12302 Williams Rd SE · Cumberland, MD 21502

$116,900

2 bd · 1.0 ba · 870 sqft · SingleFamily public records · 292 Days on market

Built 1930 0.41 ac lot $134/sqft · at area comps Est $144k · 19% under

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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 +18.3/30.0
• ARV discount +15.0/15.0
• DSCR +5.7/10.0
• Rent growth +5.0/5.0
• 1% rule +3.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

Key facts

• One floor
• Remodeled bathroom
• Private porch access

Tags

• ONE FLOOR
• REMODELED BATHROOM
• REMODELED KITCHEN
• FLEX ROOM
• PRIVATE PORCH ACCESS
• OPEN CONCEPT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $117k.

Deal economics

• At list price, monthly cash flow is $106 ($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 $104k (11.2% below list).
• Recommended offer: $103k (12.0% below list) — sets the bar for market timing.

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; 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 $808 of loan paydown is wiped out by about $4k 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 $33k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 292 days — a 12% lower offer ($103k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $33k (22%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $25k; list at $117k implies a 368% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $102,872 (12.0% below list)

Questions for the listing agent

1. It's been on market 292 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 1930 — 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: 0.89% ✗
• Cap rate: 7.38%
• Cash-on-cash: 3.89%
• DSCR: 1.17
• GRM: 9.4

CMA / ARV

• ARV (median comp): $144,196
• List price: $116,900
• Delta: -18.93%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
700 White Ave	0.57mi	2/2.0	999 (+15%)	13mo	$225,000	$225	34

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: -5.3%
• Equity multiple: 0.79×
• Total profit: $-6,733
• Equity at exit: $17,430

10-year hold

• IRR: 9.1%
• Equity multiple: 1.84×
• Total profit: $27,645
• Equity at exit: $10,107

Cash invested: $32,732 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$613
• Tax from tax record: −$52 /mo · $624/yr
• Insurance: −$49
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $106

Break-even live

Break-even rent $904

Max offer price $116,900

Occupancy floor 85%

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: $29,225
• Closing costs: $3,507
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-19
   days on market $116,900 Active 292 DOM
2. 2026-06-18
   days on market $116,900 Active 291 DOM
3. 2026-06-17
   days on market $116,900 Active 290 DOM
4. 2026-06-16
   days on market $116,900 Active 289 DOM
5. 2026-06-15
   days on market $116,900 Active 288 DOM
6. 2026-06-14
   days on market $116,900 Active 286 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   pricedays on market $116,900 Active 285 DOM
9. 2026-06-09
   days on market $118,000 Active 282 DOM
10. 2026-06-08
    days on market $118,000 Active 281 DOM
11. 2026-06-07
    days on market $118,000 Active 280 DOM
12. 2026-06-02
    days on market $118,000 Active 275 DOM
13. 2026-06-01
    days on market $118,000 Active 274 DOM
14. 2026-05-31
    days on market $118,000 Active 273 DOM
15. 2026-05-30
    days on market $118,000 Active 272 DOM
16. 2026-04-25
    price $118,000 596-char remark

    Show marketing remark (596 chars)

    Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

17. 2026-03-19
    price $124,900 596-char remark

    Show marketing remark (596 chars)

    Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

18. 2025-11-20
    price $129,900 596-char remark

    Show marketing remark (596 chars)

    Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

19. 2025-10-25
    price $135,000 596-char remark

    Show marketing remark (596 chars)

    Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

20. 2025-10-08
    price $139,000 596-char remark

    Show marketing remark (596 chars)

    Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

21. 2025-09-16
    price $142,900 596-char remark

    Show marketing remark (596 chars)

    Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

22. 2025-08-31
    listed $149,900 Active 596-char remark

    Show marketing remark (596 chars)

    Want a move in ready, recently remodeled home? Here it is, great remodeled bath, new metal roof, electric, plumbing, cabinetry, flooring. Energy efficient and has a recent survey, nearly a half acre! 2 bedrooms with the Flex room adding another 192 Sq ft that could be another bedroom or family room. Full double wall basement! Super comfortable and easy access to both updated spacious covered porches. No city taxes but all city conveniences. Come on folks, schedule today! Get into your new home soon! NOTE: Public records says 1930 built but all other sources reference year built as 1940!

23. 2023-05-18
    soldstatus $25,000 Closed 387-char remark

    Show marketing remark (387 chars)

    Invest in yourself! Close to all amenities this location is gonna be your future! With some cleaning, some clearing out and some imagination you could have a great home that is in the thick of everything but not jammed up against neighbors! Better hurry before someone beats you to it. Bring your imagination and. .. .sold strictly as is. Cash only. This property isnt financible. Sorry.

24. 2023-04-18
    status Pending 387-char remark

    Show marketing remark (387 chars)

    Invest in yourself! Close to all amenities this location is gonna be your future! With some cleaning, some clearing out and some imagination you could have a great home that is in the thick of everything but not jammed up against neighbors! Better hurry before someone beats you to it. Bring your imagination and. .. .sold strictly as is. Cash only. This property isnt financible. Sorry.

25. 2023-04-13
    listed $29,900 Active 387-char remark

    Show marketing remark (387 chars)

    Invest in yourself! Close to all amenities this location is gonna be your future! With some cleaning, some clearing out and some imagination you could have a great home that is in the thick of everything but not jammed up against neighbors! Better hurry before someone beats you to it. Bring your imagination and. .. .sold strictly as is. Cash only. This property isnt financible. Sorry.

26. 1988-07-19
    soldstatus $6,500

ⓘ 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: $624 · $52/mo
• Projected year-2 tax: $949 · $79/mo
• Expected delta: +$325/yr (+$27/mo · 52.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 17 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: $12,456
• − Mortgage interest: −$6,548
• − Property taxes: −$624
• − Insurance: −$584
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$3,401
• Taxable loss: −$695
• Est. tax savings @ 24.0%: +$167
• After-tax cash flow: $1,442/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

• County: Allegany County
• City population: 419
• 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

+1715.4% since first listed

11 events — show timeline

• 2026-04-25 Price Changed $118,000 BRIGHT MLS
• 2026-03-19 Price Changed $124,900 BRIGHT MLS
• 2025-11-20 Price Changed $129,900 BRIGHT MLS
• 2025-10-25 Price Changed $135,000 BRIGHT MLS
• 2025-10-08 Price Changed $139,000 BRIGHT MLS
• 2025-09-16 Price Changed $142,900 BRIGHT MLS
• 2025-08-31 Listed $149,900 BRIGHT MLS
• 2023-05-18 Sold (MLS) $25,000 BRIGHT MLS
• 2023-04-18 Pending — BRIGHT MLS
• 2023-04-13 Listed $29,900 BRIGHT MLS
• 1988-07-19 Sold (Public Records) $6,500 Public Records

Property tax history

-0.2%/yr

Latest (2025): $624 · -18.8% YoY. Source: county tax records.