130 Oak St · Cumberland, MD 21502

$99,000

3 bd · 1.0 ba · 1,887 sqft · SingleFamily public records · 59 Days on market

Built 1900 3,000 sqft lot $52/sqft · 17% above area Est $85k · 17% 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 +8.0/10.0
• 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

CHECK OUT THIS ATTRACTIVE 3 BDRM - ONE BATH HOME LOCATED CLOSE TO SHOPPING - RESTAURANTS AND I-68 - THE MAIN LEVEL FEATURES AN EAT-IN KITCHEN - LAUNDRY RM - LG DIN RM WITH POCKET DRS AND A LG INVITING LIV RM - THE UPPER LEVEL OFFERS 3 LG BDRMS AND A RECENTLY (2025) REMODELED BATHROOM WITH A WALK-IN SHOWER - THIS HOME ALSO HAS LOTS OF CLOSET SPACE WITH A WALK-IN AND SEVERAL DOUBLE CLOSETS - OTHER UPDATES INCLUDE A GAS FURNACE IN 2022 - HOT WATER TANK IN 2023 AND NEWER GUTTERS WITH LEAF GUARDS OTHER AMENITIES INCLUDE AN ALLURING FRONT PORCH FOR RELAXING AND A FENCED IN YARD WITH A NICE SIZED SHED TO CARE FOR OUTDOOR ITEMS

Key facts

• 3,000 sq ft lot
• Built 1900
• Listed 58 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $99k.

Deal economics

• At list price, monthly cash flow is $407 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $99k).
• Recommended offer: $96k (3.0% below list) — sets the bar for market timing.
• Cap rate 11.2% 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: 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.
• Zoned schools: John Humbird Elementary (math 12% / reading 17%, grade F, #477 of 860 statewide, top 59%, 234 students, 87% FRL); Washington Middle (math 7% / reading 30%, grade F, #159 of 225 statewide, top 73%, 583 students, 62% FRL); Fort Hill High (math 42% / reading 62%, grade D+, #100 of 222 statewide, top 47%, 692 students, 58% FRL) — zoned schools average 69% FRL vs 47% district-wide (22 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising fast (+10.9%/yr); 238 active listings in the ZIP; 5 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 $684 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 59 days — a 3% lower offer ($96k) is reasonable based on typical stale-listing flexibility.
• 4 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 $12k; list at $99k implies a 692% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 59 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 1900 — 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: 1.30% ✓
• Cap rate: 11.23%
• Cash-on-cash: 17.63%
• DSCR: 1.78
• GRM: 6.4

CMA / ARV

• ARV (median comp): $84,533
• List price: $99,000
• Delta: 17.11%
• 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
200 Grand Ave	0.27mi	3/2.0	1,942 (+3%)	8mo	$96,000	$49	72
11 E First St	0.20mi	3/2.0	2,050 (+9%)	7mo	$40,000	$20	66
19 South St	0.43mi	3/2.0	1,944 (+3%)	7mo	$214,000	$110	65
40 Memorial Ave	0.62mi	3/2.0	1,786 (-5%)	14mo	$219,000	$123	46
316 Prince George St	0.43mi	3/1.0	2,125 (+13%)	16mo	$217,000	$102	46
521 E Fourth St	0.54mi	3/2.0	1,608 (-15%)	3mo	$227,000	$141	43
713 Hill Top Dr	0.55mi	3/1.5	1,696 (-10%)	15mo	$229,000	$135	43
707 Hill Top Dr	0.57mi	3/2.0	1,603 (-15%)	9mo	$211,150	$132	37
1119 Virginia Ave	0.68mi	4/2.0 (+1)	2,128 (+13%)	2mo	$55,000	$26	36
27 Humbird St	0.73mi	4/2.5 (+1)	2,016 (+7%)	9mo	$185,000	$92	36
810 Memorial Ave	0.66mi	3/1.5	1,616 (-14%)	9mo	$150,000	$93	36
291 Main St	0.54mi	4/3.0 (+1)	2,138 (+13%)	11mo	$150,000	$70	31

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: 14.2%
• Equity multiple: 1.60×
• Total profit: $16,673
• Equity at exit: $14,761

10-year hold

• IRR: 26.3%
• Equity multiple: 3.84×
• Total profit: $78,756
• Equity at exit: $8,560

Cash invested: $27,720 (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: 238
• Price-to-rent: 6.4×

Monthly cashflow live

• Estimated rent: $1,286 high
• Mortgage (P&I): −$519
• Tax from tax record: −$48 /mo · $581/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $407

Break-even live

Break-even rent $771

Max offer price $99,000

Occupancy floor 63%

Sensitivity live

Price	-10% $463	-5% $435	+0% $407	+5% $379	+10% $351
Rent	-10% $306	-5% $357	+0% $407	+5% $458	+10% $509
Rate	-1.0pp $457	-0.5pp $433	base $407	+0.5pp $382	+1.0pp $356

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: $24,750
• Closing costs: $2,970
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	45d	1	0.22mi
415 Grand Ave Cumberland, MD	3.0	1.0	1325	$1,250	$0.94	45d	1	0.29mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	45d	1	0.81mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	45d	1	1.33mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	46d	1	1.38mi

Listing history 24 events

1. 2026-06-21
   days on market $99,000 Active 59 DOM
2. 2026-06-19
   days on market $99,000 Active 57 DOM
3. 2026-06-18
   days on market $99,000 Active 56 DOM
4. 2026-06-17
   days on market $99,000 Active 55 DOM
5. 2026-06-16
   days on market $99,000 Active 54 DOM
6. 2026-06-15
   days on market $99,000 Active 53 DOM
7. 2026-06-14
   days on market $99,000 Active 51 DOM
8. 2026-06-12
   days on market $99,000 Active 50 DOM
9. 2026-06-09
   days on market $99,000 Active 47 DOM
10. 2026-06-08
    days on market $99,000 Active 46 DOM
11. 2026-06-07
    days on market $99,000 Active 45 DOM
12. 2026-06-02
    days on market $99,000 Active 40 DOM
13. 2026-06-01
    days on market $99,000 Active 39 DOM
14. 2026-05-31
    days on market $99,000 Active 38 DOM
15. 2026-05-30
    days on market $99,000 Active 37 DOM
16. 2026-05-06
    status Active 630-char remark

    Show marketing remark (630 chars)

    CHECK OUT THIS ATTRACTIVE 3 BDRM - ONE BATH HOME LOCATED CLOSE TO SHOPPING - RESTAURANTS AND I-68 - THE MAIN LEVEL FEATURES AN EAT-IN KITCHEN - LAUNDRY RM - LG DIN RM WITH POCKET DRS AND A LG INVITING LIV RM - THE UPPER LEVEL OFFERS 3 LG BDRMS AND A RECENTLY (2025) REMODELED BATHROOM WITH A WALK-IN SHOWER - THIS HOME ALSO HAS LOTS OF CLOSET SPACE WITH A WALK-IN AND SEVERAL DOUBLE CLOSETS - OTHER UPDATES INCLUDE A GAS FURNACE IN 2022 - HOT WATER TANK IN 2023 AND NEWER GUTTERS WITH LEAF GUARDS OTHER AMENITIES INCLUDE AN ALLURING FRONT PORCH FOR RELAXING AND A FENCED IN YARD WITH A NICE SIZED SHED TO CARE FOR OUTDOOR ITEMS

17. 2026-04-29
    status Pending 630-char remark

    Show marketing remark (630 chars)

    CHECK OUT THIS ATTRACTIVE 3 BDRM - ONE BATH HOME LOCATED CLOSE TO SHOPPING - RESTAURANTS AND I-68 - THE MAIN LEVEL FEATURES AN EAT-IN KITCHEN - LAUNDRY RM - LG DIN RM WITH POCKET DRS AND A LG INVITING LIV RM - THE UPPER LEVEL OFFERS 3 LG BDRMS AND A RECENTLY (2025) REMODELED BATHROOM WITH A WALK-IN SHOWER - THIS HOME ALSO HAS LOTS OF CLOSET SPACE WITH A WALK-IN AND SEVERAL DOUBLE CLOSETS - OTHER UPDATES INCLUDE A GAS FURNACE IN 2022 - HOT WATER TANK IN 2023 AND NEWER GUTTERS WITH LEAF GUARDS OTHER AMENITIES INCLUDE AN ALLURING FRONT PORCH FOR RELAXING AND A FENCED IN YARD WITH A NICE SIZED SHED TO CARE FOR OUTDOOR ITEMS

18. 2026-04-17
    listed $99,000 Active 630-char remark

    Show marketing remark (630 chars)

    CHECK OUT THIS ATTRACTIVE 3 BDRM - ONE BATH HOME LOCATED CLOSE TO SHOPPING - RESTAURANTS AND I-68 - THE MAIN LEVEL FEATURES AN EAT-IN KITCHEN - LAUNDRY RM - LG DIN RM WITH POCKET DRS AND A LG INVITING LIV RM - THE UPPER LEVEL OFFERS 3 LG BDRMS AND A RECENTLY (2025) REMODELED BATHROOM WITH A WALK-IN SHOWER - THIS HOME ALSO HAS LOTS OF CLOSET SPACE WITH A WALK-IN AND SEVERAL DOUBLE CLOSETS - OTHER UPDATES INCLUDE A GAS FURNACE IN 2022 - HOT WATER TANK IN 2023 AND NEWER GUTTERS WITH LEAF GUARDS OTHER AMENITIES INCLUDE AN ALLURING FRONT PORCH FOR RELAXING AND A FENCED IN YARD WITH A NICE SIZED SHED TO CARE FOR OUTDOOR ITEMS

19. 2026-04-15
    historical $99,000 630-char remark

    Show marketing remark (630 chars)

    CHECK OUT THIS ATTRACTIVE 3 BDRM - ONE BATH HOME LOCATED CLOSE TO SHOPPING - RESTAURANTS AND I-68 - THE MAIN LEVEL FEATURES AN EAT-IN KITCHEN - LAUNDRY RM - LG DIN RM WITH POCKET DRS AND A LG INVITING LIV RM - THE UPPER LEVEL OFFERS 3 LG BDRMS AND A RECENTLY (2025) REMODELED BATHROOM WITH A WALK-IN SHOWER - THIS HOME ALSO HAS LOTS OF CLOSET SPACE WITH A WALK-IN AND SEVERAL DOUBLE CLOSETS - OTHER UPDATES INCLUDE A GAS FURNACE IN 2022 - HOT WATER TANK IN 2023 AND NEWER GUTTERS WITH LEAF GUARDS OTHER AMENITIES INCLUDE AN ALLURING FRONT PORCH FOR RELAXING AND A FENCED IN YARD WITH A NICE SIZED SHED TO CARE FOR OUTDOOR ITEMS

20. 2002-02-25
    historical
21. 2001-02-07
    listed
22. 1998-12-10
    historical
23. 1998-07-29
    listed
24. 1985-10-31
    soldstatus $12,500

ⓘ 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: $581 · $48/mo
• Projected year-2 tax: $830 · $69/mo
• Expected delta: +$249/yr (+$21/mo · 42.9%)

ⓘ 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 · 19 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: $15,435
• − Mortgage interest: −$5,546
• − Property taxes: −$581
• − Insurance: −$495
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,880
• Taxable income: $3,465
• Est. tax owed @ 24.0%: −$831
• After-tax cash flow: $4,057/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

+692.0% since first listed

9 events — show timeline

• 2026-05-06 Relisted — BRIGHT MLS
• 2026-04-29 Pending — BRIGHT MLS
• 2026-04-17 Listed $99,000 BRIGHT MLS
• 2026-04-15 Coming Soon $99,000 BRIGHT MLS
• 2002-02-25 Delisted — MRIS
• 2001-02-07 Listed — MRIS
• 1998-12-10 Delisted — MRIS
• 1998-07-29 Listed — MRIS
• 1985-10-31 Sold (Public Records) $12,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $581 · +2.1% YoY. Source: county tax records.