116 W Oldtown Rd · Cumberland, MD 21502

$96,900

4 bd · 3.0 ba · 1,232 sqft · SingleFamily public records · 47 Days on market

Built 1920 1,432 sqft lot $79/sqft · 21% above area Est $80k · 21% over

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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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +8.8/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

Key facts

• Off street parking
• Brick home
• Convenient location

Tags

• BRICK HOME
• MULTI UNIT
• OFF STREET PARKING
• CONVENIENT LOCATION

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric heating and hot water
• Home design: Detached structure; Brick construction
• Construction: Brick exterior; Permanent foundation; Above-grade and below-grade structures noted; Year built recorded by assessor
• Exterior features: Property located within city limits (Cumberland); No tidal water on the lot

Interior

• Bedrooms: Two bedrooms on the main level; One bedroom on the first upper level; One bedroom on the first lower level
• Bathrooms: Three full bathrooms (one on main level, one on first upper level, one on first lower level)
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: No basement (finished below-grade area noted as unfinished); Finished above-grade living area recorded by assessor

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath single-family listed at $97k.

Deal economics

• At list price, monthly cash flow is $476 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $97k).
• Recommended offer: $94k (3.0% below list) — sets the bar for market timing.
• Cap rate 12.2% vs local median 6.7% in Cumberland — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#64 in MD, #2,385 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: schools D+, crime F, employment F.
• Allegany County Public Schools (other): math 15% / reading 30% proficiency, ranked #18 of 24 in MD (top 75%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: Rents rising fast (+10.9%/yr); 235 active listings in the ZIP; 7 comparable units currently listed for rent nearby; rentals lingering (median 44d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $670 of loan paydown is wiped out by about $3k of value loss. Plan a longer hold.
• Allegany County population projected at -14% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $27k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 47 days — a 3% lower offer ($94k) is reasonable based on typical stale-listing flexibility.
• 15 sale attempts since 28y 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 $42k; list at $97k implies a 131% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,993 (3.0% below list)

Questions for the listing agent

1. It's been on market 47 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 1920 — 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 D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
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: 1.38% ✓
• Cap rate: 12.19%
• Cash-on-cash: 21.06%
• DSCR: 1.94
• GRM: 6.0

CMA / ARV

• ARV (median comp): $79,965
• List price: $96,900
• Delta: 21.18%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
6 Race St	0.25mi	3/1.0 (-1)	1,280 (+4%)	5mo	$10,000	$8	64
504 Prince George St	0.31mi	3/1.5 (-1)	1,152 (-6%)	6mo	$252,600	$219	59
83 Knobley St	0.44mi	4/1.5	1,344 (+9%)	1mo	$108,000	$80	57
431 Veterans Memorial Hwy	0.37mi	3/2.0 (-1)	1,284 (+4%)	11mo	$25,000	$19	57
129 Race St	0.35mi	3/1.0 (-1)	1,330 (+8%)	2mo	$90,400	$68	56
408 Prince George St	0.26mi	3/1.5 (-1)	1,116 (-9%)	9mo	$170,000	$152	54
920 Maryland Ave	0.12mi	3/1.0 (-1)	1,408 (+14%)	7mo	$46,350	$33	52
25 Moran Ave	0.56mi	3/1.5 (-1)	1,239 (+1%)	12mo	$200,000	$161	52
306 Industrial Blvd E	0.65mi	3/1.5 (-1)	1,176 (-4%)	6mo	$53,900	$46	46
346 Williams St	0.56mi	3/1.0 (-1)	1,092 (-11%)	4mo	$45,000	$41	39
366 Byrd Ave	0.70mi	3/1.5 (-1)	1,312 (+6%)	14mo	$120,000	$91	34
408 Broadway St	0.67mi	3/1.0 (-1)	1,352 (+10%)	10mo	$85,000	$63	32

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 · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 18.6%
• Equity multiple: 1.80×
• Total profit: $21,648
• Equity at exit: $14,448

10-year hold

• IRR: 30.1%
• Equity multiple: 4.31×
• Total profit: $89,897
• Equity at exit: $8,378

Cash invested: $27,132 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 27 Tenant-Leaning
• State Maryland: 27 Tenant-Leaning · D+14
• County: — inherits STATE
• City: — inherits STATE

Failure-to-pay is dismissed if cured before judgment; Baltimore has just-cause; strict deposit rules.

Methodology + full state rankings →

ZIP-level market 21502

• Home prices YoY: -17.4%
• Rents YoY: 10.9%
• Active inventory: 235
• Price-to-rent: 6.0×

Monthly cashflow live

• Estimated rent: $1,336 high
• Mortgage (P&I): −$508
• Tax from tax record: −$31 /mo · $373/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$281
• Net cashflow: $476

Break-even live

Break-even rent $734

Max offer price $96,900

Occupancy floor 59%

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: $24,225
• Closing costs: $2,907
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	44d	1	0.32mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	44d	1	0.49mi
415 Grand Ave Cumberland, MD	3.0	1.0	1325	$1,250	$0.94	44d	1	0.52mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	44d	1	1.09mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	44d	1	1.10mi
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	44d	1	1.30mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	44d	1	1.40mi

Listing history 50 events

1. 2026-06-19
   days on market $96,900 Active 47 DOM
2. 2026-06-18
   days on market $96,900 Active 46 DOM
3. 2026-06-17
   days on market $96,900 Active 45 DOM
4. 2026-06-16
   days on market $96,900 Active 44 DOM
5. 2026-06-15
   days on market $96,900 Active 43 DOM
6. 2026-06-14
   days on market $96,900 Active 41 DOM
7. 2026-06-12
   days on market $96,900 Active 40 DOM
8. 2026-06-09
   days on market $96,900 Active 37 DOM
9. 2026-06-08
   days on market $96,900 Active 36 DOM
10. 2026-06-07
    days on market $96,900 Active 35 DOM
11. 2026-06-02
    pricedays on market $96,900 Active 30 DOM
12. 2026-06-01
    days on market $99,900 Active 29 DOM
13. 2026-05-31
    days on market $99,900 Active 28 DOM
14. 2026-05-30
    days on market $99,900 Active 27 DOM
15. 2026-05-08
    status Active 412-char remark
16. 2026-05-06
    historical Active Under Contract 412-char remark
17. 2026-05-01
    listed $99,900 Active 412-char remark
18. 2025-08-22
    soldstatus $42,000
19. 2025-07-07
    soldstatus $42,000 Closed 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

20. 2025-06-04
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

21. 2025-05-05
    price $49,000 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

22. 2025-05-05
    status Active 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

23. 2025-04-01
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

24. 2025-03-13
    status Active 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

25. 2025-03-09
    status Pending 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

26. 2025-02-07
    listed $59,000 Active 279-char remark

    Show marketing remark (279 chars)

    Duplex Unit with tenants living in both. Bottom unit is an efficiency with a bedroom/living room, kitchen and bathroom. Updairs has 3 bedrooms, full bath and kitchen on the main floor and upsatairs has a bedroom, sitting area and full bath. Neither tenants are allowing showings.

27. 2024-05-14
    soldstatus $50,000
28. 2022-01-05
    soldstatus $75,000
29. 2021-06-29
    soldstatus $75,000 Closed

    Show marketing remark (185 chars)

    Three lot investment opportunity in Cumberland MD. Commercial property that used to be a local meat market, parking lot and adjoining 3 bedroom single family unit. Call now for details.

30. 2021-04-14
    status Pending

    Show marketing remark (185 chars)

    Three lot investment opportunity in Cumberland MD. Commercial property that used to be a local meat market, parking lot and adjoining 3 bedroom single family unit. Call now for details.

31. 2020-04-09
    listed $99,900 Active

    Show marketing remark (185 chars)

    Three lot investment opportunity in Cumberland MD. Commercial property that used to be a local meat market, parking lot and adjoining 3 bedroom single family unit. Call now for details.

32. 2020-02-04
    soldstatus $85,000
33. 2015-04-28
    soldstatus $47,000
34. 2014-08-28
    historical Withdrawn
35. 2014-08-28
    historical
36. 2013-09-14
    listed Active
37. 2013-09-14
    listed $32,500
38. 2010-09-09
    soldstatus $24,300 Sold
39. 2010-09-09
    soldstatus $24,300
40. 2010-08-13
    status Contract
41. 2010-08-11
    historical
42. 2010-07-28
    listed $24,900 Active
43. 2010-07-28
    listed $24,900
44. 2010-04-12
    historical
45. 2010-04-09
    historical Temporarily Off-Market
46. 2009-07-13
    price
47. 2009-04-11
    listed
48. 2009-04-11
    listed $70,000
49. 2009-03-25
    historical
50. 2009-02-06
    price

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

Tax reassessment forecast MD · Partial reset (capped growth)

• Current annual tax: $373 · $31/mo
• Projected year-2 tax: $714 · $60/mo
• Expected delta: +$342/yr (+$28/mo · 91.7%)

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

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low
• 🫁 Air quality 2/10 Low 0 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,036
• − Mortgage interest: −$5,428
• − Property taxes: −$373
• − Insurance: −$484
• − Repairs & maintenance: −$1,283
• − Management: −$1,283
• − Depreciation: −$2,819
• Taxable income: $4,366
• Est. tax owed @ 24.0%: −$1,048
• After-tax cash flow: $4,665/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: Allegany County Public Schools
• NCES district ID: 2400030
• Math proficiency: 15% ▼ -26.00%
• Reading proficiency: 30% ▼ -20.00%
• Median HH income: $39,760
• Composite: 18.95/100
• National rank: #8854
• State rank: #18 of 24 in MD

Livability — Cumberland

• Score: 78/100
• State rank: #64
• US rank: #2385

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cumberland, MD
• County: Allegany County · 41,015 people
• City population: 41,015
• Metro: Cumberland, MD-WV
• Population (ZIP): 41,015
• Household income: $60,725
• Rent vs Own: 28.0% rent · 72.0% own
• Severe rent burden: 824.0

Population outlook (Allegany County) Hauer SSP2

• Today (2025): 68,778 people
• By 2030: 66,766 · -2.9%
• By 2040: 62,784 · -8.7%
• By 2050: 59,179 · -14.0%
• By 2075: 50,732 · -26.2%
• By 2100: 40,837 · -40.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (83%)
• Race & ethnicity: White 83% Black 9% Two or more races 5% Hispanic / Latino 2%
• Common ancestry: Slovak 3% Romanian 2% Italian 1%
• Foreign-born: 2% · Canada
• Languages at home: 96% English-only · Spanish 2%

Political lean MEDSL · Allegany

• 2024 margin: Solid R (+40.3) · D 28.9% · R 69.2% · Other 2.0%
• 2008→2024 swing: -14.4pp toward R · 2008: -25.9pp · 2024: -40.3pp
• All cycles: 2024: R+40.3 2020: R+38.3 2016: R+48.0 2012: R+32.9 2008: R+25.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -54.33%
• Current HPI: 258.6676
• Rent YoY: ▲ 10.88%
• Metro: Cumberland, MD-WV
• State GDP YoY: ▲ 2.97%
• F500 in state: 12

Industry mix (Fortune 500 HQ in MD)

Industry	F500 HQs	Revenue
▸Aerospace / Defense	1	$71B
▸Utilities	1	$25B
▸Hotels	1	$24B
▸Consumer Goods	1	$7B
▸Real Estate	1	$6B
▸Chemicals	1	$2B

Price history

+193.6% since first listed

46 events — show timeline

• 2026-06-01 Price Changed $96,900 BRIGHT MLS
• 2026-05-08 Relisted — BRIGHT MLS
• 2026-05-06 Contingent — BRIGHT MLS
• 2026-05-01 Listed $99,900 BRIGHT MLS
• 2025-08-22 Sold (Public Records) $42,000 Public Records
• 2025-07-07 Sold (MLS) $42,000 BRIGHT MLS
• 2025-06-04 Pending — BRIGHT MLS
• 2025-05-05 Price Changed $49,000 BRIGHT MLS
• 2025-05-05 Relisted — BRIGHT MLS
• 2025-04-01 Pending — BRIGHT MLS
• 2025-03-13 Relisted — BRIGHT MLS
• 2025-03-09 Pending — BRIGHT MLS
• 2025-02-07 Listed $59,000 BRIGHT MLS
• 2024-05-14 Sold (Public Records) $50,000 Public Records
• 2022-01-05 Sold (Public Records) $75,000 Public Records
• 2021-06-29 Sold (MLS) $75,000 BRIGHT MLS
• 2021-04-14 Pending — BRIGHT MLS
• 2020-04-09 Listed $99,900 BRIGHT MLS
• 2020-02-04 Sold (Public Records) $85,000 Public Records
• 2015-04-28 Sold (Public Records) $47,000 Public Records
• 2014-08-28 Delisted — MRIS
• 2014-08-28 Listing Removed — BRIGHT MLS
• 2013-09-14 Listed — MRIS
• 2013-09-14 Listed $32,500 BRIGHT MLS
• 2010-09-09 Sold (MLS) $24,300 MRIS
• 2010-09-09 Sold (MLS) $24,300 BRIGHT MLS
• 2010-08-13 Pending — MRIS
• 2010-08-11 Listing Removed — BRIGHT MLS
• 2010-07-28 Listed $24,900 MRIS
• 2010-07-28 Listed $24,900 BRIGHT MLS
• 2010-04-12 Listing Removed — BRIGHT MLS
• 2010-04-09 Delisted — MRIS
• 2009-07-13 Price Changed — MRIS
• 2009-04-11 Listed — MRIS
• 2009-04-11 Listed $70,000 BRIGHT MLS
• 2009-03-25 Delisted — MRIS
• 2009-02-06 Price Changed — MRIS
• 2009-01-09 Price Changed — MRIS
• 2008-12-11 Listed — MRIS
• 2007-09-20 Sold (MLS) $42,500 MRIS
• 2007-09-12 Delisted — MRIS
• 2007-03-09 Listed $43,700 MRIS
• 2006-02-02 Sold (Public Records) $38,000 Public Records
• 1999-02-09 Delisted — MRIS
• 1998-07-03 Listed — MRIS
• 1993-04-15 Sold (Public Records) $33,000 Public Records

Property tax history

-1.3%/yr

Latest (2025): $373 · +0.6% YoY. Source: county tax records.