10850 Ponds Ln #6 · Montgomery, OH 45242

$260,000

3 bd · 3.0 ba · 1,560 sqft · Condo public records · 58 Days on market

Built 1976 $167/sqft · at area comps Est $271k · at est. $555/mo HOA · 22% of rent ↓ 9% since listing

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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 +9.3/15.0
• Cash flow +8.1/30.0
• Schools +7.4/10.0
• 1% rule +4.8/10.0
• Livability +4.1/5.0
• Rent growth +3.9/5.0
• Condition / age +2.5/5.0
• DSCR +2.2/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Located in the popular Montgomery Towne community, this beautifully maintained end-unit condo offers the privacy and feel of a single-family home. Positioned at the end of the row, natural light floods the main living area while peaceful views overlook a lush green space. The updated kitchen and bathrooms feature modern finishes with timeless appeal. This true three-bedroom home includes a spacious primary suite with an adjoining private bath. The finished lower level boasts an industrial-inspired design, creating the perfect space for entertaining, a home office, or a media room. Residents enjoy access to a pool, tennis courts, and playground in this professionally maintained community. Prime location close to restaurants, shopping, highways, and schools makes this home the perfect blend of comfort and convenience.

Key facts

• End-unit condo
• Updated kitchen
• Finished lower level

Tags

• END-UNIT CONDO
• UPDATED KITCHEN
• FINISHED LOWER LEVEL

Property features AI

Finance

• Other: Home warranty included; Property zoned residential; Lot is cleared; Approximately 6.28 acres
• HOA & community: HOA: Towne Properties; Monthly association fee of $555.97; HOA covers water, sewer, trash, association dues, play area, pool, tennis, and professional management

Exterior

• Parking: Detached carport (1 carport space); 1 assigned parking space
• Utilities: Public water; Public sewer; Electric service
• Home design: Traditional style; Two levels; Entry level: 1; Unit entry level: 1; Facing information not provided
• Construction: Brick and vinyl siding exterior; Shingle roof; Poured foundation; Built year not provided
• Exterior features: Corner lot; Patio; Vinyl fencing; Wood-burning fireplace

Interior

• Kitchen: Pantry; Eat-in kitchen; Vinyl flooring; Window treatments; Wood cabinets; Dishwasher; Oven/Range; Refrigerator; Garbage disposal
• Bedrooms: 3 bedrooms total; Primary bedroom on level 2 (13 x 13); Bedroom 2 on level 1 (14 x 9); Bedroom 3 on level 2 (11 x 10)
• Flooring: Wall-to-wall carpet in living areas; Vinyl flooring in kitchen and basement; Laminate flooring in entry/foyer
• Bathrooms: 2 full bathrooms; 2 half bathrooms; Primary bathroom with shower; Partial bathroom on level 1; Partial bathroom on lower level
• Heating & cooling: Electric forced air heating; Central air conditioning; Electric water heater
• Interior features: Multi-panel doors; Recessed lighting; Smoke alarm; Partially finished basement; Walkout
• Laundry & utility: Lower-level laundry room (21 x 12); Washer; Dryer; 220 volt service

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath condo listed at $260k.

Deal economics

• At list price, monthly cash flow is $-251 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $216k (17.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $254k (2.2% below list).
• Recommended offer: $216k (17.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% vs local median 1.9% in Montgomery — 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 82/100 on livability (#86 in OH, #1,249 nationally) — a professional / high-income tenant draw. Strengths: crime A+, employment A+, housing A+; Watch: cost of living D, amenities F.
• Sycamore Community City (suburban): math 83% / reading 84% proficiency, ranked #30 of 656 in OH (top 5%) — strong family-tenant draw, lease renewals of 3-5y typical; only 13% free/reduced lunch — higher-income household profile.
• Zoned schools: Symmes Elementary School (math 88% / reading 75%, grade A+, #149 of 1,584 statewide, top 10%, 648 students, 15% FRL); Edwin H Greene Intermediate Middle School (math 80% / reading 86%, grade A+, #29 of 654 statewide, top 5%, 876 students, 12% FRL); Sycamore High School (math 71% / reading 85%, grade A-, #50 of 781 statewide, top 6%, 1,639 students, 15% FRL) — zoned schools at 14% FRL track the district average.
• Market conditions: Rents rising fast (+5.5%/yr); 55 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals leasing fast (median 4d on market — plan ~1-2 weeks tenant-placement turnaround); high-income renter base; 801 units permitted in Hamilton County in 2024 (190 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k of value loss. Plan a longer hold.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($252k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: HOA is 22% of rent.

Recommended offer $215,651 (17.1% 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 58 days. Have you received any prior offers? Is the seller open to a 17% concession, seller financing, or rate buy-down credit?
3. Built in 1976 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 0.98% ✗
• Cap rate: 5.13%
• Cash-on-cash: -4.14%
• DSCR: 0.82
• GRM: 8.5

CMA / ARV

• ARV (median comp): $270,796
• List price: $260,000
• Delta: -3.99%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 5.47% rent growth · sell at horizon

5-year hold

• IRR: -19.6%
• Equity multiple: 0.30×
• Total profit: $-51,321
• Equity at exit: $38,767

10-year hold

• IRR: -6.8%
• Equity multiple: 0.51×
• Total profit: $-36,010
• Equity at exit: $22,480

Cash invested: $72,800 (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 45242

• Rents YoY: 5.5%
• Active inventory: 55
• Price-to-rent: 8.5×

Monthly cashflow live

• Estimated rent: $2,543 high
• Mortgage (P&I): −$1,363
• Tax from tax record: −$233 /mo · $2,801/yr
• Insurance: −$108
• HOA: −$555
• Vacancy / Maint / Mgmt: −$534
• Net cashflow: $-251

Break-even live

Break-even rent $2,861

Max offer price $215,651

Occupancy floor —

Sensitivity live

Price	-10% $-104	-5% $-177	+0% $-251	+5% $-325	+10% $-398
Rent	-10% $-452	-5% $-352	+0% $-251	+5% $-151	+10% $-50
Rate	-1.0pp $-120	-0.5pp $-185	base $-251	+0.5pp $-318	+1.0pp $-387

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7950 Village Dr Cincinnati, OH	1.0–2.0	1.0–2.5	1405	$2,415	$1.72	3d	15	0.23mi
10555 Montgomery Rd Montgomery, OH	1.0–2.0	1.0–2.5	1057	$2,445	$2.31	45d	2	0.60mi
10555 Montgomery Rd Montgomery, OH	2.0	2.5	1460	$2,445	$1.67	3d	1	0.60mi
10251 Pendery Dr Montgomery, OH	3.0	2.5	2043	$2,600	$1.27	3d	1	1.16mi
8075 Somerset Chase Cincinnati, OH	1.0–3.0	1.0–2.5	1385	$3,422	$2.47	3d	6	1.36mi
11513 Village Brook Dr Cincinnati, OH	1.0–3.0	1.0–2.0	1088	$2,932	$2.69	3d	34	1.41mi

HOA detail condo

• Monthly dues: $555 · $6,660/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 30 events

1. 2026-06-21
   days on market $260,000 Active 58 DOM
2. 2026-06-18
   days on market $260,000 Active 55 DOM
3. 2026-06-17
   days on market $260,000 Active 54 DOM
4. 2026-06-16
   days on market $260,000 Active 53 DOM
5. 2026-06-15
   days on market $260,000 Active 52 DOM
6. 2026-06-13
   days on market $260,000 Active 50 DOM
7. 2026-06-13
   days on market $260,000 Active 49 DOM
8. 2026-06-09
   days on market $260,000 Active 46 DOM
9. 2026-06-08
   days on market $260,000 Active 45 DOM
10. 2026-06-07
    days on market $260,000 Active 44 DOM
11. 2026-06-05
    days on market $260,000 Active 41 DOM
12. 2026-06-03
    days on market $260,000 Active 40 DOM
13. 2026-06-02
    days on market $260,000 Active 39 DOM
14. 2026-06-01
    days on market $260,000 Active 38 DOM
15. 2026-05-31
    days on market $260,000 Active 37 DOM
16. 2026-05-12
    price $260,000 839-char remark
17. 2026-04-24
    listed $270,000 Active 839-char remark

    Show marketing remark (827 chars)

    Located in the popular Montgomery Towne community, this beautifully maintained end-unit condo offers the privacy and feel of a single-family home. Positioned at the end of the row, natural light floods the main living area while peaceful views overlook a lush green space. The updated kitchen and bathrooms feature modern finishes with timeless appeal. This true three-bedroom home includes a spacious primary suite with an adjoining private bath. The finished lower level boasts an industrial-inspired design, creating the perfect space for entertaining, a home office, or a media room. Residents enjoy access to a pool, tennis courts, and playground in this professionally maintained community. Prime location close to restaurants, shopping, highways, and schools makes this home the perfect blend of comfort and convenience.

18. 2026-04-24
    historical 827-char remark

    Show marketing remark (827 chars)

    Located in the popular Montgomery Towne community, this beautifully maintained end-unit condo offers the privacy and feel of a single-family home. Positioned at the end of the row, natural light floods the main living area while peaceful views overlook a lush green space. The updated kitchen and bathrooms feature modern finishes with timeless appeal. This true three-bedroom home includes a spacious primary suite with an adjoining private bath. The finished lower level boasts an industrial-inspired design, creating the perfect space for entertaining, a home office, or a media room. Residents enjoy access to a pool, tennis courts, and playground in this professionally maintained community. Prime location close to restaurants, shopping, highways, and schools makes this home the perfect blend of comfort and convenience.

19. 2026-04-07
    historical Contingency Pending 827-char remark

    Show marketing remark (827 chars)

    Located in the popular Montgomery Towne community, this beautifully maintained end-unit condo offers the privacy and feel of a single-family home. Positioned at the end of the row, natural light floods the main living area while peaceful views overlook a lush green space. The updated kitchen and bathrooms feature modern finishes with timeless appeal. This true three-bedroom home includes a spacious primary suite with an adjoining private bath. The finished lower level boasts an industrial-inspired design, creating the perfect space for entertaining, a home office, or a media room. Residents enjoy access to a pool, tennis courts, and playground in this professionally maintained community. Prime location close to restaurants, shopping, highways, and schools makes this home the perfect blend of comfort and convenience.

20. 2026-03-14
    listed $270,000 Active 827-char remark

    Show marketing remark (827 chars)

    Located in the popular Montgomery Towne community, this beautifully maintained end-unit condo offers the privacy and feel of a single-family home. Positioned at the end of the row, natural light floods the main living area while peaceful views overlook a lush green space. The updated kitchen and bathrooms feature modern finishes with timeless appeal. This true three-bedroom home includes a spacious primary suite with an adjoining private bath. The finished lower level boasts an industrial-inspired design, creating the perfect space for entertaining, a home office, or a media room. Residents enjoy access to a pool, tennis courts, and playground in this professionally maintained community. Prime location close to restaurants, shopping, highways, and schools makes this home the perfect blend of comfort and convenience.

21. 2024-10-30
    soldstatus $297,200
22. 2024-10-24
    soldstatus $237,200 Sold

    Show marketing remark (477 chars)

    Montgomery Towne condo in Sycamore School District is ready for you to see! Ideally located near to everything. 3 bedrooms, 2 full and 2 half baths. This end unit has windows on 3 sides for plenty of natural light. Private, enclosed patio area. Partially finished basement has a wood burning fireplace, and the unfinished area has laundry and lots of storage space. Property has been well cared for, and Seller offers a $10,000 decorating allowance to purchaser, at full price.

23. 2024-09-25
    historical Contingency Pending

    Show marketing remark (477 chars)

    Montgomery Towne condo in Sycamore School District is ready for you to see! Ideally located near to everything. 3 bedrooms, 2 full and 2 half baths. This end unit has windows on 3 sides for plenty of natural light. Private, enclosed patio area. Partially finished basement has a wood burning fireplace, and the unfinished area has laundry and lots of storage space. Property has been well cared for, and Seller offers a $10,000 decorating allowance to purchaser, at full price.

24. 2024-09-22
    status Active

    Show marketing remark (477 chars)

    Montgomery Towne condo in Sycamore School District is ready for you to see! Ideally located near to everything. 3 bedrooms, 2 full and 2 half baths. This end unit has windows on 3 sides for plenty of natural light. Private, enclosed patio area. Partially finished basement has a wood burning fireplace, and the unfinished area has laundry and lots of storage space. Property has been well cared for, and Seller offers a $10,000 decorating allowance to purchaser, at full price.

25. 2024-09-09
    historical Contingency Pending

    Show marketing remark (477 chars)

    Montgomery Towne condo in Sycamore School District is ready for you to see! Ideally located near to everything. 3 bedrooms, 2 full and 2 half baths. This end unit has windows on 3 sides for plenty of natural light. Private, enclosed patio area. Partially finished basement has a wood burning fireplace, and the unfinished area has laundry and lots of storage space. Property has been well cared for, and Seller offers a $10,000 decorating allowance to purchaser, at full price.

26. 2024-09-04
    listed $255,000 Active

    Show marketing remark (477 chars)

    Montgomery Towne condo in Sycamore School District is ready for you to see! Ideally located near to everything. 3 bedrooms, 2 full and 2 half baths. This end unit has windows on 3 sides for plenty of natural light. Private, enclosed patio area. Partially finished basement has a wood burning fireplace, and the unfinished area has laundry and lots of storage space. Property has been well cared for, and Seller offers a $10,000 decorating allowance to purchaser, at full price.

27. 2024-09-02
    historical
28. 2024-08-20
    price $265,000
29. 2024-08-07
    price $283,000
30. 2024-08-01
    listed $287,000 Active

ⓘ 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: $2,801 · $233/mo
• Projected year-2 tax: $3,429 · $286/mo
• Expected delta: +$627/yr (+$52/mo · 22.4%)

ⓘ 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 ≥102°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 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $30,519
• − Mortgage interest: −$14,564
• − Property taxes: −$2,801
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,442
• − Management: −$2,442
• − HOA: −$6,660
• − Depreciation: −$7,564
• Taxable loss: −$7,253
• Est. tax savings @ 24.0%: +$1,741
• After-tax cash flow: $-1,272/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: Sycamore Community City
• NCES district ID: 3904486
• Math proficiency: 83% ▼ -4.00%
• Reading proficiency: 84% ▼ -2.00%
• Median HH income: $82,990
• Composite: 73.72/100
• National rank: #172
• State rank: #30 of 656 in OH

Livability — Montgomery

• Score: 82/100
• State rank: #86
• US rank: #1249

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Hamilton County · 701,295 people
• City population: 22,623
• Metro: Cincinnati, OH-KY-IN
• Population (ZIP): 22,623
• Household income: $124,567
• Rent vs Own: 21.7% rent · 78.3% own
• Severe rent burden: 288.0

Population outlook (Hamilton County) Hauer SSP2

• Today (2025): 826,054 people
• By 2030: 830,947 · +0.6%
• By 2040: 832,319 · +0.8%
• By 2050: 822,428 · -0.4%
• By 2075: 788,688 · -4.5%
• By 2100: 710,674 · -14.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (75%)
• Race & ethnicity: White 75% Asian 9% Two or more races 6% Black 6% Hispanic / Latino 6%
• Hispanic origin (detail): Mexican 2%
• Common ancestry: Slovak 3% Italian 2% Romanian 2%
• Foreign-born: 12% · Canada, Guatemala, China
• Languages at home: 87% English-only · Spanish 3% Other Asian/Pacific 2% Other Indo-European 2%

Political lean MEDSL · Hamilton

• 2024 margin: D (+14.9) · D 57.0% · R 42.1%
• 2008→2024 swing: +7.9pp toward D · 2008: 7.0pp · 2024: 14.9pp
• All cycles: 2024: D+14.9 2020: D+15.9 2016: D+9.5 2012: D+4.9 2008: D+7.0

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -337.76%
• Current HPI: 278.5015
• Rent YoY: ▲ 5.47%
• 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

-9.4% since first listed

15 events — show timeline

• 2026-05-12 Price Changed $260,000 Cincy MLS
• 2026-04-24 Listing Removed — Cincy MLS
• 2026-04-24 Listed $270,000 Cincy MLS
• 2026-04-07 Contingent — Cincy MLS
• 2026-03-14 Listed $270,000 Cincy MLS
• 2024-10-30 Sold (Public Records) $297,200 Public Records
• 2024-10-24 Sold (MLS) $237,200 Cincy MLS
• 2024-09-25 Contingent — Cincy MLS
• 2024-09-22 Relisted — Cincy MLS
• 2024-09-09 Contingent — Cincy MLS
• 2024-09-04 Listed $255,000 Cincy MLS
• 2024-09-02 Listing Removed — Cincy MLS
• 2024-08-20 Price Changed $265,000 Cincy MLS
• 2024-08-07 Price Changed $283,000 Cincy MLS
• 2024-08-01 Listed $287,000 Cincy MLS

Property tax history

+4.5%/yr

Latest (2025): $2,801 · +22.5% YoY. Source: county tax records.