10118 Little Pond Pl #5 · Montgomery Village, MD 20886

$189,900

2 bd · 2.0 ba · 1,121 sqft · Condo public records · 74 Days on market

Built 1968 $169/sqft · 6% below area Est $201k · 6% under $765/mo HOA · 34% of rent

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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 +10.1/15.0
• Cash flow +7.3/30.0
• 1% rule +6.7/10.0
• Appreciation +4.5/10.0
• Rent growth +3.6/5.0
• Schools +3.6/10.0
• Livability +3.1/5.0
• Condition / age +2.5/5.0
• DSCR +1.5/10.0

Listing remarks MLS

Beautiful 3rd-floor 2-bedroom, 2-bath condo with fresh paint and updated kitchen and bathrooms. Enjoy a huge family room and dining area overlooking a serene pond and playground. Bright, open living space perfect for relaxing or entertaining.

Key facts

• Huge family room
• Dining area
• Serene pond

Tags

• UPDATED KITCHEN
• UPDATED BATHROOMS
• HUGE FAMILY ROOM
• DINING AREA
• SERENE POND
• OPEN LIVING SPACE

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $190k.

Deal economics

• At list price, monthly cash flow is $-249 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $146k (23.2% below list).
• Meets the 1% rule at list price ($2k rent vs $190k).
• Recommended offer: $146k (23.2% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 62/100 on livability (#318 in MD) — a middle-class / working-renter tenant base. Strengths: employment A+, housing A+; Watch: crime D-, amenities F, commute F.
• Montgomery County Public Schools (suburban): math 27% / reading 45% proficiency, ranked #3 of 24 in MD (top 12%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Zoned schools: Watkins Mill Elementary (math 13% / reading 13%, grade F, #526 of 860 statewide, top 62%, 735 students, 86% FRL); Montgomery Village Middle (math 3% / reading 25%, grade F, #196 of 225 statewide, top 88%, 773 students, 80% FRL); Watkins Mill High (math 20% / reading 51%, grade F, #144 of 222 statewide, top 65%, 1,715 students, 74% FRL) — zoned schools average 80% FRL vs 26% district-wide (54 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Zoned-school proficiency averages 21% at this address vs 36% district-wide (-15 pts) — the specific schools serving this property underperform the Montgomery County Public Schools average; the district grade overstates school quality for this exact location.
• Market conditions: Rents rising fast (+4.3%/yr); 125 active listings in the ZIP; 40 comparable units currently listed for rent nearby; rentals at typical pace (median 26d on market — plan ~3-4 weeks tenant-placement turnaround); 42% of comp listings sitting > 30 days — soft ceiling on asking rent; solid renter incomes; 3,880 units permitted in Montgomery County in 2024 (2,054 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-1.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Montgomery County population projected at +27% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 74 days — a 6% lower offer ($179k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 14y ago; this cycle's ask is 7812% above the opening price — seller raised mid-cycle; expect resistance to lowballs.
• Current owner paid $68k; list at $190k implies a 177% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 34% of rent.

Recommended offer $145,831 (23.2% 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 74 days. Have you received any prior offers? Is the seller open to a 23% concession, seller financing, or rate buy-down credit?
3. Built in 1968 — 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
7. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
8. 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?
9. Crime grade is D in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
10. 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?
11. 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.
12. 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.
13. 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: 1.17% ✓
• Cap rate: 4.72%
• Cash-on-cash: -5.63%
• DSCR: 0.75
• GRM: 7.1

CMA / ARV

• ARV (median comp): $201,424
• List price: $189,900
• Delta: -5.72%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-0.98% appreciation · 4.27% rent growth · sell at horizon

5-year hold

• IRR: -11.5%
• Equity multiple: 0.50×
• Total profit: $-26,647
• Equity at exit: $46,060

10-year hold

• IRR: -2.7%
• Equity multiple: 0.74×
• Total profit: $-14,014
• Equity at exit: $48,553

Cash invested: $53,172 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 20886

• Home prices YoY: -0.4%
• Rents YoY: 4.3%
• Active inventory: 125
• Price-to-rent: 7.1×

Monthly cashflow live

• Estimated rent: $2,221 high
• Mortgage (P&I): −$996
• Tax from tax record: −$164 /mo · $1,972/yr
• Insurance: −$79
• HOA: −$765
• Vacancy / Maint / Mgmt: −$466
• Net cashflow: $-249

Break-even live

Break-even rent $2,537

Max offer price $145,831

Occupancy floor —

Sensitivity live

Price	-10% $-142	-5% $-196	+0% $-249	+5% $-303	+10% $-357
Rent	-10% $-425	-5% $-337	+0% $-249	+5% $-162	+10% $-74
Rate	-1.0pp $-154	-0.5pp $-201	base $-249	+0.5pp $-299	+1.0pp $-349

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: $47,475
• Closing costs: $5,697
• Reserves months: —
• Total cash needed: —

Rent comps 40 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
10118 Little Pond Pl #5 Montgomery Village, MD	2.0	2.0	1121	$2,295	$2.05	45d	1	0.03mi
19120 Mills Choice Rd #1 Gaithersburg, MD	2.0	2.0	1080	$2,300	$2.13	45d	1	0.07mi
19016 Mills Choice Rd #5 Gaithersburg, MD	2.0	2.0	1121	$2,200	$1.96	45d	1	0.16mi
19032 Mills Choice Rd #2 Gaithersburg, MD	2.0	2.0	1056	$2,035	$1.93	45d	1	0.17mi
18730 Walkers Choice Rd #2 Gaithersburg, MD	2.0	2.0	1152	$2,395	$2.08	6d	1	0.20mi
916 Windbrooke Dr #916 Gaithersburg, MD	2.0	1.0	1250	$1,899	$1.52	45d	1	0.20mi
18806 Walkers Choice Rd Apt 2 Montgomery Village, MD	2.0	2.0	1134	$2,025	$1.79	45d	1	0.24mi
19104 Mills Choice Rd Montgomery Village, MD	2.0	2.0	1121	$2,295	$2.05	16d	1	0.26mi
10026 Stedwick Rd #103 Gaithersburg, MD	1.0	1.0	1020	$1,490	$1.46	26d	1	0.26mi
337 Wye Mill Ct Gaithersburg, MD	3.0	3.5	1400	$2,499	$1.78	26d	1	0.27mi
18700 Walkers Choice Rd Montgomery Village, MD	1.0	1.0	650	$1,960	$3.02	22d	16	0.29mi
896 Windbrooke Dr Gaithersburg, MD	1.0	1.0	1113	$1,580	$1.42	26d	1	0.30mi
1430 Wake Forest Dr Gaithersburg, MD	3.0	2.5	1496	$2,600	$1.74	26d	1	0.30mi
19002 Stedwick Dr Montgomery Village, MD	3.0	2.5	1452	$2,650	$1.83	15d	1	0.30mi
18512 Boysenberry Dr Unit 199 Montgomery Village, MD	2.0	2.0	914	$1,875	$2.05	7d	1	0.37mi
18512 Boysenberry Dr Montgomery Village, MD	2.0	2.0	914	$1,875	$2.05	5d	1	0.37mi
18624 Walkers Choice Rd Unit 6 Montgomery Village, MD	3.0	2.0	1455	$2,590	$1.78	45d	1	0.38mi
9900 Boysenberry Way Montgomery Village, MD	1.0	1.0	861	$1,695	$1.97	23d	1	0.40mi
9905 Boysenberry Way Gaithersburg, MD	2.0	1.0	962	$2,030	$2.11	1d	2	0.42mi
10060 Hellingly Pl #269 Montgomery Village, MD	1.0	1.0	801	$1,600	$2.00	26d	1	0.46mi
405 Christopher Ave #39 Gaithersburg, MD	3.0	2.0	1287	$950	$0.74	45d	1	0.47mi
10004 Hellingly Pl Montgomery Village, MD	2.0	2.0	1304	$2,200	$1.69	45d	1	0.48mi
9962 Hellingly Pl #178 Montgomery Village, MD	2.0	2.0	1028	$2,099	$2.04	45d	1	0.50mi
404 Christopher Ave Gaithersburg, MD	1.0–2.0	1.0–2.0	823	$2,195	$2.67	0d	29	0.51mi
9804 Hellingly Pl #103 Montgomery Village, MD	2.0	2.5	1298	$2,300	$1.77	45d	1	0.53mi
1156 Southern Night Ln Gaithersburg, MD	3.0	2.5	1280	$2,650	$2.07	22d	1	0.55mi
18728 Nathans Pl Unit 1 Montgomery Village, MD	3.0	2.0	1440	$2,400	$1.67	45d	1	0.57mi
10260 Ridgeline Dr Montgomery Village, MD	2.0	1.5	978	$1,998	$2.04	18d	1	0.61mi
19319 Club House Rd #101 Gaithersburg, MD	2.0	2.0	1050	$2,220	$2.11	22d	1	0.61mi
180 Watkins Station Cir Gaithersburg, MD	1.0–2.0	1.0–2.0	944	$2,014	$2.13	1d	14	0.64mi
19323 Club House Rd #101 Montgomery Village, MD	2.0	2.0	1050	$1,845	$1.76	12d	1	0.66mi
9912 Ridgeline Dr Montgomery Village, MD	2.0	1.5	978	$2,000	$2.04	45d	1	0.66mi
18616 Point Pl Pier Point Montgomery Village, MD	3.0	2.0	1485	$2,678	$1.80	9d	1	0.69mi
19426 Brassie Pl Montgomery Village, MD	2.0	1.5	1080	$1,995	$1.85	45d	1	0.71mi
10059 Ridgeline Dr Montgomery Village, MD	2.0	1.5	1010	$1,900	$1.88	26d	1	0.71mi
19419 Brassie Pl #102 Gaithersburg, MD	2.0	2.0	1015	$2,300	$2.27	45d	1	0.71mi
19423 Brassie Pl #201 Montgomery Village, MD	3.0	2.0	1050	$2,300	$2.19	45d	1	0.72mi
19427 Brassie Pl Montgomery Village, MD	2.0	1.0	854	$1,600	$1.87	26d	1	0.73mi
10821 Badger Dr Gaithersburg, MD	2.0	1.5	1044	$2,400	$2.30	45d	1	0.75mi
19443 Brassie Pl #19443 Montgomery Village, MD	2.0	2.0	1050	$2,000	$1.90	20d	1	0.80mi

HOA detail condo

• Monthly dues: $765 · $9,180/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 15 events

1. 2026-05-09
   price $189,900 242-char remark

   Show marketing remark (242 chars)

   Beautiful 3rd-floor 2-bedroom, 2-bath condo with fresh paint and updated kitchen and bathrooms. Enjoy a huge family room and dining area overlooking a serene pond and playground. Bright, open living space perfect for relaxing or entertaining.

2. 2026-05-09
   status Active 242-char remark

   Show marketing remark (242 chars)

   Beautiful 3rd-floor 2-bedroom, 2-bath condo with fresh paint and updated kitchen and bathrooms. Enjoy a huge family room and dining area overlooking a serene pond and playground. Bright, open living space perfect for relaxing or entertaining.

3. 2026-04-24
   price $2,295
4. 2026-04-20
   listed $2,400
5. 2026-02-28
   historical 242-char remark

   Show marketing remark (242 chars)

   Beautiful 3rd-floor 2-bedroom, 2-bath condo with fresh paint and updated kitchen and bathrooms. Enjoy a huge family room and dining area overlooking a serene pond and playground. Bright, open living space perfect for relaxing or entertaining.

6. 2026-01-01
   listed $212,900 Active 242-char remark

   Show marketing remark (242 chars)

   Beautiful 3rd-floor 2-bedroom, 2-bath condo with fresh paint and updated kitchen and bathrooms. Enjoy a huge family room and dining area overlooking a serene pond and playground. Bright, open living space perfect for relaxing or entertaining.

7. 2013-01-23
   soldstatus $68,500
8. 2012-12-18
   soldstatus $68,500 346-char remark

   Show marketing remark (346 chars)

   Nice large 2 bedroom 2 full bath condo with open floor plan. Separate Dining Room and Spacious Family Room. Plenty of space in this top floor condo. Easy access to shops, entertainment and public transportation. Enjoy all the amenities of Montgomery Village. SHORT SALE, 3rd Party Approval Required, AS IS. Estimated Taxes in First Year $1,058.54

9. 2012-12-18
   soldstatus $68,500 Sold

   Show marketing remark (346 chars)

   Nice large 2 bedroom 2 full bath condo with open floor plan. Separate Dining Room and Spacious Family Room. Plenty of space in this top floor condo. Easy access to shops, entertainment and public transportation. Enjoy all the amenities of Montgomery Village. SHORT SALE, 3rd Party Approval Required, AS IS. Estimated Taxes in First Year $1,058.54

10. 2012-09-18
    status Contingent (No Kick Out)

    Show marketing remark (346 chars)

    Nice large 2 bedroom 2 full bath condo with open floor plan. Separate Dining Room and Spacious Family Room. Plenty of space in this top floor condo. Easy access to shops, entertainment and public transportation. Enjoy all the amenities of Montgomery Village. SHORT SALE, 3rd Party Approval Required, AS IS. Estimated Taxes in First Year $1,058.54

11. 2012-09-18
    historical 346-char remark

    Show marketing remark (346 chars)

    Nice large 2 bedroom 2 full bath condo with open floor plan. Separate Dining Room and Spacious Family Room. Plenty of space in this top floor condo. Easy access to shops, entertainment and public transportation. Enjoy all the amenities of Montgomery Village. SHORT SALE, 3rd Party Approval Required, AS IS. Estimated Taxes in First Year $1,058.54

12. 2012-09-15
    listed $69,900 Active

    Show marketing remark (346 chars)

    Nice large 2 bedroom 2 full bath condo with open floor plan. Separate Dining Room and Spacious Family Room. Plenty of space in this top floor condo. Easy access to shops, entertainment and public transportation. Enjoy all the amenities of Montgomery Village. SHORT SALE, 3rd Party Approval Required, AS IS. Estimated Taxes in First Year $1,058.54

13. 2012-09-15
    listed $69,900 346-char remark

    Show marketing remark (346 chars)

    Nice large 2 bedroom 2 full bath condo with open floor plan. Separate Dining Room and Spacious Family Room. Plenty of space in this top floor condo. Easy access to shops, entertainment and public transportation. Enjoy all the amenities of Montgomery Village. SHORT SALE, 3rd Party Approval Required, AS IS. Estimated Taxes in First Year $1,058.54

14. 1998-01-27
    soldstatus $68,780
15. 1984-01-23
    soldstatus $178,000

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $1,972 · $164/mo
• Projected year-2 tax: $2,021 · $168/mo
• Expected delta: +$49/yr (+$4/mo · 2.5%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $26,656
• − Mortgage interest: −$10,637
• − Property taxes: −$1,972
• − Insurance: −$950
• − Repairs & maintenance: −$2,132
• − Management: −$2,132
• − HOA: −$9,180
• − Depreciation: −$5,524
• Taxable loss: −$5,872
• Est. tax savings @ 24.0%: +$1,409
• After-tax cash flow: $-1,584/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: Montgomery County Public Schools
• NCES district ID: 2400480
• Math proficiency: 27% ▼ -21.00%
• Reading proficiency: 45% ▼ -10.00%
• Median HH income: $97,191
• Composite: 35.62/100
• National rank: #4889
• State rank: #3 of 24 in MD

Livability — Montgomery Village

• Score: 62/100
• State rank: #318
• US rank: #16536

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Montgomery Village, MD
• County: Montgomery County · 961,106 people
• City population: 34,718
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• Population (ZIP): 34,718
• Household income: $98,542
• Rent vs Own: 31.1% rent · 68.9% own
• Severe rent burden: 1600.0

Population outlook (Montgomery County) Hauer SSP2

• Today (2025): 1,173,231 people
• By 2030: 1,237,402 · +5.5%
• By 2040: 1,365,115 · +16.4%
• By 2050: 1,491,592 · +27.1%
• By 2075: 1,803,893 · +53.8%
• By 2100: 2,035,619 · +73.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Highly diverse neighborhood (Simpson 0.75)
• Race & ethnicity: Hispanic / Latino 35% Black 23% White 23% Asian 14% Two or more races 12% Native American 1%
• Hispanic origin (detail): Mexican 2% Puerto Rican 2% Dominican 1%
• Common ancestry: Romanian 1% Estonian 1% Lithuanian 1%
• Foreign-born: 35% · Canada, China, Guatemala
• Languages at home: 46% English-only · Spanish 32% Other Indo-European 6% French/Haitian/Cajun 3%

Political lean MEDSL · Montgomery

• 2024 margin: Solid D (+53.3) · D 75.2% · R 21.9% · Other 2.9%
• 2008→2024 swing: +8.7pp toward D · 2008: 44.6pp · 2024: 53.3pp
• All cycles: 2024: D+53.3 2020: D+59.6 2016: D+55.5 2012: D+43.4 2008: D+44.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -0.98%
• Current HPI: 272.9687
• Rent YoY: ▲ 4.27%
• Metro: Washington-Arlington-Alexandria, DC-VA-MD-WV
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+6.7% since first listed

15 events — show timeline

• 2026-05-09 Price Changed $189,900 BRIGHT MLS
• 2026-05-09 Relisted — BRIGHT MLS
• 2026-04-24 Price Changed $2,295 BRIGHTMLS
• 2026-04-20 Listed for Rent $2,400 BRIGHTMLS
• 2026-02-28 Listing Removed — BRIGHT MLS
• 2026-01-01 Listed $212,900 BRIGHT MLS
• 2013-01-23 Sold (Public Records) $68,500 Public Records
• 2012-12-18 Sold (MLS) $68,500 MRIS
• 2012-12-18 Sold (MLS) $68,500 BRIGHT MLS
• 2012-09-18 Pending — MRIS
• 2012-09-18 Listing Removed — BRIGHT MLS
• 2012-09-15 Listed $69,900 MRIS
• 2012-09-15 Listed $69,900 BRIGHT MLS
• 1998-01-27 Sold (Public Records) $68,780 Public Records
• 1984-01-23 Sold (Public Records) $178,000 Public Records

Property tax history

+5.3%/yr

Latest (2025): $1,972 · +19.5% YoY. Source: county tax records.