8142 Summit Way Unit 2A · Klahr, PA 16625

$89,900

1 bd · 1.0 ba · 672 sqft · SingleFamily · 50 Days on market

Built 1974 Good condition 436 sqft lot $162/mo HOA · 14% of rent ↓ 5% since listing

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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 +21.9/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Appreciation +7.1/10.0
• DSCR +7.0/10.0
• 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

Discover the ultimate four-season retreat at Blue Knob All Seasons Resort with this impeccably updated, one-bedroom, one-bathroom condo situated in the highly coveted Pinecone section. Located at 8142 Summit Way #2A, this turn-key mountain sanctuary arrives fully furnished and meticulously curated for immediate personal enjoyment or a high-performing Airbnb investment. The interior transformation is headlined by a sophisticated kitchen featuring elegant granite countertops and premium stainless steel appliances, all set against a backdrop of modern mountain aesthetics and a cozy atmosphere that invites relaxation. Rare for the resort, this specific unit boasts direct trail access from both the front and the rear of the property, providing a seamless connection to the wilderness for hikers, mountain bikers, and cross-country skiers alike. Whether you are sipping coffee on the deck surrounded by towering hardwoods or preparing for a day on the slopes, the location offers unparalleled privacy combined with instant outdoor adventure. The Pinecone section is renowned for its tranquil, wooded atmosphere, making it the premier choice for those seeking a true escape while remaining just moments from the heart of the resort's action. As a resident of Pennsylvania's highest skiable mountain community, you will have access to a robust suite of year-round amenities designed for every lifestyle. Winter enthusiasts will appreciate the exceptional downhill skiing and snowboarding, while the warmer months offer a challenging nine-hole mountaintop golf course and the newly expanded pickleball and tennis courts. For those seeking relaxation, the resort features both indoor and outdoor pools, saunas, and hot tubs, complemented by on-site dining and lounge options that ensure you never have to leave the mountain for a world-class experience. This property is a rare find that balances luxury updates with the raw beauty of the Laurel Highlands, offering a plug-and-play lifestyle where every detail has been handled for you. From the granite finishes to the comprehensive furniture package, this unit is truly "move-in ready" and positioned to capitalize on the growing demand for premium mountain rentals. Do not miss your chance to own a sophisticated, turn-key piece of Blue Knob history where the trails are quite literally at your doorstep.

Key facts

• Updated condo
• Direct trail access
• Granite countertops

Tags

• UPDATED CONDO
• SOPHISTICATED KITCHEN
• GRANITE COUNTERTOPS
• DIRECT TRAIL ACCESS
• TOWERING HARDWOODS
• TRANQUIL WOODED ATMOSPHERE

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $90k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $142 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $90k).
• Recommended offer: $87k (3.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade C — 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: 86 active listings in the ZIP; 99 units permitted in Blair County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($622 loan paydown + $4k appreciation (4.2% local appreciation)).
• Blair County population projected at -18% 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 $25k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$33k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 50 days — a 3% lower offer ($87k) is reasonable based on typical stale-listing flexibility.

Recommended offer $87,203 (3.0% below list)

Questions for the listing agent

1. It's been on market 50 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1974 — 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
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: 1.30% ✓
• Cap rate: 8.19%
• Cash-on-cash: 6.77%
• DSCR: 1.30
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 16.8%
• Equity multiple: 2.03×
• Total profit: $25,808
• Equity at exit: $46,613

10-year hold

• IRR: 17.6%
• Equity multiple: 3.88×
• Total profit: $72,555
• Equity at exit: $77,074

Cash invested: $25,172 (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: 86
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,171 medium
• Mortgage (P&I): −$471
• Tax est. 1.5%: −$112 /mo · $1,348/yr
• Insurance: −$37
• HOA: −$162
• Vacancy / Maint / Mgmt: −$246
• Net cashflow: $142

Break-even live

Break-even rent $991

Max offer price $89,900

Occupancy floor 83%

Sensitivity live

Price	-10% $204	-5% $173	+0% $142	+5% $111	+10% $80
Rent	-10% $49	-5% $96	+0% $142	+5% $188	+10% $235
Rate	-1.0pp $187	-0.5pp $165	base $142	+0.5pp $119	+1.0pp $95

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $162 · $1,944/yr
• Likely covers: pool

Listing history 5 events

1. 2026-06-02
   statusdays on market $89,900 Pending 50 DOM
2. 2026-06-01
   days on market $89,900 Active 49 DOM
3. 2026-05-31
   days on market $89,900 Active 48 DOM
4. 2026-05-06
   price $89,900 2367-char remark

   Show marketing remark (2367 chars)

   Discover the ultimate four-season retreat at Blue Knob All Seasons Resort with this impeccably updated, one-bedroom, one-bathroom condo situated in the highly coveted Pinecone section. Located at 8142 Summit Way #2A, this turn-key mountain sanctuary arrives fully furnished and meticulously curated for immediate personal enjoyment or a high-performing Airbnb investment. The interior transformation is headlined by a sophisticated kitchen featuring elegant granite countertops and premium stainless steel appliances, all set against a backdrop of modern mountain aesthetics and a cozy atmosphere that invites relaxation. Rare for the resort, this specific unit boasts direct trail access from both the front and the rear of the property, providing a seamless connection to the wilderness for hikers, mountain bikers, and cross-country skiers alike. Whether you are sipping coffee on the deck surrounded by towering hardwoods or preparing for a day on the slopes, the location offers unparalleled privacy combined with instant outdoor adventure. The Pinecone section is renowned for its tranquil, wooded atmosphere, making it the premier choice for those seeking a true escape while remaining just moments from the heart of the resort's action. As a resident of Pennsylvania's highest skiable mountain community, you will have access to a robust suite of year-round amenities designed for every lifestyle. Winter enthusiasts will appreciate the exceptional downhill skiing and snowboarding, while the warmer months offer a challenging nine-hole mountaintop golf course and the newly expanded pickleball and tennis courts. For those seeking relaxation, the resort features both indoor and outdoor pools, saunas, and hot tubs, complemented by on-site dining and lounge options that ensure you never have to leave the mountain for a world-class experience. This property is a rare find that balances luxury updates with the raw beauty of the Laurel Highlands, offering a plug-and-play lifestyle where every detail has been handled for you. From the granite finishes to the comprehensive furniture package, this unit is truly "move-in ready" and positioned to capitalize on the growing demand for premium mountain rentals. Do not miss your chance to own a sophisticated, turn-key piece of Blue Knob history where the trails are quite literally at your doorstep.

5. 2026-04-13
   listed $94,900 Active 2367-char remark

   Show marketing remark (2367 chars)

   Discover the ultimate four-season retreat at Blue Knob All Seasons Resort with this impeccably updated, one-bedroom, one-bathroom condo situated in the highly coveted Pinecone section. Located at 8142 Summit Way #2A, this turn-key mountain sanctuary arrives fully furnished and meticulously curated for immediate personal enjoyment or a high-performing Airbnb investment. The interior transformation is headlined by a sophisticated kitchen featuring elegant granite countertops and premium stainless steel appliances, all set against a backdrop of modern mountain aesthetics and a cozy atmosphere that invites relaxation. Rare for the resort, this specific unit boasts direct trail access from both the front and the rear of the property, providing a seamless connection to the wilderness for hikers, mountain bikers, and cross-country skiers alike. Whether you are sipping coffee on the deck surrounded by towering hardwoods or preparing for a day on the slopes, the location offers unparalleled privacy combined with instant outdoor adventure. The Pinecone section is renowned for its tranquil, wooded atmosphere, making it the premier choice for those seeking a true escape while remaining just moments from the heart of the resort's action. As a resident of Pennsylvania's highest skiable mountain community, you will have access to a robust suite of year-round amenities designed for every lifestyle. Winter enthusiasts will appreciate the exceptional downhill skiing and snowboarding, while the warmer months offer a challenging nine-hole mountaintop golf course and the newly expanded pickleball and tennis courts. For those seeking relaxation, the resort features both indoor and outdoor pools, saunas, and hot tubs, complemented by on-site dining and lounge options that ensure you never have to leave the mountain for a world-class experience. This property is a rare find that balances luxury updates with the raw beauty of the Laurel Highlands, offering a plug-and-play lifestyle where every detail has been handled for you. From the granite finishes to the comprehensive furniture package, this unit is truly "move-in ready" and positioned to capitalize on the growing demand for premium mountain rentals. Do not miss your chance to own a sophisticated, turn-key piece of Blue Knob history where the trails are quite literally at your doorstep.

ⓘ 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 2 d/yr ≥92°F today · 5 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: $14,055
• − Mortgage interest: −$5,036
• − Property taxes: −$1,348
• − Insurance: −$450
• − Repairs & maintenance: −$1,124
• − Management: −$1,124
• − HOA: −$1,944
• − Depreciation: −$2,615
• Taxable income: $413
• Est. tax owed @ 24.0%: −$99
• After-tax cash flow: $1,605/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 · 13 photos

Good 80/100 Cosmetic rehab

This one-bedroom, one-bathroom condo is in excellent condition with a good condition score of 80. It is move-in ready and has a good ROI potential for both resale and rental.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Trim bushes — Improves landscaping and enhances curb appeal

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Trim bushes — Improves landscaping and enhances curb 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: 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 — Klahr

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

Census & demographics

• Population (ZIP): 3,551

Population outlook (Blair County) Hauer SSP2

• Today (2025): 121,571 people
• By 2030: 117,966 · -3.0%
• By 2040: 109,174 · -10.2%
• By 2050: 99,542 · -18.1%
• By 2075: 76,775 · -36.8%
• By 2100: 54,326 · -55.3%

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 · Blair

• 2024 margin: Solid R (+43.5) · D 27.9% · R 71.4%
• 2008→2024 swing: -19.2pp toward R · 2008: -24.3pp · 2024: -43.5pp
• All cycles: 2024: R+43.5 2020: R+43.5 2016: R+46.4 2012: R+33.5 2008: R+24.3

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

-5.3% since first listed

2 events — show timeline

• 2026-05-06 Price Changed $89,900 CSMLS
• 2026-04-13 Listed $94,900 CSMLS