119 Pearl St · Springboro, PA 16435

$124,900

3 bd · 1.0 ba · 1,824 sqft · SingleFamily · 5 Days on market

Built 1960 Fair condition 10,019 sqft lot Est $171k · 27% under

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Why this score? — see what drove the C 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 +17.9/30.0
• ARV discount +15.0/15.0
• DSCR +5.6/10.0
• 1% rule +4.8/10.0
• Appreciation +4.4/10.0
• Schools +4.0/10.0
• Livability +2.9/5.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Enjoy the convenience of in-town living in a completely updated house on a spacious lot. Relax with those refreshing summer breezes on the 12x16' covered deck while watch ing play in the spacious rear yard. Workshop with roll up door attached to the garage. The home's interior radiates a wood

Key facts

• Metal roof
• Private back deck
• Newer flooring

Tags

• PRIVATE BACK DECK
• FENCED IN YARD
• DETACHED GARAGE
• NEWER FLOORING
• METAL ROOF
• DISHWASHER

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $106 ($1k/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 $123k (1.8% below list).
• Recommended offer: $123k (1.8% below list) — sets the bar for 1% rule.

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).

Forward outlook

• Local home prices are declining (-1.3%/yr); year-one equity from $864 of loan paydown is wiped out by about $2k 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.

Negotiation context

• Only 5 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 18y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $82k; list at $125k implies a 52% gain — meaningful room to come down on a strong offer.

Recommended offer $122,714 (1.8% below list)

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 1960 — 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. 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: 0.98% ✗
• Cap rate: 7.31%
• Cash-on-cash: 3.65%
• DSCR: 1.16
• GRM: 8.5

CMA / ARV

• ARV (on-the-fly): $171,456
• Comps found: 2

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
119 Pearl St	0.00mi	3/1.0	1,824 (0%)	1mo	$124,900	$68	99
110 Union St	0.08mi	3/2.0	1,624 (-11%)	20mo	$153,000	$94	58

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

Projected returns pro-forma

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

5-year hold

• IRR: -2.8%
• Equity multiple: 0.88×
• Total profit: $-4,223
• Equity at exit: $28,441

10-year hold

• IRR: 4.3%
• Equity multiple: 1.39×
• Total profit: $13,654
• Equity at exit: $28,432

Cash invested: $34,972 (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: 8.5×

Monthly cashflow live

• Estimated rent: $1,227 medium
• Mortgage (P&I): −$655
• Tax est. 1.5%: −$156 /mo · $1,874/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$258
• Net cashflow: $106

Break-even live

Break-even rent $1,093

Max offer price $124,900

Occupancy floor 86%

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: $31,225
• Closing costs: $3,747
• Reserves months: —
• Total cash needed: —

Listing history 5 events

1. 2026-03-26
   status Pending
2. 2026-03-21
   listed $124,900 Active
3. 2016-07-28
   listed $89,900
4. 2008-07-30
   soldstatus $82,000 293-char remark

   Show marketing remark (293 chars)

   Enjoy the convenience of in-town living in a completely updated house on a spacious lot. Relax with those refreshing summer breezes on the 12x16' covered deck while watch ing play in the spacious rear yard. Workshop with roll up door attached to the garage. The home's interior radiates a wood

5. 2008-05-01
   listed $95,000 293-char remark

   Show marketing remark (293 chars)

   Enjoy the convenience of in-town living in a completely updated house on a spacious lot. Relax with those refreshing summer breezes on the 12x16' covered deck while watch ing play in the spacious rear yard. Workshop with roll up door attached to the garage. The home's interior radiates a wood

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥93°F today · 17 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $14,726
• − Mortgage interest: −$6,996
• − Property taxes: −$1,874
• − Insurance: −$624
• − Repairs & maintenance: −$1,178
• − Management: −$1,178
• − Depreciation: −$3,633
• Taxable loss: −$758
• Est. tax savings @ 24.0%: +$182
• After-tax cash flow: $1,457/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 · 12 photos

Fair 45/100 Moderate rehab

The property requires moderate renovations, including repairs to the deck and fence, and landscaping improvements to enhance its curb appeal and value.

Repairs flagged

• Major Deck — Significant wear and tear visible.
• Major Fence — Fence appears damaged and needs repair or replacement.
• Major Landscaping — Overgrown areas and snow cover suggest neglect.

Value-add opportunities

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal.
• Both Replace damaged deck — A new deck will enhance both resale and rental value.
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can boost both resale and rental appeal.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Deck · Significant wear and tear visible.	Major	$15,000–50,000
Fence · Fence appears damaged and needs repair or replacement.	Major	$15,000–50,000
Landscaping · Overgrown areas and snow cover suggest neglect.	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Resale Paint exterior siding — Fresh paint can significantly improve curb appeal. ↑
• Both Replace damaged deck — A new deck will enhance both resale and rental value. ↑
• Both Landscaping and yard maintenance — A well-maintained yard and landscaping can boost both resale and rental appeal. ↑

ⓘ 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

+31.5% since first listed

5 events — show timeline

• 2026-03-26 Pending — GEBOR
• 2026-03-21 Listed $124,900 GEBOR
• 2016-07-28 Listed $89,900 GEBOR
• 2008-07-30 Sold (MLS) $82,000 West Penn MLS
• 2008-05-01 Listed $95,000 West Penn MLS