Gallia County presents an appreciation-versus-income-verification tension: price measures rose, but cash-flow underwriting cannot be completed from this record. Income-focused underwriting warrants caution; investigators seeking asset-level rent, insurance, and tax confirmation have a clearer diligence path. Zillow’s county median home value was $172,786 in 2026-06, up 7.95% year over year. Separately, FHFA’s 2025 repeat-transaction HPI rose 7.61% annually and 45.20% cumulatively over five years. The HPI corroborates direction, not Zillow’s dollar value or a combined growth rate.
No market asking rent is published, so gross yield cannot be computed. HUD’s two-bedroom FMR of $973 per month is a payment standard rather than a market-rent estimate and cannot fill that gap. Carrying-cost screening does have an initial county reference: the effective property-tax rate is 0.91% and median annual property tax is $1,418. These do not establish a particular parcel’s assessment, insurance expense, maintenance, or net operating income; property-specific bills and rent comps are missing.
Realtor.com’s MLS snapshot had 53 active listings, 61.54% more than a year earlier; median marketing time was 51 days and 13.02% of listings had reductions. Those are asking-market supply, marketing-time and concession signals, not closed prices or buyer-demand proof. Tax-return migration recorded more moving households leaving than entering, while average income of inbound movers was lower than that of outbound movers, adding a demographic caution without measuring all households. Investor purchases numbered 11 of 204 total purchases, indicating limited observed investor participation. QCEW reports annual covered jobs at county workplaces, with gains in jobs and covered wages; education and health services is the largest disclosed private supersector, not the whole economy.
Modeled climate loss is 0.14% of building value annually, and inland flood is the dominant hazard; the model does not substitute for parcel flood-zone, elevation, mitigation, deductible, or insurance review. No closed-sale prices, property-level rent comps, vacancy, operating costs, insurance quotes, or condition data are published. Their absence prevents a defensible cap-rate, debt-service, resale-comparable, or flood-cost conclusion. Next checks are parcel tax and assessment records, lease and rent comps, insurance and flood terms, and recent closed transactions.