185 E Valley Point B101 Ln · Kimmel, PA 16625

$36,900

1 bd · 1.0 ba · 480 sqft · Condo · 498 Days on market

Built 1979 Good condition $77/sqft · 35% below area Est $57k · 35% under $290/mo HOA · 26% of rent ↓ 33% since listing

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Why this score? — see what drove the A- 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +7.1/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0

Listing remarks MLS

Welcome to this cozy and charming 1st floor studio nestled within Blue Knob All Seasons Resort. This fully furnished unit offers a convenient location just steps away from the indoor pool, hot tub, gym, & The Club House Bar & Grille. Blue Knob proudly stands as the highest skiable mountain in all of Pennsylvania, promising exhilarating winter adventures. In addition, the resort provides an array of summer activities, including swimming at the outdoor pool, golfing, tennis, pickleball, hiking at Blue Knob State Park, & so much more ensuring year-round enjoyment. With a monthly $290 HOA fee, you gain access to the pools, hot tub, gym, tennis/pickleball courts, as well as building & property maintenance, & garbage removal. Don't hesitate to contact us today for more information about this incredible opportunity!

Key facts

• Hot tub
• Gym
• Club house bar

Tags

• 1ST FLOOR STUDIO
• INDOOR POOL
• HOT TUB
• GYM
• CLUB HOUSE BAR
• HIGHEST SKIABLE MOUNTAIN

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $37k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $324 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $37k).
• Recommended offer: $32k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade A — affects rentability + tenant quality, not the cash-flow math above.
• Claysburg-Kimmel SD (rural): math 37% / reading 53% proficiency, ranked #284 of 539 in PA (top 53%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 85 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $2k of equity ($255 loan paydown + $2k appreciation (4.2% local appreciation)).
• Bedford County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (4.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 498 days — a 12% lower offer ($32k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago; this cycle's ask has dropped $8k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $32,472 (12.0% below list)

Questions for the listing agent

1. It's been on market 498 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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. 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.
8. 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.
9. 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: 2.98% ✓
• Cap rate: 16.82%
• Cash-on-cash: 37.61%
• DSCR: 2.67
• GRM: 2.8

CMA / ARV

• ARV (median comp): $56,752
• List price: $36,900
• Delta: -34.98%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

4.2% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 45.2%
• Equity multiple: 3.68×
• Total profit: $27,650
• Equity at exit: $19,132

10-year hold

• IRR: 43.9%
• Equity multiple: 7.49×
• Total profit: $67,004
• Equity at exit: $31,635

Cash invested: $10,332 (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 16625

• Home prices YoY: 3.5%
• Active inventory: 85
• Price-to-rent: 2.8×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$194
• Tax est. 1.5%: −$46 /mo · $554/yr
• Insurance: −$15
• HOA: −$290
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $324

Break-even live

Break-even rent $690

Max offer price $36,900

Occupancy floor 66%

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: $9,225
• Closing costs: $1,107
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $290 · $3,480/yr
• Likely covers: trashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 29 events

1. 2026-06-18
   days on market $36,900 Active 498 DOM
2. 2026-06-17
   days on market $36,900 Active 497 DOM
3. 2026-06-16
   days on market $36,900 Active 496 DOM
4. 2026-06-15
   days on market $36,900 Active 495 DOM
5. 2026-06-13
   days on market $36,900 Active 493 DOM
6. 2026-06-12
   days on market $36,900 Active 492 DOM
7. 2026-06-09
   days on market $36,900 Active 489 DOM
8. 2026-06-08
   days on market $36,900 Active 488 DOM
9. 2026-06-08
   days on market $36,900 Active 487 DOM
10. 2026-06-05
    days on market $36,900 Active 485 DOM
11. 2026-06-04
    days on market $36,900 Active 483 DOM
12. 2026-06-02
    days on market $36,900 Active 482 DOM
13. 2026-06-01
    days on market $36,900 Active 481 DOM
14. 2026-05-31
    days on market $36,900 Active 480 DOM
15. 2026-04-06
    status Active 847-char remark

    Show marketing remark (847 chars)

    Welcome to this cozy and charming 1st floor studio nestled within Blue Knob All Seasons Resort. This fully furnished unit offers a convenient location just steps away from the indoor pool, hot tub, gym, & The Club House Bar & Grille. Blue Knob proudly stands as the highest skiable mountain in all of Pennsylvania, promising exhilarating winter adventures. In addition, the resort provides an array of summer activities, including swimming at the outdoor pool, golfing, tennis, pickleball, hiking at Blue Knob State Park, & so much more ensuring year-round enjoyment. With a monthly $290 HOA fee, you gain access to the pools, hot tub, gym, tennis/pickleball courts, as well as building & property maintenance, & garbage removal. Don't hesitate to contact us today for more information about this incredible opportunity!

16. 2026-03-28
    historical 847-char remark

    Show marketing remark (847 chars)

    Welcome to this cozy and charming 1st floor studio nestled within Blue Knob All Seasons Resort. This fully furnished unit offers a convenient location just steps away from the indoor pool, hot tub, gym, & The Club House Bar & Grille. Blue Knob proudly stands as the highest skiable mountain in all of Pennsylvania, promising exhilarating winter adventures. In addition, the resort provides an array of summer activities, including swimming at the outdoor pool, golfing, tennis, pickleball, hiking at Blue Knob State Park, & so much more ensuring year-round enjoyment. With a monthly $290 HOA fee, you gain access to the pools, hot tub, gym, tennis/pickleball courts, as well as building & property maintenance, & garbage removal. Don't hesitate to contact us today for more information about this incredible opportunity!

17. 2026-02-02
    price $36,900 847-char remark

    Show marketing remark (847 chars)

    Welcome to this cozy and charming 1st floor studio nestled within Blue Knob All Seasons Resort. This fully furnished unit offers a convenient location just steps away from the indoor pool, hot tub, gym, & The Club House Bar & Grille. Blue Knob proudly stands as the highest skiable mountain in all of Pennsylvania, promising exhilarating winter adventures. In addition, the resort provides an array of summer activities, including swimming at the outdoor pool, golfing, tennis, pickleball, hiking at Blue Knob State Park, & so much more ensuring year-round enjoyment. With a monthly $290 HOA fee, you gain access to the pools, hot tub, gym, tennis/pickleball courts, as well as building & property maintenance, & garbage removal. Don't hesitate to contact us today for more information about this incredible opportunity!

18. 2025-12-03
    price $37,900 847-char remark

    Show marketing remark (847 chars)

    Welcome to this cozy and charming 1st floor studio nestled within Blue Knob All Seasons Resort. This fully furnished unit offers a convenient location just steps away from the indoor pool, hot tub, gym, & The Club House Bar & Grille. Blue Knob proudly stands as the highest skiable mountain in all of Pennsylvania, promising exhilarating winter adventures. In addition, the resort provides an array of summer activities, including swimming at the outdoor pool, golfing, tennis, pickleball, hiking at Blue Knob State Park, & so much more ensuring year-round enjoyment. With a monthly $290 HOA fee, you gain access to the pools, hot tub, gym, tennis/pickleball courts, as well as building & property maintenance, & garbage removal. Don't hesitate to contact us today for more information about this incredible opportunity!

19. 2025-11-03
    price $54,500
20. 2025-09-05
    price $39,900 847-char remark

    Show marketing remark (847 chars)

    Welcome to this cozy and charming 1st floor studio nestled within Blue Knob All Seasons Resort. This fully furnished unit offers a convenient location just steps away from the indoor pool, hot tub, gym, & The Club House Bar & Grille. Blue Knob proudly stands as the highest skiable mountain in all of Pennsylvania, promising exhilarating winter adventures. In addition, the resort provides an array of summer activities, including swimming at the outdoor pool, golfing, tennis, pickleball, hiking at Blue Knob State Park, & so much more ensuring year-round enjoyment. With a monthly $290 HOA fee, you gain access to the pools, hot tub, gym, tennis/pickleball courts, as well as building & property maintenance, & garbage removal. Don't hesitate to contact us today for more information about this incredible opportunity!

21. 2025-01-27
    listed $44,500 Active 847-char remark

    Show marketing remark (847 chars)

    Welcome to this cozy and charming 1st floor studio nestled within Blue Knob All Seasons Resort. This fully furnished unit offers a convenient location just steps away from the indoor pool, hot tub, gym, & The Club House Bar & Grille. Blue Knob proudly stands as the highest skiable mountain in all of Pennsylvania, promising exhilarating winter adventures. In addition, the resort provides an array of summer activities, including swimming at the outdoor pool, golfing, tennis, pickleball, hiking at Blue Knob State Park, & so much more ensuring year-round enjoyment. With a monthly $290 HOA fee, you gain access to the pools, hot tub, gym, tennis/pickleball courts, as well as building & property maintenance, & garbage removal. Don't hesitate to contact us today for more information about this incredible opportunity!

22. 2024-10-31
    price $55,000
23. 2024-08-03
    price $30,000
24. 2024-05-20
    soldstatus $39,000 Closed
25. 2024-03-08
    price $42,900
26. 2024-02-16
    price $49,900
27. 2024-01-04
    status Active
28. 2023-12-26
    status Pending
29. 2023-11-30
    listed $54,900 Active

ⓘ 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 4/10 Moderate
• 🌡 Heat 1/10 Low 3 d/yr ≥92°F today · 7 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,197
• − Mortgage interest: −$2,067
• − Property taxes: −$554
• − Insurance: −$184
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − HOA: −$3,480
• − Depreciation: −$1,073
• Taxable income: $3,727
• Est. tax owed @ 24.0%: −$894
• After-tax cash flow: $2,991/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 cozy and charming 1st floor studio is in good condition with minor repairs needed in the kitchen. It offers a convenient location with access to resort amenities, making it an attractive investment opportunity.

Repairs flagged

• Minor kitchen cabinets — Worn and dated appearance
• Minor kitchen countertops — Need cleaning and possibly a fresh coat of paint

Value-add opportunities

• Both Paint interior walls — Fresh paint can enhance the overall appearance and value of the property
• Both Replace kitchen cabinets — New cabinets can significantly improve the kitchen's functionality and aesthetic appeal
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value

Renovation cost estimate screening

Repair item	Severity	Est. cost
kitchen cabinets · Worn and dated appearance	Minor	$500–3,000
kitchen countertops · Need cleaning and possibly a fresh coat of paint	Minor	$500–3,000
Total estimated repair cost · 2 items		$1,000–6,000

Value-add ROI direction

• Both Paint interior walls — Fresh paint can enhance the overall appearance and value of the property ↑
• Both Replace kitchen cabinets — New cabinets can significantly improve the kitchen's functionality and aesthetic appeal ↑
• Both Landscaping improvements — Enhanced landscaping can boost curb appeal and property value ↑

ⓘ 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: Claysburg-Kimmel SD
• NCES district ID: 4206120
• Math proficiency: 37% ▬ 0.00%
• Reading proficiency: 53% ▼ -6.00%
• Median HH income: $40,568
• Composite: 37.68/100
• National rank: #4365
• State rank: #284 of 539 in PA

Livability — Kimmel

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• Population (ZIP): 3,551

Population outlook (Bedford County) Hauer SSP2

• Today (2025): 45,395 people
• By 2030: 43,353 · -4.5%
• By 2040: 38,858 · -14.4%
• By 2050: 34,162 · -24.7%
• By 2075: 24,868 · -45.2%
• By 2100: 16,910 · -62.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (98%)
• Race & ethnicity: White 98% Two or more races 1%
• Common ancestry: Serbian 6% Slovak 1% Lithuanian 1%
• Foreign-born: 0%

Political lean MEDSL · Bedford

• 2024 margin: Solid R (+68.6) · D 15.4% · R 84.0%
• 2008→2024 swing: -23.8pp toward R · 2008: -44.8pp · 2024: -68.6pp
• All cycles: 2024: R+68.6 2020: R+67.7 2016: R+67.4 2012: R+54.9 2008: R+44.8

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 4.20%
• Current HPI: 122.9552
• 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

-32.8% since first listed

15 events — show timeline

• 2026-04-06 Relisted — AHARMLS
• 2026-03-28 Delisted — AHARMLS
• 2026-02-02 Price Changed $36,900 AHARMLS
• 2025-12-03 Price Changed $37,900 AHARMLS
• 2025-11-03 Price Changed $54,500 AHARMLS
• 2025-09-05 Price Changed $39,900 AHARMLS
• 2025-01-27 Listed $44,500 AHARMLS
• 2024-10-31 Price Changed $55,000 AHARMLS
• 2024-08-03 Price Changed $30,000 AHARMLS
• 2024-05-20 Sold (MLS) $39,000 AHARMLS
• 2024-03-08 Price Changed $42,900 AHARMLS
• 2024-02-16 Price Changed $49,900 AHARMLS
• 2024-01-04 Relisted — AHARMLS
• 2023-12-26 Pending — AHARMLS
• 2023-11-30 Listed $54,900 AHARMLS