439 Waverly Ter · Cumberland, MD 21502

$85,000

3 bd · 1.0 ba · 1,948 sqft · SingleFamily public records · 42 Days on market

Built 1912 4,813 sqft lot $44/sqft · 35% above area Est $63k · 35% over ↓ 34% since listing

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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 +9.7/10.0
• 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

Charming 3-bedroom, 1-bath single-family home located in Cumberland. This property offers a great opportunity for buyers looking to update and add their personal touch. Sold as-is, making it ideal for investors or homeowners ready to bring their vision to life.

Key facts

• 4,813 sq ft lot
• Built 1912
• Listed 42 days

Property features AI

Finance

• Other: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Electric hot water; Public water; Public sewer
• Home design: Detached structure; Shingle roof
• Construction: Brick construction; Permanent foundation; Unfinished basement (below grade area present)
• Exterior features: Not in a federal flood zone; Municipal trash service; Ground rent paid annually; Pets allowed with no restrictions

Interior

• Bedrooms: Three bedrooms on the upper level
• Flooring: Laminate plank flooring
• Bathrooms: One full bathroom
• Interior features: Dry wall and paneled walls; Laminate plank flooring; 7 total rooms

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $85k.

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 $85k).
• Recommended offer: $82k (3.0% below list) — sets the bar for market timing.
• Cap rate 13.0% 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 $588 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 42 days — a 3% lower offer ($82k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 2y 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.

Risks & watch-outs

• Watch-outs: built in 1912 — 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 $82,450 (3.0% below list)

Questions for the listing agent

1. It's been on market 42 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 1912 — 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: 1.47% ✓
• Cap rate: 13.01%
• Cash-on-cash: 24.00%
• DSCR: 2.07
• GRM: 5.7

CMA / ARV

• ARV (median comp): $63,010
• List price: $85,000
• Delta: 34.90%
• 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
517 Linden St	0.38mi	3/2.0	1,872 (-4%)	5mo	$87,000	$46	68
147 Polk St	0.47mi	4/2.0 (+1)	2,024 (+4%)	2mo	$55,000	$27	61
123 Hanover St	0.53mi	3/2.0	1,968 (+1%)	10mo	$133,000	$68	61
121 Independence St	0.48mi	2/1.0 (-1)	1,794 (-8%)	3mo	$45,000	$25	57
211 S Central Ave	0.40mi	3/2.0	1,800 (-8%)	9mo	$130,000	$72	57
712 Golden Ln	0.44mi	3/1.5	2,129 (+9%)	6mo	$120,000	$56	57
340 Davidson St	0.30mi	4/2.0 (+1)	1,728 (-11%)	4mo	$169,900	$98	55
230 Bedford St	0.42mi	4/2.0 (+1)	2,176 (+12%)	0mo	$35,000	$16	52
611 Bedford St	0.43mi	3/2.0	2,228 (+14%)	2mo	$120,000	$54	51
304 Park St	0.42mi	4/2.0 (+1)	1,764 (-9%)	9mo	$46,000	$26	48
418 Columbia St	0.74mi	2/1.0 (-1)	1,804 (-7%)	6mo	$45,000	$25	44
720 Yale St	0.42mi	3/3.0	1,656 (-15%)	8mo	$250,000	$151	40

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: 22.4%
• Equity multiple: 1.97×
• Total profit: $23,133
• Equity at exit: $12,674

10-year hold

• IRR: 33.3%
• Equity multiple: 4.75×
• Total profit: $89,193
• Equity at exit: $7,349

Cash invested: $23,800 (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: 235
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,252 high
• Mortgage (P&I): −$446
• Tax from tax record: −$32 /mo · $386/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $476

Break-even live

Break-even rent $650

Max offer price $85,000

Occupancy floor 57%

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: $21,250
• Closing costs: $2,550
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	43d	1	0.46mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	44d	1	0.50mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	43d	1	0.61mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	43d	1	0.84mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	43d	1	0.86mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	43d	1	1.36mi

Listing history 24 events

1. 2026-06-19
   days on market $85,000 Active 42 DOM
2. 2026-06-18
   days on market $85,000 Active 41 DOM
3. 2026-06-17
   days on market $85,000 Active 40 DOM
4. 2026-06-16
   days on market $85,000 Active 39 DOM
5. 2026-06-15
   days on market $85,000 Active 38 DOM
6. 2026-06-14
   days on market $85,000 Active 36 DOM
7. 2026-06-12
   days on market $85,000 Active 35 DOM
8. 2026-06-09
   days on market $85,000 Active 32 DOM
9. 2026-06-08
   days on market $85,000 Active 31 DOM
10. 2026-06-07
    days on market $85,000 Active 30 DOM
11. 2026-06-02
    days on market $85,000 Active 25 DOM
12. 2026-06-01
    days on market $85,000 Active 24 DOM
13. 2026-05-31
    days on market $85,000 Active 23 DOM
14. 2026-05-30
    days on market $85,000 Active 22 DOM
15. 2026-05-08
    listed $85,000 Active 261-char remark
16. 2026-05-08
    historical $85,000 261-char remark
17. 2025-05-06
    historical
18. 2025-03-07
    price $75,000
19. 2024-11-07
    price $100,000
20. 2024-10-22
    status Active
21. 2024-10-18
    historical Active Under Contract
22. 2024-10-08
    price $70,000
23. 2024-09-26
    price $90,000
24. 2024-09-15
    listed $129,000 Active

ⓘ 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: $386 · $32/mo
• Projected year-2 tax: $656 · $55/mo
• Expected delta: +$270/yr (+$23/mo · 70.1%)

ⓘ 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 2/10 Low
• 🌡 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: $15,027
• − Mortgage interest: −$4,761
• − Property taxes: −$386
• − Insurance: −$425
• − Repairs & maintenance: −$1,202
• − Management: −$1,202
• − Depreciation: −$2,473
• Taxable income: $4,578
• Est. tax owed @ 24.0%: −$1,099
• After-tax cash flow: $4,613/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

-34.1% since first listed

10 events — show timeline

• 2026-05-08 Listed $85,000 BRIGHT MLS
• 2026-05-08 Coming Soon $85,000 BRIGHT MLS
• 2025-05-06 Listing Removed — BRIGHT MLS
• 2025-03-07 Price Changed $75,000 BRIGHT MLS
• 2024-11-07 Price Changed $100,000 BRIGHT MLS
• 2024-10-22 Relisted — BRIGHT MLS
• 2024-10-18 Contingent — BRIGHT MLS
• 2024-10-08 Price Changed $70,000 BRIGHT MLS
• 2024-09-26 Price Changed $90,000 BRIGHT MLS
• 2024-09-15 Listed $129,000 BRIGHT MLS

Property tax history

+1.0%/yr

Latest (2025): $386 · +2.2% YoY. Source: county tax records.