141 Old Pond Rd · Springboro, OH 45066

$265,000

2 bd · 2.0 ba · 1,232 sqft · Condo public records · 72 Days on market

Built 2021 Good condition $215/sqft · at area comps Est $275k · at est. $240/mo HOA · 11% 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 +9.1/15.0
• Cash flow +8.0/30.0
• Schools +7.1/10.0
• Livability +4.0/5.0
• Condition / age +4.0/5.0
• 1% rule +3.3/10.0
• Rent growth +2.5/5.0
• DSCR +2.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Ideally located in the highly sought-after Waterside at Settlers Walk, this 1,246 sq. ft. 2-bedroom, 2-bath condo community offers relaxed, peaceful surroundings for you as you enjoy your home and all the amenities! Walk in the front door to the stairs leading you to the ground level. The first bedroom is to the right with exceptional space and natural light cascading in! Laundry room is in the hallway next to the full hall bath. Washer and Dryer convey! The dining area is next and flows beautifully into the open Kitchen with ample granite counters and an generous cabinetry! The kitchen island overlooks the living area with sliding glass doors that overlook the green space and pond! The patio is ideal for quiet evenings, book reading or quiet coffee filled with mornings! First floor living is ideal for those with pets! Simply walk out the back door and walk your dog! The primary suite is just off the living room featuring a walk-in closet and private bath! A detached one-car garage provides convenient parking and extra storage. Community amenities include walking trails, a clubhouse, a fitness center, and a pool. HOA covers water, trash, landscaping, and exterior maintenance. Living simply is easy here at 141 Old Pond Road. Condominium living allows you the freedom of quality living without the responsibility of continuous home repairs, lawnmowing, and even paying a water bill! Call today and see how easy you will fall in love with 141 Old Pond Road

Key facts

• $240 HOA
• Garage
• Built 2021

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $265k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $-271 ($-3k/yr) — negative.
• To cash-flow at today's rent, offer at most $217k (18.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $220k (17.1% below list).
• Recommended offer: $217k (18.1% below list) — sets the bar for cash-flow.
• Cap rate 5.1% 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: Five Points (math 82% / reading 79%, grade A+, #159 of 1,584 statewide, top 10%, 1,002 students, 0% 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 5% FRL track the district average.
• Market conditions: 220 active listings in the ZIP; 3 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; 1,224 units permitted in Warren County in 2024 (474 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.
• 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 72 days — a 6% lower offer ($249k) is reasonable based on typical stale-listing flexibility.

Recommended offer $217,097 (18.1% 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 72 days. Have you received any prior offers? Is the seller open to a 18% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. 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?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.83% ✗
• Cap rate: 5.07%
• Cash-on-cash: -4.39%
• DSCR: 0.80
• GRM: 10.1

CMA / ARV

• ARV (median comp): $274,900
• List price: $265,000
• Delta: -3.60%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: -23.6%
• Equity multiple: 0.19×
• Total profit: $-60,072
• Equity at exit: $39,512

10-year hold

• IRR: -18.4%
• Equity multiple: 0.00×
• Total profit: $-73,977
• Equity at exit: $22,912

Cash invested: $74,200 (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: 10.1×

Monthly cashflow live

• Estimated rent: $2,196 medium
• Mortgage (P&I): −$1,390
• Tax from tax record: −$266 /mo · $3,192/yr
• Insurance: −$110
• HOA: −$240
• Vacancy / Maint / Mgmt: −$461
• Net cashflow: $-271

Break-even live

Break-even rent $2,539

Max offer price $217,097

Occupancy floor —

Sensitivity live

Price	-10% $-121	-5% $-196	+0% $-271	+5% $-346	+10% $-421
Rent	-10% $-445	-5% $-358	+0% $-271	+5% $-184	+10% $-98
Rate	-1.0pp $-138	-0.5pp $-204	base $-271	+0.5pp $-340	+1.0pp $-410

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: $66,250
• Closing costs: $7,950
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
184 Old Pond Rd Springboro, OH	2.0	2.0	1366	$1,849	$1.35	4d	1	0.05mi
55 Aime Dr Apt 135-202 Springboro, OH	3.0	2.0	1278	$3,750	$2.93	12d	1	0.23mi
2991 Austin Springs Blvd Miamisburg, OH	1.0–3.0	1.0–2.0	948	$1,945	$2.05	4d	20	1.45mi

HOA detail condo

• Monthly dues: $240 · $2,880/yr
• Likely covers: watertrashlandscapingexterior maint.poolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 14 events

1. 2026-06-21
   days on market $265,000 Active 72 DOM
2. 2026-06-18
   days on market $265,000 Active 69 DOM
3. 2026-06-17
   pricedays on market $265,000 Active 68 DOM
4. 2026-06-16
   days on market $270,000 Active 67 DOM
5. 2026-06-15
   days on market $270,000 Active 66 DOM
6. 2026-06-13
   days on market $270,000 Active 64 DOM
7. 2026-06-09
   days on market $270,000 Active 60 DOM
8. 2026-06-08
   days on market $270,000 Active 59 DOM
9. 2026-06-07
   days on market $270,000 Active 58 DOM
10. 2026-06-03
    days on market $270,000 Active 54 DOM
11. 2026-06-02
    days on market $270,000 Active 53 DOM
12. 2026-06-01
    days on market $270,000 Active 52 DOM
13. 2026-05-31
    days on market $270,000 Active 51 DOM
14. 2026-04-10
    listed $270,000 Active 1473-char remark

    Show marketing remark (1473 chars)

    Ideally located in the highly sought-after Waterside at Settlers Walk, this 1,246 sq. ft. 2-bedroom, 2-bath condo community offers relaxed, peaceful surroundings for you as you enjoy your home and all the amenities! Walk in the front door to the stairs leading you to the ground level. The first bedroom is to the right with exceptional space and natural light cascading in! Laundry room is in the hallway next to the full hall bath. Washer and Dryer convey! The dining area is next and flows beautifully into the open Kitchen with ample granite counters and an generous cabinetry! The kitchen island overlooks the living area with sliding glass doors that overlook the green space and pond! The patio is ideal for quiet evenings, book reading or quiet coffee filled with mornings! First floor living is ideal for those with pets! Simply walk out the back door and walk your dog! The primary suite is just off the living room featuring a walk-in closet and private bath! A detached one-car garage provides convenient parking and extra storage. Community amenities include walking trails, a clubhouse, a fitness center, and a pool. HOA covers water, trash, landscaping, and exterior maintenance. Living simply is easy here at 141 Old Pond Road. Condominium living allows you the freedom of quality living without the responsibility of continuous home repairs, lawnmowing, and even paying a water bill! Call today and see how easy you will fall in love with 141 Old Pond Road

ⓘ 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: $3,192 · $266/mo
• Projected year-2 tax: $3,663 · $305/mo
• Expected delta: +$471/yr (+$39/mo · 14.8%)

ⓘ 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 ≥99°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: $26,353
• − Mortgage interest: −$14,844
• − Property taxes: −$3,192
• − Insurance: −$1,325
• − Repairs & maintenance: −$2,108
• − Management: −$2,108
• − HOA: −$2,880
• − Depreciation: −$7,709
• Taxable loss: −$7,813
• Est. tax savings @ 24.0%: +$1,875
• After-tax cash flow: $-1,379/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

Good 80/100 Cosmetic rehab

This well-maintained and updated condo is in excellent condition with good curb appeal and modern amenities. It is ready for a new owner to move in and enjoy the peaceful surroundings of Waterside at Settlers Walk.

Value-add opportunities

• Resale Paint interior walls — Neutral paint can be updated to a more modern or vibrant color to enhance curb appeal
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency, attracting more buyers and renters

Renovation cost estimate screening

Value-add ROI direction

• Resale Paint interior walls — Neutral paint can be updated to a more modern or vibrant color to enhance curb appeal ↑
• Both Replace carpet with hardwood flooring — Hardwood flooring is more durable and can increase both resale and rental value ↑
• Both Install smart home devices — Smart home devices can improve convenience and energy efficiency, attracting more 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: 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

1 event — show timeline

• 2026-04-10 Listed $270,000 Dayton MLS

Property tax history

+4.9%/yr

Latest (2025): $3,192 · -0.2% YoY. Source: county tax records.