & cooling: Forced air heating; Central air; Ceiling fans
• Interior features: Dishwasher; Gas Oven; Gas Range; Refrigerator; Gas Water Heater; Crawl space basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $190k.

Deal economics

• At list price, monthly cash flow is $34 ($409/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 $148k (22.2% below list).
• Recommended offer: $148k (22.2% below list) — sets the bar for 1% rule.
• Cap rate 6.5% 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 32% 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 $1k of loan paydown is wiped out by about $6k 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

• Only 1 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1958 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $147,827 (22.2% below list)

Questions for the listing agent

1. Built in 1958 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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?
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: 0.78% ✗
• Cap rate: 6.51%
• Cash-on-cash: 0.77%
• DSCR: 1.03
• GRM: 10.7

CMA / ARV

• ARV (on-the-fly): $246,176
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
174 Sanders Dr	0.14mi	3/1.5 (-1)	1,501 (-4%)	14mo	$177,500	$118	67
35 Debbie Dr	0.63mi	3/1.0 (-1)	1,404 (-10%)	22mo	$220,000	$157	25

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: -15.1%
• Equity multiple: 0.46×
• Total profit: $-28,705
• Equity at exit: $28,328

10-year hold

• IRR: -6.6%
• Equity multiple: 0.58×
• Total profit: $-22,560
• Equity at exit: $16,427

Cash invested: $53,197 (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: 10.7×

Monthly cashflow live

• Estimated rent: $1,478 medium
• Mortgage (P&I): −$996
• Tax from tax record: −$58 /mo · $699/yr
• Insurance: −$79
• HOA: −$0
• Vacancy / Maint / Mgmt: −$310
• Net cashflow: $34

Break-even live

Break-even rent $1,435

Max offer price $189,990

Occupancy floor 93%

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: $47,498
• Closing costs: $5,700
• Reserves months: —
• Total cash needed: —

Listing history 12 events

1. 2026-06-18
   statusdays on marketlisting id $189,990 Active 1 DOM
2. 2026-06-08
   days on market $189,990 Active Under Contract 58 DOM
3. 2026-06-08
   days on market $189,990 Active Under Contract 57 DOM
4. 2026-06-07
   days on market $189,990 Active Under Contract 56 DOM
5. 2026-06-04
   days on market $189,990 Active Under Contract 53 DOM
6. 2026-06-02
   days on market $189,990 Active Under Contract 52 DOM
7. 2026-06-01
   days on market $189,990 Active Under Contract 51 DOM
8. 2026-05-31
   days on market $189,990 Active Under Contract 50 DOM
9. 2026-04-28
   historical Active Under Contract
10. 2026-04-11
    listed $189,990 Active
11. 2006-10-31
    soldstatus $170,282
12. 1999-05-07
    soldstatus $14,000

ⓘ 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: $699 · $58/mo
• Projected year-2 tax: $1,832 · $153/mo
• Expected delta: +$1,132/yr (+$94/mo · 161.9%)

ⓘ 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 6/10 Major
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°F today · 17 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: $17,739
• − Mortgage interest: −$10,642
• − Property taxes: −$699
• − Insurance: −$950
• − Repairs & maintenance: −$1,419
• − Management: −$1,419
• − Depreciation: −$5,527
• Taxable loss: −$2,918
• Est. tax savings @ 24.0%: +$700
• After-tax cash flow: $1,109/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

• 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

+1257.1% since first listed

4 events — show timeline

• 2026-04-28 Contingent — ACBOR
• 2026-04-11 Listed $189,990 ACBOR
• 2006-10-31 Sold (Public Records) $170,282 Public Records
• 1999-05-07 Sold (Public Records) $14,000 Public Records

Property tax history

+3.9%/yr

Latest (2025): $699 · -1.6% YoY. Source: county tax records.