75959 Vandalia Ln Unit 433 & 434 · Kimbolton, OH 43749

$49,900

2 bd · 1.0 ba · 1,008 sqft · SingleFamily · 101 Days on market

Built 1976 Fair condition 6,534 sqft lot $50/sqft · 72% below area $108/mo HOA · 12% of rent ↓ 27% since listing

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Why this score? — see what drove the B+ 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +8.0/10.0
• ARV discount +7.5/15.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0
• Livability +2.0/5.0

Listing remarks MLS

Whether you’re looking for a year-round weekend getaway spot or a summer vacation home, this cabin at Pike’s Peak might be the place for you! A total of 2 lots - both owned by the seller and will convey to buyer. The cabin features 2 bedrooms, 1 bathroom, a large fireplace, a shed with electric and concrete floor, and an additional outbuilding. The home is fully furnished. The owner has made some improvements in the last 8 years including metal roofs on all 3 buildings, leaf guards, and having the chimney re-done. The campground offers community-shared spaces including an inground swimming pool, horse shoe pits, basketball court, playgrounds, laundry facilities, pavilion, clubhouse, game room and more! Also known as Salt Fork Campgrounds, they allow ATV, golf carts, and four wheelers throughout the campground and the 100+ acres. The $1300 annual fee includes sewer, trash, snow removal, road and pool maintenance. This year's fee has already been paid for the new owner. Selling as-is.

Key facts

• Horse shoe pits
• Shed with electric
• Large fireplace

Tags

• LARGE FIREPLACE
• SHED WITH ELECTRIC
• METAL ROOFS
• INGROUND SWIMMING POOL
• HORSE SHOE PITS
• BASKETBALL COURT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $50k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $286 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($935 rent vs $50k).
• Recommended offer: $45k (9.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 39/100 on livability (#1,204 in OH) — a limited-amenity area; tenant pool skews transient or value-seeking. Strengths: cost of living A+, crime A; Watch: schools F, amenities F, commute F.
• Cambridge City (town): math 28% / reading 42% proficiency, ranked #565 of 656 in OH (top 86%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 20 active listings in the ZIP; 37 units permitted in Guernsey County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $3k of equity ($345 loan paydown + $3k appreciation (6.0% local appreciation)).
• Guernsey County population projected at -20% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (6.0% appreciation + 3.0% rent growth), your $14k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 10, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($45k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts; this cycle's ask has dropped $6k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Recommended offer $45,409 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
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. 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 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?
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 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: 1.87% ✓
• Cap rate: 13.17%
• Cash-on-cash: 24.56%
• DSCR: 2.09
• GRM: 4.4

CMA / ARV

• ARV (median comp): $176,435
• List price: $49,900
• Delta: -71.72%
• Verdict: UNDERPRICED
• Comps: 6 within 2.0 mi

Projected returns pro-forma

5.96% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 36.1%
• Equity multiple: 3.33×
• Total profit: $32,565
• Equity at exit: $31,228

10-year hold

• IRR: 33.6%
• Equity multiple: 6.85×
• Total profit: $81,725
• Equity at exit: $56,510

Cash invested: $13,972 (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 43749

• Home prices YoY: 2.6%
• Active inventory: 20
• Price-to-rent: 4.4×

Monthly cashflow live

• Estimated rent: $935 medium
• Mortgage (P&I): −$262
• Tax est. 1.5%: −$62 /mo · $748/yr
• Insurance: −$21
• HOA: −$108
• Vacancy / Maint / Mgmt: −$196
• Net cashflow: $286

Break-even live

Break-even rent $573

Max offer price $49,900

Occupancy floor 64%

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: $12,475
• Closing costs: $1,497
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $108 · $1,296/yr
• Likely covers: sewertrashelectriclandscapingsnow removalpool

Listing history 10 events

1. 2026-03-17
   price $49,900 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re looking for a year-round weekend getaway spot or a summer vacation home, this cabin at Pike’s Peak might be the place for you! A total of 2 lots - both owned by the seller and will convey to buyer. The cabin features 2 bedrooms, 1 bathroom, a large fireplace, a shed with electric and concrete floor, and an additional outbuilding. The home is fully furnished. The owner has made some improvements in the last 8 years including metal roofs on all 3 buildings, leaf guards, and having the chimney re-done. The campground offers community-shared spaces including an inground swimming pool, horse shoe pits, basketball court, playgrounds, laundry facilities, pavilion, clubhouse, game room and more! Also known as Salt Fork Campgrounds, they allow ATV, golf carts, and four wheelers throughout the campground and the 100+ acres. The $1300 annual fee includes sewer, trash, snow removal, road and pool maintenance. This year's fee has already been paid for the new owner. Selling as-is.

2. 2026-03-05
   status Active 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re looking for a year-round weekend getaway spot or a summer vacation home, this cabin at Pike’s Peak might be the place for you! A total of 2 lots - both owned by the seller and will convey to buyer. The cabin features 2 bedrooms, 1 bathroom, a large fireplace, a shed with electric and concrete floor, and an additional outbuilding. The home is fully furnished. The owner has made some improvements in the last 8 years including metal roofs on all 3 buildings, leaf guards, and having the chimney re-done. The campground offers community-shared spaces including an inground swimming pool, horse shoe pits, basketball court, playgrounds, laundry facilities, pavilion, clubhouse, game room and more! Also known as Salt Fork Campgrounds, they allow ATV, golf carts, and four wheelers throughout the campground and the 100+ acres. The $1300 annual fee includes sewer, trash, snow removal, road and pool maintenance. This year's fee has already been paid for the new owner. Selling as-is.

3. 2026-03-02
   historical Contingent 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re looking for a year-round weekend getaway spot or a summer vacation home, this cabin at Pike’s Peak might be the place for you! A total of 2 lots - both owned by the seller and will convey to buyer. The cabin features 2 bedrooms, 1 bathroom, a large fireplace, a shed with electric and concrete floor, and an additional outbuilding. The home is fully furnished. The owner has made some improvements in the last 8 years including metal roofs on all 3 buildings, leaf guards, and having the chimney re-done. The campground offers community-shared spaces including an inground swimming pool, horse shoe pits, basketball court, playgrounds, laundry facilities, pavilion, clubhouse, game room and more! Also known as Salt Fork Campgrounds, they allow ATV, golf carts, and four wheelers throughout the campground and the 100+ acres. The $1300 annual fee includes sewer, trash, snow removal, road and pool maintenance. This year's fee has already been paid for the new owner. Selling as-is.

4. 2026-02-16
   listed $56,000 Active 1009-char remark

   Show marketing remark (1009 chars)

   Whether you’re looking for a year-round weekend getaway spot or a summer vacation home, this cabin at Pike’s Peak might be the place for you! A total of 2 lots - both owned by the seller and will convey to buyer. The cabin features 2 bedrooms, 1 bathroom, a large fireplace, a shed with electric and concrete floor, and an additional outbuilding. The home is fully furnished. The owner has made some improvements in the last 8 years including metal roofs on all 3 buildings, leaf guards, and having the chimney re-done. The campground offers community-shared spaces including an inground swimming pool, horse shoe pits, basketball court, playgrounds, laundry facilities, pavilion, clubhouse, game room and more! Also known as Salt Fork Campgrounds, they allow ATV, golf carts, and four wheelers throughout the campground and the 100+ acres. The $1300 annual fee includes sewer, trash, snow removal, road and pool maintenance. This year's fee has already been paid for the new owner. Selling as-is.

5. 2025-12-01
   historical
6. 2025-08-19
   status Active
7. 2025-07-18
   historical Contingent
8. 2025-07-11
   price $58,000
9. 2025-05-22
   price $61,900
10. 2025-04-27
    listed $68,500 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 3/10 Moderate
• 🌡 Heat 3/10 Moderate 7 d/yr ≥97°F today · 18 d/yr by 30 yrs out
• 💨 Wind 1/10 Low 0% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,222
• − Mortgage interest: −$2,795
• − Property taxes: −$748
• − Insurance: −$250
• − Repairs & maintenance: −$898
• − Management: −$898
• − HOA: −$1,296
• − Depreciation: −$1,452
• Taxable income: $2,885
• Est. tax owed @ 24.0%: −$692
• After-tax cash flow: $2,738/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 · 1 photo

Fair 45/100 Moderate rehab

The property requires significant exterior and interior repairs, but has potential for substantial value increase with landscaping and painting.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major landscaping — Overgrown grass and debris
• Major interior walls/paint — No photos, but likely in poor condition

Value-add opportunities

• Both Landscaping and exterior painting — Improves curb appeal and resale value
• Both Interior painting and minor repairs — Enhances interior appearance and rental appeal

Renovation cost estimate screening

Repair item	Severity	Est. cost
exterior siding · Significant wear and tear	Major	$15,000–50,000
landscaping · Overgrown grass and debris	Major	$15,000–50,000
interior walls/paint · No photos, but likely in poor condition	Major	$15,000–50,000
Total estimated repair cost · 3 items		$45,000–150,000

Value-add ROI direction

• Both Landscaping and exterior painting — Improves curb appeal and resale value ↑
• Both Interior painting and minor repairs — Enhances interior appearance and rental 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: Cambridge City
• NCES district ID: 3904369
• Math proficiency: 28% ▼ -28.00%
• Reading proficiency: 42% ▼ -17.00%
• Median HH income: $33,874
• Composite: 28.76/100
• National rank: #6673
• State rank: #565 of 656 in OH

Livability — Kimbolton

• Score: 39/100
• State rank: #1204
• US rank: #27409

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• County: Guernsey · 34,843 people
• Population (ZIP): 2,177
• Household income: $57,530
• Rent vs Own: 7.4% rent · 92.6% own

Population outlook (Guernsey County) Hauer SSP2

• Today (2025): 37,281 people
• By 2030: 35,900 · -3.7%
• By 2040: 32,861 · -11.9%
• By 2050: 29,700 · -20.3%
• By 2075: 22,199 · -40.5%
• By 2100: 15,192 · -59.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%
• Common ancestry: Romanian 5% Slovak 4% Iranian 2%
• Foreign-born: 1%
• Languages at home: 93% English-only · German/W. Germanic 6% Russian/Polish/Slavic 1%

Political lean MEDSL · Guernsey

• 2024 margin: Solid R (+52.1) · D 23.6% · R 75.7%
• 2008→2024 swing: -43.0pp toward R · 2008: -9.1pp · 2024: -52.1pp
• All cycles: 2024: R+52.1 2020: R+48.4 2016: R+42.6 2012: R+9.7 2008: R+9.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 5.96%
• Current HPI: 238.876
• Rent YoY: —
• Metro: —
• 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

-27.2% since first listed

10 events — show timeline

• 2026-03-17 Price Changed $49,900 MLSNOW
• 2026-03-05 Relisted — MLSNOW
• 2026-03-02 Contingent — MLSNOW
• 2026-02-16 Listed $56,000 MLSNOW
• 2025-12-01 Listing Removed — MLSNOW
• 2025-08-19 Relisted — MLSNOW
• 2025-07-18 Contingent — MLSNOW
• 2025-07-11 Price Changed $58,000 MLSNOW
• 2025-05-22 Price Changed $61,900 MLSNOW
• 2025-04-27 Listed $68,500 MLSNOW