104 Arvilla Rd · Matamoras (New Matamoras), OH 26170

$99,900

2 bd · 1.0 ba · 1,092 sqft · SingleFamily public records · 56 Days on market

Built 1946 0.28 ac lot ↓ 7% since listing

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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 +21.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.7/10.0
• 1% rule +4.7/10.0
• Schools +2.9/10.0
• Rent growth +2.5/5.0
• Livability +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Cute and cozy 3-bedroom home perfect for those looking to downsize, start out, or add to their investment portfolio. Includes an attached one-car garage and a location just outside of town, providing a quiet setting with quick access to the main road. Per seller- Tyler or Pleasants Schools.

Key facts

• Quiet setting
• 0.28 acre lot
• Garage

Tags

• ATTACHED ONE-CAR GARAGE
• QUIET SETTING
• QUICK ACCESS TO MAIN ROAD
• TYLER OR PLEASANTS SCHOOLS

Property features AI

Exterior

• Parking: Attached garage; Driveway
• Utilities: Public sewer; Public water and well
• Home design: Single-family property; Above-grade finished area approximately 1,092; Lot approximately 0.28 acres
• Construction: Concrete, vinyl siding, and wood siding construction; Asphalt, fiberglass, and metal roofing
• Exterior features: Front porch; Rear porch

Interior

• Bedrooms: 2 main-level bedrooms
• Bathrooms: 1 full bathroom (main level)
• Heating & cooling: Forced-air gas heating; Central air conditioning
• Interior features: Basement with interior and exterior entry; Total of 6 rooms
• Laundry & utility: Main-level laundry room

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $85 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $97k (3.3% below list).
• Recommended offer: $97k (3.3% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads: area grade C — affects rentability + tenant quality, not the cash-flow math above.
• Tyler County Schools (rural): math 31% / reading 39% proficiency, ranked #18 of 55 in WV (top 33%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.

Forward outlook

• In year one you build about $11k of equity ($691 loan paydown + $10k appreciation (10.0% local appreciation)).
• Tyler County population projected at -23% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $28k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 56 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $56/mo; built in 1946 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,582 (3.3% below list)

Questions for the listing agent

1. It's been on market 56 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 1946 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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.
6. 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.
7. 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: 0.97% ✗
• Cap rate: 7.98%
• Cash-on-cash: 6.01%
• DSCR: 1.27
• GRM: 8.6

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 26.9%
• Equity multiple: 3.14×
• Total profit: $59,801
• Equity at exit: $89,998

10-year hold

• IRR: 23.5%
• Equity multiple: 7.14×
• Total profit: $171,883
• Equity at exit: $194,084

Cash invested: $27,972 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 73 Landlord-Friendly
• State Ohio: 73 Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

3-day notice; Cleveland / Columbus have some habitability code enforcement; otherwise landlord-leaning.

Methodology + full state rankings →

ZIP-level market 26170

• Home prices YoY: 14.9%
• Price-to-rent: 8.6×

Monthly cashflow live

• Estimated rent: $966 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$57 /mo · $689/yr
• Insurance: −$42
• Flood insurance flood zone: −$56 /mo · $666/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$203
• Net cashflow: $85

Break-even live

Break-even rent $859

Max offer price $99,900

Occupancy floor 86%

Sensitivity live

Price	-10% $141	-5% $113	+0% $85	+5% $56	+10% $28
Rent	-10% $8	-5% $46	+0% $85	+5% $123	+10% $161
Rate	-1.0pp $135	-0.5pp $110	base $85	+0.5pp $59	+1.0pp $32

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-05-11
   status Pending
2. 2026-04-20
   price $99,900
3. 2026-03-13
   listed $107,000 Active

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

Tax reassessment forecast OH · Partial reset (capped growth)

• Current annual tax: $689 · $57/mo
• Projected year-2 tax: $1,124 · $94/mo
• Expected delta: +$435/yr (+$36/mo · 63.2%)

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

Climate risk First Street

• 🌊 Flood 8/10 Severe FEMA zone X (unshaded) · 78% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥98°F today · 20 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,590
• − Mortgage interest: −$5,596
• − Property taxes: −$689
• − Insurance: −$1,166
• − Repairs & maintenance: −$927
• − Management: −$927
• − Depreciation: −$2,906
• Taxable loss: −$621
• Est. tax savings @ 24.0%: +$149
• After-tax cash flow: $1,164/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: Tyler County Schools
• NCES district ID: 5401440
• Math proficiency: 31% ▼ -11.00%
• Reading proficiency: 39% ▼ -8.00%
• Median HH income: $37,906
• Composite: 29.17/100
• National rank: #6576
• State rank: #18 of 55 in WV

Livability — Matamoras (New Matamoras)

No livability data for this city. (Only ~50 U.S. cities are tracked.)

Census & demographics

• County: Pleasants
• Population (ZIP): 6,153
• Household income: $61,992
• Rent vs Own: 16.6% rent · 83.4% own
• Severe rent burden: 4.5

Population outlook (Tyler County) Hauer SSP2

• Today (2025): 8,409 people
• By 2030: 8,035 · -4.4%
• By 2040: 7,233 · -14.0%
• By 2050: 6,460 · -23.2%
• By 2075: 4,823 · -42.6%
• By 2100: 3,342 · -60.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 4% Two or more races 3%
• Common ancestry: Slovak 3% Italian 1% Lithuanian 1%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Tyler

• 2024 margin: Solid R (+67.4) · D 15.3% · R 82.7% · Other 2.0%
• 2008→2024 swing: -36.0pp toward R · 2008: -31.4pp · 2024: -67.4pp
• All cycles: 2024: R+67.4 2020: R+66.2 2016: R+68.0 2012: R+43.5 2008: R+31.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 34.38%
• Current HPI: 264.467
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 1.98%
• F500 in state: 48

Industry mix (Fortune 500 HQ in OH)

Industry	F500 HQs	Revenue
▸Insurance	3	$145B
▸Industrial Machinery	3	$49B
▸Financial Services	3	$24B
▸Consumer Goods	2	$93B
▸Aerospace / Defense	2	$47B
▸Utilities	2	$33B

Price history

-6.6% since first listed

3 events — show timeline

• 2026-05-11 Pending — MLSNOW
• 2026-04-20 Price Changed $99,900 MLSNOW
• 2026-03-13 Listed $107,000 MLSNOW

Property tax history

+6.4%/yr

Latest (2025): $689 · +18.9% YoY. Source: county tax records.