106 S Main St · Springboro, PA 16435

$44,500

2 bd · None ba · 2,640 sqft · MultiFamily · 3 Days on market

Built 1964 Poor condition 2,178 sqft lot

---

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).

• Cash flow +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Appreciation +4.4/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +1.0/5.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks

Step into a unique investment opportunity with the former Springboro Inn, a well-known property located in the heart of downtown Springboro. Rich in history and character, this landmark property is ready for its next chapter. Previously operating as a successful tavern and restaurant, this location established a strong presence within the community and offers tremendous potential for the right buyer. Ready for a full restoration, the property provides a rare opportunity to preserve its historic charm while creating a space tailored to your vision and business goals. While extensive improvements are needed, the property presents an exceptional opportunity to breathe new life into a historic

Key facts

• 2,178 sq ft lot
• 5 parking spots
• Built 1964

Property features AI

Finance

• Financial info: $1,728 annual tax amount

Exterior

• Parking: 5 total parking spaces
• Utilities: Public water
• Home design: Multi-family residential income property
• Construction: Brick and block construction; Asphalt roof; Built on a 0.05-acre lot (28 x 85)
• Exterior features: Paved road access; C-1 zoning

Interior

• Bedrooms: 2 bedrooms
• Heating & cooling: Central Air; Forced Air
• Interior features: Central air conditioning; Forced air heating

What this means for you Summary

Snapshot

• This is a 2-bed/?-bath multifamily listed at $44k. Condition is rated poor.

Deal economics

• At list price, monthly cash flow is $1k ($17k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $44k).

Location & tenants

• Location reads 58/100 on livability (#1,574 in PA) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing A-; Watch: crime C-, health & safety D, schools F.
• Conneaut SD (rural): math 38% / reading 57% proficiency, ranked #241 of 539 in PA (top 45%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 11 active listings in the ZIP; 83 units permitted in Crawford County in 2024 (0 in 5+ unit buildings).
• At $2,208/mo this rent would consume 47% of the median local household income ($56k/yr) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $308 of loan paydown is wiped out by about $572 of value loss. Plan a longer hold.
• Crawford County population projected at -22% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-1.3% appreciation + 3.0% rent growth), your $12k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• Only 3 days on market — expect competitive offers; lowballing is unlikely to land.

Recommended offer $44,500

Questions for the listing agent

1. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
2. Built in 1964 — 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. 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?
6. 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.
7. 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.
8. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 4.96% ✓
• Cap rate: 45.04%
• Cash-on-cash: 138.37%
• DSCR: 7.16
• GRM: 1.7

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-1.29% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: —
• Equity multiple: 8.03×
• Total profit: $87,620
• Equity at exit: $10,133

10-year hold

• IRR: —
• Equity multiple: 16.84×
• Total profit: $197,310
• Equity at exit: $10,130

Cash invested: $12,460 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 62 Landlord-Friendly
• State Pennsylvania: 62 Landlord-Friendly · EVEN
• County: — inherits STATE
• City: — inherits STATE

10-day notice; Philadelphia has eviction-court diversion + some protections; otherwise moderate.

Methodology + full state rankings →

ZIP-level market 16435

• Home prices YoY: -1.2%
• Active inventory: 11
• Price-to-rent: 3.4×

Monthly cashflow live

• Estimated rent: $2,208 medium
• Mortgage (P&I): −$233
• Tax est. 1.5%: −$56 /mo · $668/yr
• Insurance: −$19
• HOA: −$0
• Vacancy / Maint / Mgmt: −$464
• Net cashflow: $1,437

Break-even live

Break-even rent $389

Max offer price $44,500

Occupancy floor 30%

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1	$2,208
Total (2 units)			$2,208

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: $11,125
• Closing costs: $1,335
• Reserves months: —
• Total cash needed: —

Listing history 4 events

1. 2026-06-19
   days on market $44,500 Active 3 DOM
2. 2026-06-18
   days on market $44,500 Active 2 DOM
3. 2026-06-17
   remarks 699-char remark
4. 2026-06-17
   listed $44,500 Active 1 DOM

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

Taxation est. · year 1

• Rental income: $26,496
• − Mortgage interest: −$2,493
• − Property taxes: −$668
• − Insurance: −$222
• − Repairs & maintenance: −$2,120
• − Management: −$2,120
• − Depreciation: −$1,295
• Taxable income: $17,579
• Est. tax owed @ 24.0%: −$4,219
• After-tax cash flow: $13,022/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.

Condition & rehab AI · 13 photos

Poor 20/100 Extensive rehab

This property requires extensive rehabilitation, including repairs to the kitchen and bathrooms, painting the exterior, and improving the landscaping. The property has significant potential for value increase with the right investment.

Repairs flagged

• Major Exposed plumbing in the kitchen — The exposed plumbing indicates significant damage and the need for a full replacement.
• Major Missing cabinets in the kitchen — The missing cabinets indicate a lack of storage and functionality in the kitchen.
• Major Peeling wallpaper in the bathrooms — The peeling wallpaper indicates significant damage and the need for a full replacement.
• Major Missing fixtures in the bathrooms — The missing fixtures indicate a lack of functionality and the need for a full replacement.
• Major Peeling paint on the exterior — The peeling paint indicates significant damage and the need for a full repainting.
• Major General lack of maintenance — The general lack of maintenance indicates a need for a full renovation.

Value-add opportunities

• Both Rehabilitation of the kitchen and bathrooms — A fully functional kitchen and bathrooms will attract more buyers and renters.
• Both Painting the exterior — A fresh coat of paint will improve the curb appeal and make the property more attractive to potential buyers and renters.
• Both Landscaping and curb appeal — A well-maintained landscape will improve the property's curb appeal and make it more attractive to potential buyers and renters.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Exposed plumbing in the kitchen · The exposed plumbing indicates significant damage and the need for a full replacement.	Major	$15,000–50,000
Missing cabinets in the kitchen · The missing cabinets indicate a lack of storage and functionality in the kitchen.	Major	$15,000–50,000
Peeling wallpaper in the bathrooms · The peeling wallpaper indicates significant damage and the need for a full replacement.	Major	$15,000–50,000
Missing fixtures in the bathrooms · The missing fixtures indicate a lack of functionality and the need for a full replacement.	Major	$15,000–50,000
Peeling paint on the exterior · The peeling paint indicates significant damage and the need for a full repainting.	Major	$15,000–50,000
General lack of maintenance · The general lack of maintenance indicates a need for a full renovation.	Major	$15,000–50,000
Total estimated repair cost · 6 items		$90,000–300,000

Value-add ROI direction

• Both Rehabilitation of the kitchen and bathrooms — A fully functional kitchen and bathrooms will attract more buyers and renters. ↑
• Both Painting the exterior — A fresh coat of paint will improve the curb appeal and make the property more attractive to potential buyers and renters. ↑
• Both Landscaping and curb appeal — A well-maintained landscape will improve the property's curb appeal and make it more attractive to potential buyers and renters. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

Schools (NCES district)

• District: Conneaut SD
• NCES district ID: 4206590
• Math proficiency: 38% ▼ -7.00%
• Reading proficiency: 57% ▼ -7.00%
• Median HH income: $43,946
• Composite: 40.06/100
• National rank: #3813
• State rank: #241 of 539 in PA

Livability — Springboro

• Score: 58/100
• State rank: #1574
• US rank: #21050

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Springboro, PA
• County: Crawford · 5,758 people
• Population (ZIP): 1,678
• Household income: $56,400
• Rent vs Own: 24.1% rent · 75.9% own
• Severe rent burden: 14.5

Population outlook (Crawford County) Hauer SSP2

• Today (2025): 81,399 people
• By 2030: 77,977 · -4.2%
• By 2040: 70,659 · -13.2%
• By 2050: 63,841 · -21.6%
• By 2075: 50,198 · -38.3%
• By 2100: 37,898 · -53.4%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (95%)
• Race & ethnicity: White 95% Two or more races 4% Hispanic / Latino 2%
• Common ancestry: Romanian 6% Lithuanian 2% Serbian 1%
• Foreign-born: 0%
• Languages at home: 96% English-only · German/W. Germanic 4%

Political lean MEDSL · Crawford

• 2024 margin: Solid R (+39.2) · D 30.0% · R 69.2%
• 2008→2024 swing: -28.8pp toward R · 2008: -10.4pp · 2024: -39.2pp
• All cycles: 2024: R+39.2 2020: R+37.2 2016: R+38.5 2012: R+19.6 2008: R+10.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -1.29%
• Current HPI: 101.5139
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.68%
• F500 in state: 34

Industry mix (Fortune 500 HQ in PA)

Industry	F500 HQs	Revenue
▸Healthcare	2	$309B
▸Insurance	2	$27B
▸Telecommunications / Media	1	$124B
▸Industrial Distribution	1	$22B
▸Financial Services	1	$20B
▸Chemicals / Materials	1	$18B

Price history

1 event — show timeline

• 2026-06-16 Listed $44,500 GEBOR