139 E Valley Point Ln Unit 1321 Extrovert

Kimmel, PA 16625

$89,000D+

2 bd · 2.0 ba · 862 sqft · Built 1979 · Condo · Active · 234 DOM

Cashflow @ list (25.0% down · 7.5%)

• Estimated rent: $1,270/mo
• Mortgage (P&I): −$467
• Tax + insurance: −$148
• HOA: −$342
• Vac / Maint / Mgmt: −$267
• Net cashflow: $47/mo
• Annual: $558/yr
• Cap rate: 6.92%
• Cash-on-cash: 2.24%
• DSCR: 1.10
• 1% rule: 1.43%
• Cash to close: $24,920

Investor read

• This is a 2-bed/2.0-bath condo listed at $89k. Condition is rated fair.
• 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).
• It's been on market 234 days — a 12% lower offer ($78k) is reasonable based on typical stale-listing flexibility.
• Recommended offer: $78k (12.0% below list) — sets the bar for market timing.
• In year one you build about $4k of equity ($615 loan paydown + $4k appreciation (4.2% local appreciation)).
• 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.
• Zoned schools: Claysburg-Kimmel El Sch (math 37% / reading 55%, grade D-, #797 of 1,518 statewide, top 53%, 368 students, 100% FRL); Claysburg-Kimmel Jr Hs (130 students, 100% FRL); Claysburg-Kimmel Sr Hs (math 37% / reading 47%, grade F, #232 of 437 statewide, top 57%, 261 students, 77% FRL) — zoned schools average 92% FRL vs 47% district-wide (45 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Watch-outs: HOA is 27% of rent.
• Market conditions: 86 active listings in the ZIP; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).
• 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.

Questions for listing agent

• 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?
• Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
• Built in 1979 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
• What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
• 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?
• Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
• Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
• 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?

Repairs flagged (vision-AI assessment)

• 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.