215-217 E Offutt St · Cumberland, MD 21502

$260,000

3 bd · 1.5 ba · 2,752 sqft · MultiFamily · 19 Days on market

Built 1910 Good condition 6,250 sqft lot

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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).

• Cash flow +14.7/30.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• DSCR +4.5/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Condition / age +3.8/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 1 unit. estimate disagrees with records

Listing remarks MLS

Breath taking investment property with thousands of dollars in upgrades - New roof, just for starters - Bamboo floors on the main level of one side - Fresh paint - New storm doors - New decks and railings - New gutter system - New heat system on one side - This property is a duplex with one side rented with long term tenants - Both sides, layouts are almost mirror images - Left side has 1 1/2 baths - Very nice home - Live in one side and rent the other - Additional lot could possibly be purchased separately ( not included in sale ) - Could easily rent for $1,000 - $1,100 per month or more each side.

Key facts

• Bamboo flrs
• Fresh paint
• New decks

Tags

• NEW ROOF
• BAMBOO FLRS
• FRESH PAINT
• NEW STORM DRS
• NEW DECKS
• NEW RAILINGS

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric heating and hot water
• Home design: Detached structure; Architectural shingle roof; Vinyl siding; Stone foundation
• Construction: Vinyl siding construction; Stone foundation; Architectural shingle roof; Double-pane windows; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 50 x 125; Road surface: blacktop; Located in city limits

Interior

• Kitchen: Refrigerator; Stove
• Bedrooms: Six bedrooms on the first upper level; Additional bedrooms listed: Bedroom 1, Bedroom 2, Bedroom 3, Bedroom 4, Bedroom 5, Bedroom 6
• Bathrooms: Two full bathrooms (all upper levels); Two full bathrooms on the first upper level; One half bathroom on the main level; One half bathroom total
• Heating & cooling: Baseboard electric heating; Ceiling fans for cooling
• Interior features: Drywall walls and ceilings; Basement with outside entrance; partial and unfinished
• Laundry & utility: Washer and dryer located on the main floor; Electric water heater

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $260k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $67 ($802/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 $236k (9.3% below list).
• Recommended offer: $236k (9.3% below list) — sets the bar for 1% rule.

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; 1 comparable units currently listed for rent nearby; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).
• At $2,359/mo this rent would consume 47% of the median local household income ($61k/yr) (locally 824% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $2k of loan paydown is wiped out by about $8k 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.

Negotiation context

• It's been on market 19 days — a 2% lower offer ($256k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $235,900 (9.3% below list)

Questions for the listing agent

1. Built in 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 6.60%
• Cash-on-cash: 1.10%
• DSCR: 1.05
• GRM: 9.2

CMA / ARV

• ARV (on-the-fly): $60,544
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
425 Arch St	0.48mi	4/— (+1)	2,526 (-8%)	6mo	$55,000	$22	53

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: -9.1%
• Equity multiple: 0.65×
• Total profit: $-25,374
• Equity at exit: $38,767

10-year hold

• IRR: 6.1%
• Equity multiple: 1.55×
• Total profit: $40,270
• Equity at exit: $22,480

Cash invested: $72,800 (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: 18.4×

Monthly cashflow live

• Estimated rent: $2,359 medium
• Mortgage (P&I): −$1,363
• Tax est. 1.5%: −$325 /mo · $3,900/yr
• Insurance: −$108
• HOA: −$0
• Vacancy / Maint / Mgmt: −$495
• Net cashflow: $67

Break-even live

Break-even rent $2,274

Max offer price $260,000

Occupancy floor 92%

Sensitivity live

Price	-10% $246	-5% $157	+0% $67	+5% $-23	+10% $-113
Rent	-10% $-120	-5% $-26	+0% $67	+5% $160	+10% $253
Rate	-1.0pp $198	-0.5pp $133	base $67	+0.5pp $-1	+1.0pp $-69

2-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 2× units	2	1.5	$2,360
Total (2 units)			$2,359

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: $65,000
• Closing costs: $7,800
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
109 Grand Ave Unit B Cumberland, MD	2.0	1.0	3000	$800	$0.27	45d	1	0.77mi

Listing history 14 events

1. 2026-06-21
   days on market $260,000 Active 19 DOM
2. 2026-06-19
   days on market $260,000 Active 17 DOM
3. 2026-06-18
   days on market $260,000 Active 16 DOM
4. 2026-06-17
   days on market $260,000 Active 15 DOM
5. 2026-06-16
   days on market $260,000 Active 14 DOM
6. 2026-06-15
   days on market $260,000 Active 13 DOM
7. 2026-06-14
   days on market $260,000 Active 11 DOM
8. 2026-06-12
   days on market $260,000 Active 10 DOM
9. 2026-06-09
   days on market $260,000 Active 7 DOM
10. 2026-06-08
    days on market $260,000 Active 6 DOM
11. 2026-06-07
    remarks 684-char remark
12. 2026-06-07
    days on market $260,000 Active 5 DOM
13. 2026-06-03
    remarks 607-char remark
14. 2026-06-03
    listed $260,000 Active 1 DOM

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

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: $28,308
• − Mortgage interest: −$14,564
• − Property taxes: −$3,900
• − Insurance: −$1,300
• − Repairs & maintenance: −$2,265
• − Management: −$2,265
• − Depreciation: −$7,564
• Taxable loss: −$3,549
• Est. tax savings @ 24.0%: +$852
• After-tax cash flow: $1,653/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.

Condition & rehab AI · 6 photos

Good 75/100 Cosmetic rehab

This multi-family home is in good condition with recent upgrades and a well-maintained exterior. It has a good potential for rental income and could benefit from some cosmetic updates to further increase its value.

Value-add opportunities

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value.
• Both Replace the gutters — Replacing the gutters can improve the home's appearance and protect the siding from water damage.

Renovation cost estimate screening

Value-add ROI direction

• Both Paint the exterior siding — Painting the exterior siding can enhance the curb appeal and increase the home's value. ↑
• Both Replace the gutters — Replacing the gutters can improve the home's appearance and protect the siding from water damage. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+44.5% since first listed

4 events — show timeline

• 2026-06-02 Listed $260,000 BRIGHT MLS
• 2026-06-02 Listed $260,000 BRIGHT MLS
• 2025-09-17 Listing Removed — BRIGHT MLS
• 2025-06-17 Listed $179,900 BRIGHT MLS