132 Arch St · Cumberland, MD 21502

$85,500

3 bd · 1.0 ba · 1,434 sqft · Townhouse public records · 231 Days on market

Built 1920 1,957 sqft lot $60/sqft · 88% above area

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Why this score? — see what drove the B 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Seller will provide $2,500 in closing cost assistance with a full-price offer!! This beautifully renovated half-duplex offers the ideal blend of charm, updates, and income potential. Recently updated in 2024, the home features refinished original hardwood floors, an updated kitchen, and a modernized full bathroom, creating a move-in-ready space with timeless appeal. The main level offers a spacious living room and dining room, perfect for entertaining, while the home includes three comfortable bedrooms and one full bath. Step outside to enjoy a rear yard with off-street parking, a rare and valuable convenience. A fantastic opportunity for investors or buyers looking to live in one unit while building equity—don’t miss this one!

Key facts

• Off street parking
• Rear yard
• Updated kitchen

Tags

• HARDWOOD FLOORS
• UPDATED KITCHEN
• REAR YARD
• OFF STREET PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath townhouse listed at $86k.

Deal economics

• At list price, monthly cash flow is $504 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $86k).
• Recommended offer: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.4% 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; 6 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 $591 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 $24k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 231 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 10 sale attempts since 30y ago; this cycle's ask has dropped $14k (14%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $56k; list at $86k implies a 51% 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 $75,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 231 days. Have you received any prior offers? Is the seller open to a 12% 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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?
7. 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.
8. 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.
9. 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: 1.52% ✓
• Cap rate: 13.37%
• Cash-on-cash: 25.26%
• DSCR: 2.12
• GRM: 5.5

CMA / ARV

• ARV (median comp): $45,414
• List price: $85,500
• Delta: 88.27%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
111 Race St	0.08mi	3/1.0	1,374 (-4%)	13mo	$74,200	$54	78
114 Grand Ave	0.06mi	2/2.0 (-1)	1,364 (-5%)	8mo	$132,000	$97	73
407 Grand Ave	0.20mi	3/1.0	1,404 (-2%)	19mo	$20,000	$14	72
132 Grand Ave	0.05mi	3/1.0	1,352 (-6%)	21mo	$11,000	$8	71
134 Grand Ave	0.05mi	3/1.0	1,352 (-6%)	21mo	$11,000	$8	71
108 W Second St	0.15mi	3/1.0	1,258 (-12%)	6mo	$43,000	$34	68
400 Louisiana Ave	0.74mi	3/1.0	1,366 (-5%)	1mo	$120,000	$88	57
402 Louisiana Ave	0.73mi	4/1.5 (+1)	1,375 (-4%)	3mo	$123,000	$89	49

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: 24.0%
• Equity multiple: 2.05×
• Total profit: $25,064
• Equity at exit: $12,748

10-year hold

• IRR: 34.7%
• Equity multiple: 4.94×
• Total profit: $94,223
• Equity at exit: $7,392

Cash invested: $23,940 (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: 5.5×

Monthly cashflow live

• Estimated rent: $1,296 high
• Mortgage (P&I): −$448
• Tax from tax record: −$36 /mo · $430/yr
• Insurance: −$36
• HOA: −$0
• Vacancy / Maint / Mgmt: −$272
• Net cashflow: $504

Break-even live

Break-even rent $658

Max offer price $85,500

Occupancy floor 56%

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: $21,375
• Closing costs: $2,565
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	43d	1	0.04mi
415 Grand Ave Cumberland, MD	3.0	1.0	1325	$1,250	$0.94	43d	1	0.25mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	43d	1	0.70mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	44d	1	1.37mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	43d	1	1.37mi
418 N Mechanic St Unit 1B Cumberland, MD	2.0	1.0	1000	$1,195	$1.20	43d	1	1.37mi

Listing history 42 events

1. 2026-06-19
   days on market $85,500 Active 231 DOM
2. 2026-06-18
   days on market $85,500 Active 230 DOM
3. 2026-06-17
   days on market $85,500 Active 229 DOM
4. 2026-06-16
   days on market $85,500 Active 228 DOM
5. 2026-06-15
   days on market $85,500 Active 227 DOM
6. 2026-06-14
   days on market $85,500 Active 225 DOM
7. 2026-06-12
   days on market $85,500 Active 224 DOM
8. 2026-06-09
   days on market $85,500 Active 221 DOM
9. 2026-06-08
   days on market $85,500 Active 220 DOM
10. 2026-06-07
    days on market $85,500 Active 219 DOM
11. 2026-06-02
    days on market $85,500 Active 214 DOM
12. 2026-06-01
    days on market $85,500 Active 213 DOM
13. 2026-05-31
    days on market $85,500 Active 212 DOM
14. 2026-05-30
    days on market $85,500 Active 211 DOM
15. 2026-05-05
    price $85,500 749-char remark

    Show marketing remark (749 chars)

    Seller will provide $2,500 in closing cost assistance with a full-price offer!! This beautifully renovated half-duplex offers the ideal blend of charm, updates, and income potential. Recently updated in 2024, the home features refinished original hardwood floors, an updated kitchen, and a modernized full bathroom, creating a move-in-ready space with timeless appeal. The main level offers a spacious living room and dining room, perfect for entertaining, while the home includes three comfortable bedrooms and one full bath. Step outside to enjoy a rear yard with off-street parking, a rare and valuable convenience. A fantastic opportunity for investors or buyers looking to live in one unit while building equity—don’t miss this one!

16. 2026-05-01
    status Active 749-char remark

    Show marketing remark (749 chars)

    Seller will provide $2,500 in closing cost assistance with a full-price offer!! This beautifully renovated half-duplex offers the ideal blend of charm, updates, and income potential. Recently updated in 2024, the home features refinished original hardwood floors, an updated kitchen, and a modernized full bathroom, creating a move-in-ready space with timeless appeal. The main level offers a spacious living room and dining room, perfect for entertaining, while the home includes three comfortable bedrooms and one full bath. Step outside to enjoy a rear yard with off-street parking, a rare and valuable convenience. A fantastic opportunity for investors or buyers looking to live in one unit while building equity—don’t miss this one!

17. 2026-04-12
    historical 749-char remark

    Show marketing remark (749 chars)

    Seller will provide $2,500 in closing cost assistance with a full-price offer!! This beautifully renovated half-duplex offers the ideal blend of charm, updates, and income potential. Recently updated in 2024, the home features refinished original hardwood floors, an updated kitchen, and a modernized full bathroom, creating a move-in-ready space with timeless appeal. The main level offers a spacious living room and dining room, perfect for entertaining, while the home includes three comfortable bedrooms and one full bath. Step outside to enjoy a rear yard with off-street parking, a rare and valuable convenience. A fantastic opportunity for investors or buyers looking to live in one unit while building equity—don’t miss this one!

18. 2026-01-22
    price $90,900 749-char remark

    Show marketing remark (749 chars)

    Seller will provide $2,500 in closing cost assistance with a full-price offer!! This beautifully renovated half-duplex offers the ideal blend of charm, updates, and income potential. Recently updated in 2024, the home features refinished original hardwood floors, an updated kitchen, and a modernized full bathroom, creating a move-in-ready space with timeless appeal. The main level offers a spacious living room and dining room, perfect for entertaining, while the home includes three comfortable bedrooms and one full bath. Step outside to enjoy a rear yard with off-street parking, a rare and valuable convenience. A fantastic opportunity for investors or buyers looking to live in one unit while building equity—don’t miss this one!

19. 2025-10-13
    listed $99,000 Active 749-char remark

    Show marketing remark (749 chars)

    Seller will provide $2,500 in closing cost assistance with a full-price offer!! This beautifully renovated half-duplex offers the ideal blend of charm, updates, and income potential. Recently updated in 2024, the home features refinished original hardwood floors, an updated kitchen, and a modernized full bathroom, creating a move-in-ready space with timeless appeal. The main level offers a spacious living room and dining room, perfect for entertaining, while the home includes three comfortable bedrooms and one full bath. Step outside to enjoy a rear yard with off-street parking, a rare and valuable convenience. A fantastic opportunity for investors or buyers looking to live in one unit while building equity—don’t miss this one!

20. 2024-04-30
    historical $950
21. 2024-04-13
    listed $950
22. 2024-03-30
    historical
23. 2024-02-23
    price $92,500
24. 2024-02-03
    price $97,999
25. 2023-11-19
    price $99,999
26. 2023-11-08
    listed $105,000 Active
27. 2023-10-12
    soldstatus $56,500
28. 2012-11-14
    soldstatus $30,000
29. 2012-10-08
    historical
30. 2012-05-31
    listed $32,000
31. 2012-02-06
    historical
32. 2011-05-16
    listed $25,000
33. 2011-05-01
    historical Expired
34. 2011-05-01
    historical
35. 2010-12-02
    price
36. 2010-05-10
    listed Active
37. 2010-05-10
    listed $55,000
38. 2001-06-27
    soldstatus $29,000
39. 2001-06-12
    historical
40. 2000-11-07
    listed $29,000
41. 1997-02-19
    soldstatus $24,300
42. 1996-10-04
    listed $26,900

ⓘ 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: $430 · $36/mo
• Projected year-2 tax: $681 · $57/mo
• Expected delta: +$251/yr (+$21/mo · 58.3%)

ⓘ 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: $15,551
• − Mortgage interest: −$4,789
• − Property taxes: −$430
• − Insurance: −$428
• − Repairs & maintenance: −$1,244
• − Management: −$1,244
• − Depreciation: −$2,487
• Taxable income: $4,928
• Est. tax owed @ 24.0%: −$1,183
• After-tax cash flow: $4,864/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

+217.8% since first listed

28 events — show timeline

• 2026-05-05 Price Changed $85,500 BRIGHT MLS
• 2026-05-01 Relisted — BRIGHT MLS
• 2026-04-12 Listing Removed — BRIGHT MLS
• 2026-01-22 Price Changed $90,900 BRIGHT MLS
• 2025-10-13 Listed $99,000 BRIGHT MLS
• 2024-04-30 Rental Removed $950 BRIGHTMLS
• 2024-04-13 Listed for Rent $950 BRIGHTMLS
• 2024-03-30 Listing Removed — BRIGHT MLS
• 2024-02-23 Price Changed $92,500 BRIGHT MLS
• 2024-02-03 Price Changed $97,999 BRIGHT MLS
• 2023-11-19 Price Changed $99,999 BRIGHT MLS
• 2023-11-08 Listed $105,000 BRIGHT MLS
• 2023-10-12 Sold (Public Records) $56,500 Public Records
• 2012-11-14 Sold (MLS) $30,000 BRIGHT MLS
• 2012-10-08 Listing Removed — BRIGHT MLS
• 2012-05-31 Listed $32,000 BRIGHT MLS
• 2012-02-06 Listing Removed — BRIGHT MLS
• 2011-05-16 Listed $25,000 BRIGHT MLS
• 2011-05-01 Delisted — MRIS
• 2011-05-01 Listing Removed — BRIGHT MLS
• 2010-12-02 Price Changed — MRIS
• 2010-05-10 Listed — MRIS
• 2010-05-10 Listed $55,000 BRIGHT MLS
• 2001-06-27 Sold (MLS) $29,000 MRIS
• 2001-06-12 Delisted — MRIS
• 2000-11-07 Listed $29,000 MRIS
• 1997-02-19 Sold (MLS) $24,300 MRIS
• 1996-10-04 Listed $26,900 MRIS

Property tax history

+3.8%/yr

Latest (2025): $430 · +42.7% YoY. Source: county tax records.