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    Established Campground Investment Opportunity Title is generated by Realmo AI

    32164 Avenue Bridge Road, Pomeroy, OH 45769

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    Claim this Listing
    For Sale
    $75,000

    LAND - Pomeroy, OH

    Lot size:
    0.99 Acres
    Added:
    Feb 7, 2026
    Days on Market:
    116
    Last Refresh:
    Jun 3 at 5:06 am

    Property Features for 32164 Avenue Bridge Road

    General Information

    Property type
    Land
    Property subtype
    Other
    Standard status
    Active
    APN
    1401017000
    Lot size
    0.99 Acres

    Taxes and HOA fees

    Tax Year
    2024
    Tax Annual Amount
    15

    Utilities

    Utilities
    Water Available
    Sewer type
    Private Sewer
    Water source
    Public

    We can help!

    Listing Contact
    Joni Allbaugh Bissell

    Listing agent Joni Allbaugh Bissell

    Listing office EXP Realty, LLC 545 Metro Place S Ste 100, Westlake, OH

    Listing date Feb 7, 2026

    MLS# 226003649 Listing URL

    Copyright © 2026 Columbus and Central Ohio Multiple Listing Service. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Established rental business (Thomas Fork Camp) with existing income from four premium campsites.
    • Campsites equipped with full 50‑amp hookups, water, and sewer (installed 2023).
    • Convenient location near State Route 7, SR‑143, and SR‑124, offering easy access to Pomeroy, Meigs County Fairgrounds, and Mason, WV.
    • Potential for year‑round tenants due to new highway construction from Ravenswood to Pomeroy.
    • Opportunity for various business ventures, including continuing the rental business, building a drive‑through/carry‑out, or tiny houses.
    • Public water available and private sewer.

    Overview

    Located at 32164 Avenue Bridge Road in Pomeroy, Ohio, this property currently operates as Thomas Fork Camp. It features four level gravel campsites, each equipped with 50-amp hookups, water, and sewer, installed in 2023. The property is situated just off State Route 7, providing easy access to SR-143 and SR-124. It is located approximately 2 miles from Pomeroy, 4 miles from the Meigs County Fairgrounds, and 3.5 miles from Mason, WV. The property is 0.99 acres. The sites are currently rented monthly for $600 from April through October and $700 from November through March. The owners paid on average $100 per spot for electric in the summer months and $200 per spot in the winter months in 2025. The construction of a new highway from Ravenswood to Pomeroy may provide year-round tenant potential. Potential business opportunities include continuing the established rental business or building a drive-through/carry-out. The small parcel could house a sign.
    Property Profile Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Bar & Pub Veterinary Clinic Restaurant

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pomeroy
    County
    Meigs
    State
    Ohio
    Longitude
    -82.06372
    Latitude
    39.031876

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    FAQs

    What type of property is this?
    Campground - Operating campground near Pomeroy, OH with income potential.
    Where is this campground located?
    The property is located at 32164 Avenue Bridge Road Pomeroy, OH.
    What is the asking price?
    The asking price for this property is $75,000.
    What are key features of this property?
    This property features: Established rental business (Thomas Fork Camp) with existing income from four premium campsites.; Campsites equipped with full 50‑amp hookups, water, and sewer (installed 2023).; Convenient location near State Route 7, SR‑143, and SR‑124, offering easy access to Pomeroy, Meigs County Fairgrounds, and Mason, WV.
    (740) 707-6223
    We can help!
    Listing Contact
    Joni Allbaugh Bissell
    Request Owner's contact information
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

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