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    Unique Glamping Campground Property Title is generated by Realmo AI

    1552 Huffs Church Road, Barto, PA 19504

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    For Sale
    $115,000

    A 2.4-acre creekside retreat featuring an electric cabin, screened porch, and hand-pumped well for off-grid comfort.

    Type:Land / Fee Simple
    Lot size:
    2.40 Acres
    Added:
    May 24, 2026
    Days on Market:
    14
    Last Refresh:
    Jun 6 at 1:55 am

    Property Features for 1552 Huffs Church Road

    General Information

    Standard status
    Active
    Lot size
    2.40 Acres
    Property subtype
    Land / Fee Simple

    We can help!

    Listing Contact
    Judy A Kuhns
    Judy A Kuhns

    Listing agent Judy A Kuhns License #RS199305L

    Listing office Century 21 Longacre Realty

    Listing date May 24, 2026

    Source Compass

    Displayed information is deemed reliable but is not guaranteed and should be independently verified.

    All listing content including descriptions, pricing, images are the copyrighted material of Century 21 Longacre Realty

    HighLights

    • 2.4‑acre creekside property with electric service to the cabin (cabin has electric but no plumbing).
    • Cottage setup includes bunk beds, a food‑prep kitchen, indoor eating area, and a large screened‑in picnic porch.
    • Bridge access spans the creek from a wide open grassy area to the cottage.
    • Includes a functional hand‑pumped shallow well and a large fire pit on the property.
    • Detached outhouse includes electric light and provides storage room.
    • Notes: no perc possible on this 2.4‑acre tract; adjoining 7.4‑acre lot (MLS #PABK2072694) has a 2026 perc approval for a standard inground septic.

    Overview

    This for-sale property offers a distinctive creekside camping setup on 2.4 acres, highlighted by an on-site cabin with electric service but no plumbing. The cabin includes bunk beds, a kitchen for food prep, and an indoor eating area, plus a large screened-in picnic porch. A detached outhouse has electric light and provides additional room for storage. Access to the cottage is provided via a bridge spanning the creek from a wide open grassy area, where a functional hand-pumped shallow well and a large fire pit are also located.

    The property sits within a woodland setting with tall trees and a natural buffer that creates shade and privacy. The creek runs over rocks through the property, and the listing notes the presence of crayfish. The grounds include a broad grassy area for gathering, with a grove-like feel from surrounding woods.

    While the current tract is noted as having no perc possible, the listing also references an adjoining 7.4-acre lot with a 2026 perc approval for a standard inground septic system (MLS #PABK2072694). For buyers seeking a small, self-contained glamping-style experience or a retreat-oriented hospitality use, the combination of electric service, screened outdoor space, and creekfront access supports a practical, low-plumbing concept today while broader onsite wastewater options may depend on the adjoining lot.
    Location Intelligence

    Current Use by Public Records

    Campgrounds

    Suggested Use

    Restaurant Spa & Massage Center Hotel & Motel Skin Care Clinic Kitchen & Bath Showroom Bed & Breakfast Plumbing Service Restaurant

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

    Location Insight

    • Map
    • Local Demand
    City
    Barto
    County
    Berks
    State
    Pennsylvania
    Longitude
    -75.59214
    Latitude
    40.4353

    FAQs

    What type of property is this?
    Campground - A 2.4-acre creekside retreat featuring an electric cabin, screened porch, and hand-pumped well for off-grid comfort.
    Where is this campground located?
    The property is located at 1552 Huffs Church Road Barto, PA.
    What is the asking price?
    The asking price for this property is $115,000.
    What are key features of this property?
    This property features: 2.4‑acre creekside property with electric service to the cabin (cabin has electric but no plumbing).; Cottage setup includes bunk beds, a food‑prep kitchen, indoor eating area, and a large screened‑in picnic porch.; Bridge access spans the creek from a wide open grassy area to the cottage.
    (610) 730-7417
    We can help!
    Listing Contact
    Judy A Kuhns
    Judy A Kuhns
    Real Estate License ID: RS199305L
    Learn More
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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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