139 E Valley Point Ln Unit 1321 Extrovert · Klahr, PA 16625

$89,000

2 bd · 2.0 ba · 862 sqft · Condo · 234 Days on market

Built 1979 Fair condition $103/sqft · 17% above area Est $76k · 17% over $342/mo HOA · 27% of rent ↓ 6% since listing

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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).

• Cash flow +16.2/30.0
• 1% rule +9.3/10.0
• Appreciation +7.1/10.0
• DSCR +5.0/10.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.2/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

There's lots of room for you and your friends in this 3rd-floor 2-bedroom 2-bath fully-furnished condo with counter bar seating, sleeper sofa, washer + dryer, balcony, located across from the tennis court + outdoor pool. Also included is the blink door bell w/ speaker system at main door + keyless entry. Non-functioning fireplace - see Seller's Disclosure. Enjoy the amenities of this 4 season resort. $342.00 monthly association fee includes outside maintenance, road maintenance, tennis, hottub, outdoor pool, indoor pool, sauna, exercise center + trash removal. (Skiing + golf for a fee). J-677

Key facts

• Outdoor pool
• Tennis court
• Washer dryer

Tags

• FULLY-FURNISHED CONDO
• COUNTER BAR SEATING
• WASHER DRYER
• BALCONY
• TENNIS COURT
• OUTDOOR POOL

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath condo listed at $89k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $47 ($558/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $89k).
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads: area grade D — 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; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($615 loan paydown + $4k 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 $25k cash investment doubles in ~5 years — after that, you're playing with house money.
• By year 8, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 234 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $78,320 (12.0% below list)

Questions for the listing agent

1. It's been on market 234 days. Have you received any prior offers? Is the seller open to a 12% 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 1979 — 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. 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: 1.43% ✓
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• GRM: 5.8

CMA / ARV

• ARV (median comp): $76,185
• List price: $89,000
• Delta: 16.82%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 12.9%
• Equity multiple: 1.79×
• Total profit: $19,673
• Equity at exit: $46,146

10-year hold

• IRR: 14.3%
• Equity multiple: 3.39×
• Total profit: $59,458
• Equity at exit: $76,302

Cash invested: $24,920 (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: 5.8×

Monthly cashflow live

• Estimated rent: $1,270 medium
• Mortgage (P&I): −$467
• Tax est. 1.5%: −$111 /mo · $1,335/yr
• Insurance: −$37
• HOA: −$342
• Vacancy / Maint / Mgmt: −$267
• Net cashflow: $47

Break-even live

Break-even rent $1,211

Max offer price $89,000

Occupancy floor 91%

Sensitivity live

Price	-10% $108	-5% $77	+0% $47	+5% $16	+10% $-15
Rent	-10% $-54	-5% $-4	+0% $47	+5% $97	+10% $147
Rate	-1.0pp $91	-0.5pp $69	base $47	+0.5pp $23	+1.0pp $0

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: $22,250
• Closing costs: $2,670
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $342 · $4,104/yr
• Likely covers: trashpool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 18 events

1. 2026-06-21
   days on market $89,000 Active 234 DOM
2. 2026-06-21
   days on market $89,000 Active 233 DOM
3. 2026-06-18
   days on market $89,000 Active 231 DOM
4. 2026-06-17
   days on market $89,000 Active 230 DOM
5. 2026-06-16
   days on market $89,000 Active 229 DOM
6. 2026-06-15
   days on market $89,000 Active 228 DOM
7. 2026-06-13
   days on market $89,000 Active 226 DOM
8. 2026-06-12
   days on market $89,000 Active 225 DOM
9. 2026-06-09
   days on market $89,000 Active 222 DOM
10. 2026-06-08
    days on market $89,000 Active 221 DOM
11. 2026-06-08
    days on market $89,000 Active 220 DOM
12. 2026-06-05
    days on market $89,000 Active 218 DOM
13. 2026-06-04
    days on market $89,000 Active 216 DOM
14. 2026-06-02
    days on market $89,000 Active 215 DOM
15. 2026-06-01
    days on market $89,000 Active 214 DOM
16. 2026-05-31
    days on market $89,000 Active 213 DOM
17. 2026-02-19
    price $89,000 599-char remark

    Show marketing remark (599 chars)

    There's lots of room for you and your friends in this 3rd-floor 2-bedroom 2-bath fully-furnished condo with counter bar seating, sleeper sofa, washer + dryer, balcony, located across from the tennis court + outdoor pool. Also included is the blink door bell w/ speaker system at main door + keyless entry. Non-functioning fireplace - see Seller's Disclosure. Enjoy the amenities of this 4 season resort. $342.00 monthly association fee includes outside maintenance, road maintenance, tennis, hottub, outdoor pool, indoor pool, sauna, exercise center + trash removal. (Skiing + golf for a fee). J-677

18. 2025-10-30
    listed $95,000 Active 599-char remark

    Show marketing remark (599 chars)

    There's lots of room for you and your friends in this 3rd-floor 2-bedroom 2-bath fully-furnished condo with counter bar seating, sleeper sofa, washer + dryer, balcony, located across from the tennis court + outdoor pool. Also included is the blink door bell w/ speaker system at main door + keyless entry. Non-functioning fireplace - see Seller's Disclosure. Enjoy the amenities of this 4 season resort. $342.00 monthly association fee includes outside maintenance, road maintenance, tennis, hottub, outdoor pool, indoor pool, sauna, exercise center + trash removal. (Skiing + golf for a fee). J-677

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

Taxation est. · year 1

• Rental income: $15,244
• − Mortgage interest: −$4,985
• − Property taxes: −$1,335
• − Insurance: −$445
• − Repairs & maintenance: −$1,220
• − Management: −$1,220
• − HOA: −$4,104
• − Depreciation: −$2,589
• Taxable loss: −$653
• Est. tax savings @ 24.0%: +$157
• After-tax cash flow: $715/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

Fair 45/100 Cosmetic rehab

This 2-bedroom, 2-bath condo is in fair condition with cosmetic updates needed to improve its appearance and functionality. The kitchen and bathroom require updates, and the flooring is dated. Landscaping improvements and painting the interior walls would also enhance the property's curb appeal and overall value.

Repairs flagged

• Major Kitchen flooring — The linoleum flooring is visibly dated and worn.
• Moderate Kitchen cabinets — The cabinets are dated and could be updated for a more modern look.
• Moderate Bathroom design — The dated design and shower curtain suggest a need for an update to increase appeal and functionality.

Value-add opportunities

• Both Updating the kitchen flooring — Replacing the dated linoleum flooring with a more modern option would significantly increase both the resale and rental value.
• Both Updating the kitchen cabinets — Modernizing the kitchen cabinets would enhance the overall look and functionality of the kitchen, improving both resale and rental appeal.
• Both Updating the bathroom design — Replacing the dated shower curtain and updating the bathroom design would make the space more appealing and functional, increasing both resale and rental value.
• Both Painting the interior walls — Refreshing the interior walls with fresh paint would improve the overall appearance of the home, making it more attractive to potential buyers or renters and increasing its value.
• Both Landscaping improvements — Adding decorative elements and maintaining the landscaping would enhance the curb appeal and overall aesthetic of the property, increasing its value for both resale and rental purposes.

Renovation cost estimate screening

Repair item	Severity	Est. cost
Kitchen flooring · The linoleum flooring is visibly dated and worn.	Major	$15,000–50,000
Kitchen cabinets · The cabinets are dated and could be updated for a more modern look.	Moderate	$3,000–15,000
Bathroom design · The dated design and shower curtain suggest a need for an update to increase appeal and functionality.	Moderate	$3,000–15,000
Total estimated repair cost · 3 items		$21,000–80,000

Value-add ROI direction

• Both Updating the kitchen flooring — Replacing the dated linoleum flooring with a more modern option would significantly increase both the resale and rental value. ↑
• Both Updating the kitchen cabinets — Modernizing the kitchen cabinets would enhance the overall look and functionality of the kitchen, improving both resale and rental appeal. ↑
• Both Updating the bathroom design — Replacing the dated shower curtain and updating the bathroom design would make the space more appealing and functional, increasing both resale and rental value. ↑
• Both Painting the interior walls — Refreshing the interior walls with fresh paint would improve the overall appearance of the home, making it more attractive to potential buyers or renters and increasing its value. ↑
• Both Landscaping improvements — Adding decorative elements and maintaining the landscaping would enhance the curb appeal and overall aesthetic of the property, increasing its value for both resale and rental purposes. ↑

ⓘ 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 (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

-6.3% since first listed

2 events — show timeline

• 2026-02-19 Price Changed $89,000 AHARMLS
• 2025-10-30 Listed $95,000 AHARMLS