330 East St · Springboro, OH 45066

$200,000

2 bd · 1.0 ba · 1,068 sqft · SingleFamily public records · 59 Days on market

Built 1927 8,642 sqft lot $187/sqft · 17% below area Est $241k · 17% 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 +7.4/30.0
• Schools +7.1/10.0
• Livability +4.0/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +1.6/10.0
• 1% rule +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Discover the perfect blend of charm, convenience, and modern updates in this beautifully refreshed 2-bedroom, 1-bathroom home nestled in Springboro. Step inside to an inviting and easy-flowing floor plan featuring two spacious living areas on the main level—ideal for relaxing, entertaining, or everyday family life. The main bedroom is conveniently located on the first floor for easy accessibility, while two additional rooms await upstairs, providing flexibility for guests, a home office, or growing needs. Recent updates shine throughout: fresh, stylish flooring graces the family room, the bathroom has been fully remodeled with contemporary finishes, and new lighting enhances every room with a warm, modern glow. A wonderful full basement offers abundant potential—whether for storage, hobbies, a rec room, or future expansion. Outside, enjoy a spacious, private backyard perfect for gatherings, gardening, or simply unwinding. The detached garage provides covered parking for a small car while doubling as exceptional storage space for tools, seasonal items, or gear. Location is unbeatable: just minutes from vibrant downtown Springboro, with its historic charm, boutique shops, local eateries, and lively festivals, summer concerts, and community events. Schools are nearby, quick access to I-75 makes commuting effortless, and Austin Landing is right around the corner. This move-in-ready gem combines thoughtful updates with prime positioning in wonderful Springboro! Don't miss your chance to call it home!

Key facts

• Private backyard
• Full basement
• Quick access to i-75

Tags

• SPACIOUS LIVING AREAS
• FULLY REMODELED BATHROOM
• PRIVATE BACKYARD
• DETACHED GARAGE
• FULL BASEMENT
• QUICK ACCESS TO I-75

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $200k.

Deal economics

• At list price, monthly cash flow is $-253 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $155k (22.4% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $131k (34.6% below list).
• Recommended offer: $131k (34.6% below list) — sets the bar for 1% rule.
• Cap rate 4.8% vs local median 3.0% in Springboro — 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 81/100 on livability (#93 in OH, #1,395 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: health & safety C-, amenities F, commute F.
• Springboro Community City (rural): math 77% / reading 79% proficiency, ranked #42 of 656 in OH (top 6%) — strong family-tenant draw, lease renewals of 3-5y typical; only 7% free/reduced lunch — higher-income household profile.
• Zoned schools: Clearcreek Elementary School (917 students, 4% FRL); Springboro Junior High School (math 80% / reading 81%, grade A+, #41 of 654 statewide, top 7%, 928 students, 8% FRL); Springboro High School (math 67% / reading 84%, grade A-, #65 of 781 statewide, top 8%, 1,954 students, 7% FRL) — zoned schools at 6% FRL track the district average.
• Market conditions: 220 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); high-income renter base; 1,224 units permitted in Warren County in 2024 (474 in 5+ unit buildings).
• This rent is only 12% of the median local income ($131k/yr) — well below the 30% rent-burden line; pricing power to push rent on renewal without tenant pushback.

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.
• Warren County population projected at +16% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($194k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $20k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $160k; 25% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1927 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,771 (34.6% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 59 days. Have you received any prior offers? Is the seller open to a 35% concession, seller financing, or rate buy-down credit?
3. Built in 1927 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
6. 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?
7. 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.
8. 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.
9. 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: 0.65% ✗
• Cap rate: 4.77%
• Cash-on-cash: -5.43%
• DSCR: 0.76
• GRM: 12.7

CMA / ARV

• ARV (median comp): $240,583
• List price: $200,000
• Delta: -16.87%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 6 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
330 East St	0.00mi	2/1.0	1,068 (0%)	1mo	$200,000	$187	100
150 W Market St	0.27mi	3/2.0 (+1)	1,032 (-3%)	13mo	$236,000	$229	62
120 W Market St	0.25mi	3/1.5 (+1)	1,101 (+3%)	21mo	$230,000	$209	58
40 Walnut Pl	0.54mi	3/1.5 (+1)	1,140 (+7%)	1mo	$242,000	$212	56
240 W Market St	0.36mi	3/1.5 (+1)	980 (-8%)	11mo	$238,500	$243	53
500 W Market St	0.66mi	3/1.5 (+1)	1,220 (+14%)	4mo	$146,200	$120	35

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: -25.6%
• Equity multiple: 0.13×
• Total profit: $-48,588
• Equity at exit: $29,821

10-year hold

• IRR: -22.1%
• Equity multiple: -0.13×
• Total profit: $-63,252
• Equity at exit: $17,292

Cash invested: $56,000 (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 45066

• Active inventory: 220
• Price-to-rent: 12.7×

Monthly cashflow live

• Estimated rent: $1,308 high
• Mortgage (P&I): −$1,049
• Tax from tax record: −$154 /mo · $1,852/yr
• Insurance: −$83
• HOA: −$0
• Vacancy / Maint / Mgmt: −$275
• Net cashflow: $-253

Break-even live

Break-even rent $1,629

Max offer price $155,231

Occupancy floor —

Sensitivity live

Price	-10% $-140	-5% $-197	+0% $-253	+5% $-310	+10% $-367
Rent	-10% $-357	-5% $-305	+0% $-253	+5% $-202	+10% $-150
Rate	-1.0pp $-153	-0.5pp $-203	base $-253	+0.5pp $-305	+1.0pp $-358

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: $50,000
• Closing costs: $6,000
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
405 Gilpin Dr #1 Springboro, OH	2.0	1.0	860	$945	$1.10	45d	1	0.22mi
425 Gilpin Dr Unit 4 Springboro, OH	2.0	1.0	860	$945	$1.10	22d	1	0.22mi
505 Gilpin Dr Unit C3 Springboro, OH	2.0	1.0	850	$945	$1.11	45d	1	0.23mi
505 Gilpin Dr Springboro, OH	2.0	1.0	850	$945	$1.11	21d	1	0.23mi
475 Gilpin Dr Springboro, OH	2.0	1.0	800	$975	$1.22	3d	1	0.24mi
5 Willow Dr Springboro, OH	3.0	1.5	1200	$1,900	$1.58	45d	1	0.46mi
30 Royal Dr Springboro, OH	1.0–4.0	1.0–2.0	1200	$2,662	$2.22	3d	3	0.63mi
110 Teakwood Ln Springboro, OH	3.0	1.5	1492	$1,800	$1.21	21d	1	1.28mi

Listing history 9 events

1. 2026-05-02
   status Pending 1533-char remark

   Show marketing remark (1533 chars)

   Discover the perfect blend of charm, convenience, and modern updates in this beautifully refreshed 2-bedroom, 1-bathroom home nestled in Springboro. Step inside to an inviting and easy-flowing floor plan featuring two spacious living areas on the main level—ideal for relaxing, entertaining, or everyday family life. The main bedroom is conveniently located on the first floor for easy accessibility, while two additional rooms await upstairs, providing flexibility for guests, a home office, or growing needs. Recent updates shine throughout: fresh, stylish flooring graces the family room, the bathroom has been fully remodeled with contemporary finishes, and new lighting enhances every room with a warm, modern glow. A wonderful full basement offers abundant potential—whether for storage, hobbies, a rec room, or future expansion. Outside, enjoy a spacious, private backyard perfect for gatherings, gardening, or simply unwinding. The detached garage provides covered parking for a small car while doubling as exceptional storage space for tools, seasonal items, or gear. Location is unbeatable: just minutes from vibrant downtown Springboro, with its historic charm, boutique shops, local eateries, and lively festivals, summer concerts, and community events. Schools are nearby, quick access to I-75 makes commuting effortless, and Austin Landing is right around the corner. This move-in-ready gem combines thoughtful updates with prime positioning in wonderful Springboro! Don't miss your chance to call it home!

2. 2026-04-01
   price $200,000 1533-char remark

   Show marketing remark (1533 chars)

   Discover the perfect blend of charm, convenience, and modern updates in this beautifully refreshed 2-bedroom, 1-bathroom home nestled in Springboro. Step inside to an inviting and easy-flowing floor plan featuring two spacious living areas on the main level—ideal for relaxing, entertaining, or everyday family life. The main bedroom is conveniently located on the first floor for easy accessibility, while two additional rooms await upstairs, providing flexibility for guests, a home office, or growing needs. Recent updates shine throughout: fresh, stylish flooring graces the family room, the bathroom has been fully remodeled with contemporary finishes, and new lighting enhances every room with a warm, modern glow. A wonderful full basement offers abundant potential—whether for storage, hobbies, a rec room, or future expansion. Outside, enjoy a spacious, private backyard perfect for gatherings, gardening, or simply unwinding. The detached garage provides covered parking for a small car while doubling as exceptional storage space for tools, seasonal items, or gear. Location is unbeatable: just minutes from vibrant downtown Springboro, with its historic charm, boutique shops, local eateries, and lively festivals, summer concerts, and community events. Schools are nearby, quick access to I-75 makes commuting effortless, and Austin Landing is right around the corner. This move-in-ready gem combines thoughtful updates with prime positioning in wonderful Springboro! Don't miss your chance to call it home!

3. 2026-03-20
   price $210,000 1533-char remark

   Show marketing remark (1533 chars)

   Discover the perfect blend of charm, convenience, and modern updates in this beautifully refreshed 2-bedroom, 1-bathroom home nestled in Springboro. Step inside to an inviting and easy-flowing floor plan featuring two spacious living areas on the main level—ideal for relaxing, entertaining, or everyday family life. The main bedroom is conveniently located on the first floor for easy accessibility, while two additional rooms await upstairs, providing flexibility for guests, a home office, or growing needs. Recent updates shine throughout: fresh, stylish flooring graces the family room, the bathroom has been fully remodeled with contemporary finishes, and new lighting enhances every room with a warm, modern glow. A wonderful full basement offers abundant potential—whether for storage, hobbies, a rec room, or future expansion. Outside, enjoy a spacious, private backyard perfect for gatherings, gardening, or simply unwinding. The detached garage provides covered parking for a small car while doubling as exceptional storage space for tools, seasonal items, or gear. Location is unbeatable: just minutes from vibrant downtown Springboro, with its historic charm, boutique shops, local eateries, and lively festivals, summer concerts, and community events. Schools are nearby, quick access to I-75 makes commuting effortless, and Austin Landing is right around the corner. This move-in-ready gem combines thoughtful updates with prime positioning in wonderful Springboro! Don't miss your chance to call it home!

4. 2026-03-10
   price $215,000 1533-char remark

   Show marketing remark (1533 chars)

   Discover the perfect blend of charm, convenience, and modern updates in this beautifully refreshed 2-bedroom, 1-bathroom home nestled in Springboro. Step inside to an inviting and easy-flowing floor plan featuring two spacious living areas on the main level—ideal for relaxing, entertaining, or everyday family life. The main bedroom is conveniently located on the first floor for easy accessibility, while two additional rooms await upstairs, providing flexibility for guests, a home office, or growing needs. Recent updates shine throughout: fresh, stylish flooring graces the family room, the bathroom has been fully remodeled with contemporary finishes, and new lighting enhances every room with a warm, modern glow. A wonderful full basement offers abundant potential—whether for storage, hobbies, a rec room, or future expansion. Outside, enjoy a spacious, private backyard perfect for gatherings, gardening, or simply unwinding. The detached garage provides covered parking for a small car while doubling as exceptional storage space for tools, seasonal items, or gear. Location is unbeatable: just minutes from vibrant downtown Springboro, with its historic charm, boutique shops, local eateries, and lively festivals, summer concerts, and community events. Schools are nearby, quick access to I-75 makes commuting effortless, and Austin Landing is right around the corner. This move-in-ready gem combines thoughtful updates with prime positioning in wonderful Springboro! Don't miss your chance to call it home!

5. 2026-03-04
   listed $220,000 Active 1533-char remark

   Show marketing remark (1533 chars)

   Discover the perfect blend of charm, convenience, and modern updates in this beautifully refreshed 2-bedroom, 1-bathroom home nestled in Springboro. Step inside to an inviting and easy-flowing floor plan featuring two spacious living areas on the main level—ideal for relaxing, entertaining, or everyday family life. The main bedroom is conveniently located on the first floor for easy accessibility, while two additional rooms await upstairs, providing flexibility for guests, a home office, or growing needs. Recent updates shine throughout: fresh, stylish flooring graces the family room, the bathroom has been fully remodeled with contemporary finishes, and new lighting enhances every room with a warm, modern glow. A wonderful full basement offers abundant potential—whether for storage, hobbies, a rec room, or future expansion. Outside, enjoy a spacious, private backyard perfect for gatherings, gardening, or simply unwinding. The detached garage provides covered parking for a small car while doubling as exceptional storage space for tools, seasonal items, or gear. Location is unbeatable: just minutes from vibrant downtown Springboro, with its historic charm, boutique shops, local eateries, and lively festivals, summer concerts, and community events. Schools are nearby, quick access to I-75 makes commuting effortless, and Austin Landing is right around the corner. This move-in-ready gem combines thoughtful updates with prime positioning in wonderful Springboro! Don't miss your chance to call it home!

6. 2023-05-02
   soldstatus $159,900
7. 2023-04-28
   soldstatus $159,900 Closed 16-char remark

   Show marketing remark (16 chars)

   Sold before sent

8. 2023-03-28
   historical 16-char remark

   Show marketing remark (16 chars)

   Sold before sent

9. 2023-03-28
   listed $159,900 16-char remark

   Show marketing remark (16 chars)

   Sold before sent

ⓘ 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: $1,852 · $154/mo
• Projected year-2 tax: $2,486 · $207/mo
• Expected delta: +$634/yr (+$53/mo · 34.2%)

ⓘ 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 1/10 Low
• 🌡 Heat 4/10 Moderate 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 4/10 Moderate 4 unhealthy d/yr today · 5 by 30 yrs out

Taxation est. · year 1

• Rental income: $15,693
• − Mortgage interest: −$11,203
• − Property taxes: −$1,852
• − Insurance: −$1,000
• − Repairs & maintenance: −$1,255
• − Management: −$1,255
• − Depreciation: −$5,818
• Taxable loss: −$6,692
• Est. tax savings @ 24.0%: +$1,606
• After-tax cash flow: $-1,435/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: Springboro Community City
• NCES district ID: 3905042
• Math proficiency: 77% ▼ -6.00%
• Reading proficiency: 79% ▼ -3.00%
• Median HH income: $101,069
• Composite: 70.88/100
• National rank: #247
• State rank: #42 of 656 in OH

Livability — Springboro

• Score: 81/100
• State rank: #93
• US rank: #1395

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springboro, OH
• County: Warren County · 196,906 people
• City population: 27,545
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 27,545
• Household income: $131,250
• Rent vs Own: 8.8% rent · 91.2% own
• Severe rent burden: 139.0

Population outlook (Warren County) Hauer SSP2

• Today (2025): 248,603 people
• By 2030: 259,345 · +4.3%
• By 2040: 277,666 · +11.7%
• By 2050: 289,599 · +16.5%
• By 2075: 311,681 · +25.4%
• By 2100: 302,738 · +21.8%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 4% Two or more races 4% Asian 3% Black 2%
• Common ancestry: Romanian 5% Slovak 3% Lithuanian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 93% English-only · Other Asian/Pacific 2% Spanish 2% Other Indo-European 1%

Political lean MEDSL · Warren

• 2024 margin: Solid R (+31.5) · D 33.8% · R 65.3%
• 2008→2024 swing: +4.5pp toward D · 2008: -36.1pp · 2024: -31.5pp
• All cycles: 2024: R+31.5 2020: R+30.8 2016: R+37.6 2012: R+39.5 2008: R+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -125.08%
• Current HPI: 221.4007
• Rent YoY: —
• Metro: Cincinnati, OH-KY-IN
• 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

+25.1% since first listed

9 events — show timeline

• 2026-05-02 Pending — Dayton MLS
• 2026-04-01 Price Changed $200,000 Dayton MLS
• 2026-03-20 Price Changed $210,000 Dayton MLS
• 2026-03-10 Price Changed $215,000 Dayton MLS
• 2026-03-04 Listed $220,000 Dayton MLS
• 2023-05-02 Sold (Public Records) $159,900 Public Records
• 2023-04-28 Sold (MLS) $159,900 Cincy MLS
• 2023-03-28 Listing Removed — Cincy MLS
• 2023-03-28 Listed $159,900 Cincy MLS

Property tax history

+5.0%/yr

Latest (2025): $1,852 · -0.2% YoY. Source: county tax records.