125 E Valley Point Ln · Kimmel, PA 16625

$75,000

1 bd · 1.0 ba · 469 sqft · Condo · 40 Days on market

Built 1979 Good condition $160/sqft · 47% above area Est $51k · 47% over $258/mo HOA · 23% of rent ↓ 40% since listing

---

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 +20.0/30.0
• 1% rule +9.7/10.0
• Appreciation +7.1/10.0
• DSCR +6.3/10.0
• Condition / age +4.0/5.0
• Schools +3.8/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• ARV discount +0.0/15.0

Listing remarks MLS

The perfect Blue Knob condo awaits you! Enjoy this first floor one bedroom unit while you use all of the amenities Blue Knob Resort has to offer. This condo has a private bedroom space and two bunks for guests or family. Condo will come with all appliances including stove, refrigerator and microwave. Also included is the living room television and a bed for the primary bedroom. This condo is close to the pools, hot tub and bar and grill. Enjoy hiking in the summer or skiing in the winter and so much more. Visit their website for more information on all of the fun attractions. $258 per month HOA fee includes pool usage, hot tub access, gym, tennis, pickle ball courts, garbage collection and all building and property maintenance.

Key facts

• Outdoor pool
• Built in bunk
• Stainless appliances

Tags

• BUILT IN BUNK
• RENOVATED FIRST FLOOR CONDO
• NEW KITCHEN CABINETS
• STAINLESS APPLIANCES
• OUTDOOR POOL
• THE CLUB HOUSE BAR

Property features AI

Finance

• HOA & community: Monthly HOA fee of $258; HOA covers ground fee, broadband, common area maintenance, lawn care, pest control, pool(s), road maintenance, snow removal, and trash; Community amenities include exercise room, indoor and outdoor pools, hot tub, tennis courts, laundry facilities, and available golf course membership

Exterior

• Parking: Parking lot
• Utilities: Public water; Public sewer; Electric service
• Home design: Condominium; Garden-style building (1–4 floors); Entry on level 1
• Construction: Vinyl siding; Unit/flat design; Year built estimated
• Exterior features: Community pool; Above-grade unit

Interior

• Bedrooms: One bedroom on the main level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard electric heat; Electric hot water
• Interior features: Estimated living area; No basement
• Laundry & utility: Washer/dryer hookup in unit

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath condo listed at $75k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $73k (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; 54 units permitted in Bedford County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $4k of equity ($519 loan paydown + $3k 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 $21k cash investment doubles in ~4 years — after that, you're playing with house money.
• By year 9, 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 40 days — a 3% lower offer ($73k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: HOA is 23% of rent.

Recommended offer $72,750 (3.0% below list)

Questions for the listing agent

1. It's been on market 40 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 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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.
7. 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.
8. 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: 1.47% ✓
• Cap rate: 7.77%
• Cash-on-cash: 5.28%
• DSCR: 1.23
• GRM: 5.7

CMA / ARV

• ARV (median comp): $50,954
• List price: $75,000
• Delta: 47.19%
• 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: 15.6%
• Equity multiple: 1.95×
• Total profit: $19,947
• Equity at exit: $38,887

10-year hold

• IRR: 16.6%
• Equity multiple: 3.73×
• Total profit: $57,325
• Equity at exit: $64,300

Cash invested: $21,000 (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: 5.7×

Monthly cashflow live

• Estimated rent: $1,100 medium
• Mortgage (P&I): −$393
• Tax est. 1.5%: −$94 /mo · $1,125/yr
• Insurance: −$31
• HOA: −$258
• Vacancy / Maint / Mgmt: −$231
• Net cashflow: $92

Break-even live

Break-even rent $983

Max offer price $75,000

Occupancy floor 87%

Sensitivity live

Price	-10% $144	-5% $118	+0% $92	+5% $66	+10% $41
Rent	-10% $6	-5% $49	+0% $92	+5% $136	+10% $179
Rate	-1.0pp $130	-0.5pp $111	base $92	+0.5pp $73	+1.0pp $53

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $258 · $3,096/yr
• Likely covers: trashpoolgym
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 26 events

1. 2026-06-21
   days on market $75,000 Active 40 DOM
2. 2026-06-18
   days on market $75,000 Active 38 DOM
3. 2026-06-17
   days on market $75,000 Active 37 DOM
4. 2026-06-16
   days on market $75,000 Active 36 DOM
5. 2026-06-15
   days on market $75,000 Active 35 DOM
6. 2026-06-13
   days on market $75,000 Active 33 DOM
7. 2026-06-12
   days on market $75,000 Active 32 DOM
8. 2026-06-09
   days on market $75,000 Active 29 DOM
9. 2026-06-08
   days on market $75,000 Active 28 DOM
10. 2026-06-08
    days on market $75,000 Active 27 DOM
11. 2026-06-05
    days on market $75,000 Active 25 DOM
12. 2026-06-04
    days on market $75,000 Active 23 DOM
13. 2026-06-02
    days on market $75,000 Active 22 DOM
14. 2026-06-01
    days on market $75,000 Active 21 DOM
15. 2026-05-31
    days on market $75,000 Active 20 DOM
16. 2026-05-11
    listed $75,000 Active 1075-char remark
17. 2025-12-03
    price $49,900 737-char remark

    Show marketing remark (737 chars)

    The perfect Blue Knob condo awaits you! Enjoy this first floor one bedroom unit while you use all of the amenities Blue Knob Resort has to offer. This condo has a private bedroom space and two bunks for guests or family. Condo will come with all appliances including stove, refrigerator and microwave. Also included is the living room television and a bed for the primary bedroom. This condo is close to the pools, hot tub and bar and grill. Enjoy hiking in the summer or skiing in the winter and so much more. Visit their website for more information on all of the fun attractions. $258 per month HOA fee includes pool usage, hot tub access, gym, tennis, pickle ball courts, garbage collection and all building and property maintenance.

18. 2025-09-13
    price $59,900 737-char remark

    Show marketing remark (737 chars)

    The perfect Blue Knob condo awaits you! Enjoy this first floor one bedroom unit while you use all of the amenities Blue Knob Resort has to offer. This condo has a private bedroom space and two bunks for guests or family. Condo will come with all appliances including stove, refrigerator and microwave. Also included is the living room television and a bed for the primary bedroom. This condo is close to the pools, hot tub and bar and grill. Enjoy hiking in the summer or skiing in the winter and so much more. Visit their website for more information on all of the fun attractions. $258 per month HOA fee includes pool usage, hot tub access, gym, tennis, pickle ball courts, garbage collection and all building and property maintenance.

19. 2025-08-28
    price $67,900

    Show marketing remark (517 chars)

    No other 1-bedroom condo like it!. .. redesigned new galley Kitchen, enclosed balcony, updated new bath & separate bedroom. Located across from tennis court. HOA dues include indoor/outdoor pools, hot tubs, tennis courts, outside maintenance & trash removal. Located across from tennis court. See Pg 12 of the Seller Disclosure for a list of the 25 Upgrades to this condo! Fully furnished except for: Items and boxes in bedroom closet & boxes on balcony & recliner chair in Living Room. J-662!

20. 2025-06-20
    listed $63,000 Active 737-char remark

    Show marketing remark (737 chars)

    The perfect Blue Knob condo awaits you! Enjoy this first floor one bedroom unit while you use all of the amenities Blue Knob Resort has to offer. This condo has a private bedroom space and two bunks for guests or family. Condo will come with all appliances including stove, refrigerator and microwave. Also included is the living room television and a bed for the primary bedroom. This condo is close to the pools, hot tub and bar and grill. Enjoy hiking in the summer or skiing in the winter and so much more. Visit their website for more information on all of the fun attractions. $258 per month HOA fee includes pool usage, hot tub access, gym, tennis, pickle ball courts, garbage collection and all building and property maintenance.

21. 2025-02-25
    listed $68,900 Active

    Show marketing remark (517 chars)

    No other 1-bedroom condo like it!. .. redesigned new galley Kitchen, enclosed balcony, updated new bath & separate bedroom. Located across from tennis court. HOA dues include indoor/outdoor pools, hot tubs, tennis courts, outside maintenance & trash removal. Located across from tennis court. See Pg 12 of the Seller Disclosure for a list of the 25 Upgrades to this condo! Fully furnished except for: Items and boxes in bedroom closet & boxes on balcony & recliner chair in Living Room. J-662!

22. 2025-01-02
    price $89,000
23. 2024-10-31
    price $99,000
24. 2024-04-08
    price $105,000
25. 2023-08-30
    historical
26. 2023-04-30
    listed $125,000 Active

ⓘ 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: $13,195
• − Mortgage interest: −$4,201
• − Property taxes: −$1,125
• − Insurance: −$375
• − Repairs & maintenance: −$1,056
• − Management: −$1,056
• − HOA: −$3,096
• − Depreciation: −$2,182
• Taxable income: $105
• Est. tax owed @ 24.0%: −$25
• After-tax cash flow: $1,083/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 well-maintained and updated condo is in excellent condition with a good condition score of 80. It offers a good balance of modern amenities and a cozy atmosphere, making it an attractive option for both buyers and renters.

Value-add opportunities

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics.
• Both Updating the flooring — New flooring can improve the overall look and feel of the property.
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters.
• Both Adding smart home features — Smart home features can increase the property's value and appeal to tech-savvy buyers and renters.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior and interior walls — Fresh paint can enhance the curb appeal and interior aesthetics. ↑
• Both Updating the flooring — New flooring can improve the overall look and feel of the property. ↑
• Both Upgrading the kitchen appliances — Modern appliances can attract more buyers and renters. ↑
• Both Adding smart home features — Smart home features can increase the property's value and appeal to tech-savvy buyers and renters. ↑

ⓘ 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

-40.0% since first listed

11 events — show timeline

• 2026-05-11 Listed $75,000 BRIGHT MLS
• 2025-12-03 Price Changed $49,900 BRIGHT MLS
• 2025-09-13 Price Changed $59,900 BRIGHT MLS
• 2025-08-28 Price Changed $67,900 AHARMLS
• 2025-06-20 Listed $63,000 BRIGHT MLS
• 2025-02-25 Listed $68,900 AHARMLS
• 2025-01-02 Price Changed $89,000 AHARMLS
• 2024-10-31 Price Changed $99,000 AHARMLS
• 2024-04-08 Price Changed $105,000 AHARMLS
• 2023-08-30 Listing Removed — BRIGHT MLS
• 2023-04-30 Listed $125,000 BRIGHT MLS