204 Avenue B · Matamoras, PA 18336

$249,000

3 bd · 1.0 ba · 1,107 sqft · SingleFamily public records · 4 Days on market

Built 1901 5,663 sqft lot $225/sqft · 6% below area Est $282k · 12% under

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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).

• ARV discount +12.8/15.0
• Cash flow +11.9/30.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.5/10.0
• 1% rule +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 bedroom 1 bath. Nice corner lot, Beds Description: 2+BED 2nd, Baths: 1 Bath Level 1, Eating Area: Dining Area

Key facts

• Natural gas stove
• Back deck
• Corner lot

Tags

• CORNER LOT
• STAINLESS STEEL APPLIANCES
• NATURAL GAS STOVE
• BACK DECK
• DEDICATED DINING AREA
• FIRST-FLOOR LAUNDRY

Property features AI

Exterior

• Parking: Gravel parking
• Home design: Single-family residence; Two levels / 2 stories
• Construction: Vinyl siding
• Exterior features: Front porch; Corner lot

Interior

• Kitchen: Dishwasher; Gas cooktop; Gas oven; Refrigerator; Stainless steel appliances
• Bedrooms: 5 total rooms (bedroom count not specified)
• Flooring: Hardwood
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating
• Interior features: Hardwood flooring; Unfinished basement
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $249k.

Deal economics

• At list price, monthly cash flow is $-64 ($-765/yr) — negative.
• To cash-flow at today's rent, offer at most $238k (4.5% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $195k (21.5% below list).
• Recommended offer: $195k (21.5% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 81/100 on livability (#185 in PA, #1,557 nationally) — a professional / high-income tenant draw. Strengths: crime A+, housing A+, health & safety A+; Watch: commute F.
• Delaware Valley SD (rural): math 41% / reading 66% proficiency, ranked #121 of 539 in PA (top 22%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Zoned schools: Delaware Valley El Sch (math 42% / reading 67%, grade C, #504 of 1,518 statewide, top 37%, 457 students, 44% FRL); Delaware Valley Ms (math 33% / reading 70%, grade C, #109 of 512 statewide, top 22%, 479 students, 38% FRL); Delaware Valley Hs (math 77% / reading 75%, grade A-, #25 of 437 statewide, top 6%, 1,418 students, 37% FRL).
• Market conditions: 22 active listings in the ZIP; 15 comparable units currently listed for rent nearby; rentals at typical pace (median 16d on market — plan ~3-4 weeks tenant-placement turnaround); 213 units permitted in Pike County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $7k of value loss. Plan a longer hold.
• Pike County population projected at -25% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.

Negotiation context

• Only 4 days on market — expect competitive offers; lowballing is unlikely to land.
• 6 sale attempts since 20y 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.
• Current owner paid $202k; 23% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1901 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $195,453 (21.5% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1901 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
5. 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?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.78% ✗
• Cap rate: 5.99%
• Cash-on-cash: -1.10%
• DSCR: 0.95
• GRM: 10.6

CMA / ARV

• ARV (median comp): $282,327
• List price: $249,000
• Delta: -11.80%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
605 5th St	0.24mi	2/2.0 (-1)	960 (-13%)	1mo	$309,900	$323	57
204 Avenue M	0.59mi	3/1.0	1,150 (+4%)	12mo	$275,000	$239	56
201 Ave. N	0.61mi	2/1.5 (-1)	1,104 (-0%)	10mo	$335,000	$303	56
83 W Main St	0.63mi	3/1.0	1,170 (+6%)	8mo	$194,900	$167	55
605 5th St #605	0.24mi	2/2.0 (-1)	960 (-13%)	6mo	$184,100	$192	53
29 Thompson St	0.58mi	3/1.0	1,200 (+8%)	9mo	$270,000	$225	51
20 Buckley St	0.51mi	2/1.5 (-1)	1,192 (+8%)	8mo	$170,000	$143	50
906 Avenue I	0.64mi	3/1.5	1,224 (+11%)	2mo	$375,000	$306	49
506 9th St	0.50mi	2/1.0 (-1)	960 (-13%)	4mo	$285,000	$297	46
407 Avenue L	0.54mi	2/2.0 (-1)	1,248 (+13%)	8mo	$235,000	$188	37
505 Penna Ave	0.52mi	2/2.0 (-1)	970 (-12%)	11mo	$170,000	$175	37
200 Avenue L	0.54mi	2/2.0 (-1)	1,255 (+13%)	8mo	$373,750	$298	36

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: -18.1%
• Equity multiple: 0.36×
• Total profit: $-44,449
• Equity at exit: $37,127

10-year hold

• IRR: -10.4%
• Equity multiple: 0.37×
• Total profit: $-44,096
• Equity at exit: $21,529

Cash invested: $69,720 (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 18336

• Home prices YoY: -15.8%
• Active inventory: 22
• Price-to-rent: 10.6×

Monthly cashflow live

• Estimated rent: $1,955 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$198 /mo · $2,380/yr
• Insurance: −$104
• HOA: −$0
• Vacancy / Maint / Mgmt: −$410
• Net cashflow: $-64

Break-even live

Break-even rent $2,035

Max offer price $237,738

Occupancy floor 98%

Sensitivity live

Price	-10% $77	-5% $7	+0% $-64	+5% $-134	+10% $-205
Rent	-10% $-218	-5% $-141	+0% $-64	+5% $13	+10% $91
Rate	-1.0pp $62	-0.5pp $0	base $-64	+0.5pp $-128	+1.0pp $-194

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: $62,250
• Closing costs: $7,470
• Reserves months: —
• Total cash needed: —

Rent comps 15 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
7 King St Port Jervis, NY	3.0	1.0	1300	$2,400	$1.85	22d	1	0.52mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,200	$1.69	15d	1	0.52mi
9 King St Port Jervis, NY	2.0	1.0	1080	$1,950	$1.81	21d	1	0.53mi
14 Liberty St Unit B Port Jervis, NY	2.0	1.0	1032	$1,700	$1.65	15d	1	0.62mi
2 Dervend Cir Matamoras, PA	2.0	1.0	960	$1,750	$1.82	0d	1	0.77mi
20 Delaware St Unit B Port Jervis, NY	2.0	1.0	950	$1,800	$1.89	1d	1	0.81mi
20 Delaware St Unit A Port Jervis, NY	2.0	1.0	1000	$2,000	$2.00	25d	1	0.81mi
131 Front St Port Jervis, NY	3.0	1.0	1200	$2,100	$1.75	24d	1	1.00mi
30 Seward Ave Port Jervis, NY	3.0	1.0	1500	$2,100	$1.40	1d	1	1.03mi
106 Ball St #1 Port Jervis, NY	2.0	1.0	1062	$2,000	$1.88	45d	1	1.04mi
106 Ball St Unit 2 Port Jervis, NY	2.0	1.0	800	$1,875	$2.34	12d	1	1.04mi
144 Jersey Ave Unit 2 Port Jervis, NY	2.0	1.0	960	$1,790	$1.86	19d	1	1.09mi
125 Hammond St Unit A Port Jervis, NY	3.0	1.0	1300	$1,750	$1.35	15d	1	1.10mi
39 Church St #22 Port Jervis, NY	2.0	1.0	879	$1,700	$1.93	23d	1	1.11mi
39 Church St Port Jervis, NY	1.0–2.0	1.0	685	$1,700	$2.48	16d	2	1.11mi

Listing history 16 events

1. 2026-05-03
   status Pending 1073-char remark
2. 2026-04-29
   listed $249,000 Active 1073-char remark
3. 2021-07-15
   soldstatus $202,000
4. 2020-03-24
   soldstatus $78,350
5. 2020-03-23
   soldstatus $78,350 112-char remark

   Show marketing remark (33 chars)

   2 bedroom 1 bath. Nice corner lot

6. 2020-03-23
   soldstatus

   Show marketing remark (33 chars)

   2 bedroom 1 bath. Nice corner lot

7. 2020-02-22
   listed $85,000 112-char remark

   Show marketing remark (33 chars)

   2 bedroom 1 bath. Nice corner lot

8. 2020-02-22
   listed $85,000

   Show marketing remark (33 chars)

   2 bedroom 1 bath. Nice corner lot

9. 2017-08-23
   soldstatus $584,000
10. 2016-08-31
    soldstatus $52,000
11. 2016-08-31
    soldstatus $52,000
12. 2016-03-15
    listed $54,500
13. 2016-03-15
    listed $54,500
14. 2006-11-14
    soldstatus $122,000
15. 2006-11-13
    soldstatus $122,000
16. 2006-05-31
    listed $149,900

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

Tax reassessment forecast PA · Partial reset (capped growth)

• Current annual tax: $2,380 · $198/mo
• Projected year-2 tax: $3,157 · $263/mo
• Expected delta: +$777/yr (+$65/mo · 32.7%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 4/10 Moderate
• 🌡 Heat 4/10 Moderate 8 d/yr ≥97°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 8% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,454
• − Mortgage interest: −$13,948
• − Property taxes: −$2,380
• − Insurance: −$1,245
• − Repairs & maintenance: −$1,876
• − Management: −$1,876
• − Depreciation: −$7,244
• Taxable loss: −$5,114
• Est. tax savings @ 24.0%: +$1,227
• After-tax cash flow: $462/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.

Schools (NCES district)

• District: Delaware Valley SD
• NCES district ID: 4207530
• Math proficiency: 41% ▼ -12.00%
• Reading proficiency: 66% ▼ -9.00%
• Median HH income: $64,202
• Composite: 46.95/100
• National rank: #2359
• State rank: #121 of 539 in PA

Livability — Matamoras

• Score: 81/100
• State rank: #185
• US rank: #1557

Category grades

Amenities C Commute F Cost of living B+ Crime A+ Employment A- Housing A+ Health & safety A+ User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Matamoras, PA
• Population (ZIP): 4,133

Population outlook (Pike County) Hauer SSP2

• Today (2025): 53,548 people
• By 2030: 51,622 · -3.6%
• By 2040: 46,490 · -13.2%
• By 2050: 40,372 · -24.6%
• By 2075: 31,951 · -40.3%
• By 2100: 26,821 · -49.9%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (81%)
• Race & ethnicity: White 81% Hispanic / Latino 11% Two or more races 7% Asian 4% Black 2%
• Hispanic origin (detail): Puerto Rican 9%
• Common ancestry: Romanian 3% Slovak 2% Iranian 2%
• Foreign-born: 6% · Canada, China
• Languages at home: 90% English-only · Spanish 4% Other Indo-European 3% German/W. Germanic 1%

Political lean MEDSL · Pike

• 2024 margin: Strong R (+24.1) · D 37.6% · R 61.6%
• 2008→2024 swing: -19.8pp toward R · 2008: -4.2pp · 2024: -24.1pp
• All cycles: 2024: R+24.1 2020: R+19.0 2016: R+26.0 2012: R+11.0 2008: R+4.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -43.00%
• Current HPI: 229.7694
• 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

+66.1% since first listed

16 events — show timeline

• 2026-05-03 Pending — PWMLS
• 2026-04-29 Listed $249,000 PWMLS
• 2021-07-15 Sold (Public Records) $202,000 Public Records
• 2020-03-24 Sold (Public Records) $78,350 Public Records
• 2020-03-23 Sold (MLS) — PWMLS
• 2020-03-23 Sold (MLS) $78,350 PWMLS
• 2020-02-22 Listed $85,000 PWMLS
• 2020-02-22 Listed $85,000 PWMLS
• 2017-08-23 Sold (Public Records) $584,000 Public Records
• 2016-08-31 Sold (MLS) $52,000 PMAR
• 2016-08-31 Sold (MLS) $52,000 PWMLS
• 2016-03-15 Listed $54,500 PMAR
• 2016-03-15 Listed $54,500 PWMLS
• 2006-11-14 Sold (Public Records) $122,000 Public Records
• 2006-11-13 Sold (MLS) $122,000 PMAR
• 2006-05-31 Listed $149,900 PMAR

Property tax history

+1.2%/yr

Latest (2026): $2,380 · +2.4% YoY. Source: county tax records.