504 Avenue I · Matamoras, PA 18336

$249,000

3 bd · 1.0 ba · 1,240 sqft · SingleFamily public records · 118 Days on market

Built 1935 10,019 sqft lot $201/sqft · 13% below area Est $286k · 13% 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 +13.4/15.0
• Cash flow +12.3/30.0
• Schools +4.7/10.0
• Livability +4.0/5.0
• DSCR +3.6/10.0
• 1% rule +2.9/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

CALLING ALL INVESTORS!!! Be the first to come and inspect this single-family home in the heart of historic Matamoras PA. This property has been successfully leased for the last 15 years. With a little TLC this quiet neighborhood home could be your next income producer in your portfolio or your permanent address. At this price, this gem of a property won't last long. Call and make your appointment today and don't forget your checkbook.

Key facts

• Quiet neighborhood
• Single-family home
• 0.23 acre lot

Tags

• SINGLE-FAMILY HOME
• HISTORIC MATAMORAS PA
• QUIET NEIGHBORHOOD

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 $-102 ($-1k/yr) — negative.
• To cash-flow at today's rent, offer at most $231k (7.3% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $197k (20.9% below list).
• Recommended offer: $197k (20.9% 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; 17 comparable units currently listed for rent nearby; rentals at typical pace (median 15d 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

• It's been on market 118 days — a 9% lower offer ($227k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 16y 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 $50k; list at $249k implies a 398% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1935 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; extreme-heat days projected 8→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $197,001 (20.9% 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. It's been on market 118 days. Have you received any prior offers? Is the seller open to a 21% concession, seller financing, or rate buy-down credit?
3. Built in 1935 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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?
9. 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.
10. 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.
11. 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: 0.79% ✗
• Cap rate: 6.07%
• Cash-on-cash: -0.80%
• DSCR: 0.96
• GRM: 10.5

CMA / ARV

• ARV (median comp): $286,268
• List price: $249,000
• Delta: -13.02%
• 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
906 Avenue I	0.28mi	3/1.5	1,224 (-1%)	2mo	$375,000	$306	81
407 Avenue L	0.14mi	2/2.0 (-1)	1,248 (+1%)	8mo	$235,000	$188	76
200 Avenue L	0.26mi	2/2.0 (-1)	1,255 (+1%)	8mo	$373,750	$298	70
703 3rd St	0.34mi	4/1.5 (+1)	1,292 (+4%)	4mo	$305,000	$236	67
204 Avenue M	0.28mi	3/1.0	1,150 (-7%)	12mo	$275,000	$239	65
607 3rd St	0.31mi	3/1.0	1,364 (+10%)	8mo	$180,000	$132	62
1055 Blue Ridge Ave	0.69mi	3/1.0	1,264 (+2%)	4mo	$182,000	$144	61
905 Avenue H	0.28mi	3/2.0	1,352 (+9%)	12mo	$351,000	$260	58
29 Thompson St	0.63mi	3/1.0	1,200 (-3%)	9mo	$270,000	$225	58
900 1st St	0.51mi	2/2.0 (-1)	1,298 (+5%)	7mo	$259,000	$200	54
201 Ave. N	0.31mi	2/1.5 (-1)	1,104 (-11%)	10mo	$335,000	$303	52
101 Oak Ave	0.50mi	2/2.0 (-1)	1,080 (-13%)	3mo	$255,000	$236	44

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: -19.2%
• Equity multiple: 0.33×
• Total profit: $-46,871
• Equity at exit: $37,127

10-year hold

• IRR: -11.9%
• Equity multiple: 0.29×
• Total profit: $-49,237
• 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: 10.5×

Monthly cashflow live

• Estimated rent: $1,970 high
• Mortgage (P&I): −$1,306
• Tax from tax record: −$194 /mo · $2,322/yr
• Insurance: −$104
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$414
• Net cashflow: $-102

Break-even live

Break-even rent $2,099

Max offer price $230,933

Occupancy floor —

Sensitivity live

Price	-10% $39	-5% $-32	+0% $-102	+5% $-173	+10% $-243
Rent	-10% $-258	-5% $-180	+0% $-102	+5% $-24	+10% $53
Rate	-1.0pp $23	-0.5pp $-39	base $-102	+0.5pp $-167	+1.0pp $-232

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 17 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
2 Dervend Cir Matamoras, PA	2.0	1.0	960	$1,750	$1.82	0d	1	0.47mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,400	$1.85	22d	1	0.57mi
7 King St Port Jervis, NY	3.0	1.0	1300	$2,200	$1.69	15d	1	0.57mi
9 King St Port Jervis, NY	2.0	1.0	1080	$1,950	$1.81	20d	1	0.57mi
131 Front St Port Jervis, NY	3.0	1.0	1200	$2,100	$1.75	23d	1	0.83mi
144 Jersey Ave Unit 2 Port Jervis, NY	2.0	1.0	960	$1,790	$1.86	18d	1	0.86mi
106 Ball St #1 Port Jervis, NY	2.0	1.0	1062	$2,000	$1.88	45d	1	0.89mi
106 Ball St Unit 2 Port Jervis, NY	2.0	1.0	800	$1,875	$2.34	12d	1	0.89mi
30 Seward Ave Port Jervis, NY	3.0	1.0	1500	$2,100	$1.40	0d	1	0.90mi
20 Delaware St Unit A Port Jervis, NY	2.0	1.0	1000	$2,000	$2.00	25d	1	0.90mi
20 Delaware St Unit B Port Jervis, NY	2.0	1.0	950	$1,800	$1.89	0d	1	0.90mi
125 Hammond St Unit A Port Jervis, NY	3.0	1.0	1300	$1,750	$1.35	15d	1	0.93mi
39 Church St #22 Port Jervis, NY	2.0	1.0	879	$1,700	$1.93	23d	1	1.01mi
39 Church St Port Jervis, NY	1.0–2.0	1.0	685	$1,700	$2.48	15d	2	1.01mi
14 Liberty St Unit B Port Jervis, NY	2.0	1.0	1032	$1,700	$1.65	15d	1	1.04mi
102 Riverside Dr Matamoras, PA	1.0–2.0	1.0–2.0	1132	$2,150	$1.90	0d	1	1.23mi
153 Paddlers Pt Matamoras, PA	2.0	2.0	1260	$1,950	$1.55	0d	1	1.38mi

Listing history 20 events

1. 2026-06-21
   days on market $249,000 Active 118 DOM
2. 2026-06-18
   days on market $249,000 Active 115 DOM
3. 2026-06-17
   days on market $249,000 Active 114 DOM
4. 2026-06-16
   days on market $249,000 Active 113 DOM
5. 2026-06-15
   days on market $249,000 Active 112 DOM
6. 2026-06-13
   days on market $249,000 Active 110 DOM
7. 2026-06-13
   days on market $249,000 Active 109 DOM
8. 2026-06-09
   days on market $249,000 Active 106 DOM
9. 2026-06-08
   days on market $249,000 Active 105 DOM
10. 2026-06-07
    days on market $249,000 Active 104 DOM
11. 2026-06-04
    days on market $249,000 Active 101 DOM
12. 2026-06-03
    days on market $249,000 Active 100 DOM
13. 2026-06-02
    days on market $249,000 Active 99 DOM
14. 2026-06-01
    days on market $249,000 Active 98 DOM
15. 2026-05-31
    days on market $249,000 Active 97 DOM
16. 2026-04-16
    status Active 438-char remark

    Show marketing remark (438 chars)

    CALLING ALL INVESTORS!!! Be the first to come and inspect this single-family home in the heart of historic Matamoras PA. This property has been successfully leased for the last 15 years. With a little TLC this quiet neighborhood home could be your next income producer in your portfolio or your permanent address. At this price, this gem of a property won't last long. Call and make your appointment today and don't forget your checkbook.

17. 2026-04-13
    status Pending 438-char remark

    Show marketing remark (438 chars)

    CALLING ALL INVESTORS!!! Be the first to come and inspect this single-family home in the heart of historic Matamoras PA. This property has been successfully leased for the last 15 years. With a little TLC this quiet neighborhood home could be your next income producer in your portfolio or your permanent address. At this price, this gem of a property won't last long. Call and make your appointment today and don't forget your checkbook.

18. 2026-02-18
    listed $249,000 Active 438-char remark

    Show marketing remark (438 chars)

    CALLING ALL INVESTORS!!! Be the first to come and inspect this single-family home in the heart of historic Matamoras PA. This property has been successfully leased for the last 15 years. With a little TLC this quiet neighborhood home could be your next income producer in your portfolio or your permanent address. At this price, this gem of a property won't last long. Call and make your appointment today and don't forget your checkbook.

19. 2010-09-21
    soldstatus $50,000 63-char remark

    Show marketing remark (63 chars)

    In town living. Great family oriented neighborhood. Needs work.

20. 2010-08-19
    listed $55,000 63-char remark

    Show marketing remark (63 chars)

    In town living. Great family oriented neighborhood. Needs work.

ⓘ 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: $2,322 · $194/mo
• Projected year-2 tax: $3,128 · $261/mo
• Expected delta: +$806/yr (+$67/mo · 34.7%)

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

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 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: $23,640
• − Mortgage interest: −$13,948
• − Property taxes: −$2,322
• − Insurance: −$1,912
• − Repairs & maintenance: −$1,891
• − Management: −$1,891
• − Depreciation: −$7,244
• Taxable loss: −$5,567
• Est. tax savings @ 24.0%: +$1,336
• After-tax cash flow: $109/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

+352.7% since first listed

5 events — show timeline

• 2026-04-16 Relisted — PWMLS
• 2026-04-13 Pending — PWMLS
• 2026-02-18 Listed $249,000 PWMLS
• 2010-09-21 Sold (MLS) $50,000 PMAR
• 2010-08-19 Listed $55,000 PMAR

Property tax history

-1.9%/yr

Latest (2026): $2,322 · +2.4% YoY. Source: county tax records.