616 Hubert St · Cambridge, MD 21613

$140,000

2 bd · 1.5 ba · 1,220 sqft · SingleFamily public records · 140 Days on market

Built 1948 8,006 sqft lot $115/sqft · 9% below area Est $154k · 9% 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 +20.4/30.0
• ARV discount +11.7/15.0
• DSCR +6.5/10.0
• 1% rule +6.2/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Coming Soon! This charming 2-bedroom, 2-bath home in Cambridge offers an excellent opportunity for buyers seeking a well-updated property with room to add their own finishing touches. The home was fully renovated in recent years and remains in solid condition, featuring a functional layout and comfortable living spaces. With only minor TLC needed, this property is ideal for a homeowner or investor looking to build equity. Sold as-is and subject to short sale approval. Conveniently located near downtown Cambridge, shopping, dining, and waterfront amenities. A great value opportunity—more details coming soon.

Key facts

• 8,006 sq ft lot
• Built 1948
• Listed 139 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.5-bath single-family listed at $140k.

Deal economics

• At list price, monthly cash flow is $183 ($2k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $140k).
• Recommended offer: $123k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 4.2% in Cambridge — 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 65/100 on livability (#255 in MD) — a middle-class / working-renter tenant base. Strengths: cost of living A+, health & safety A+, housing B+; Watch: amenities D, schools F, crime F.
• Dorchester County Public Schools (rural): math 10% / reading 23% proficiency, ranked #23 of 24 in MD (top 96%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 292 active listings in the ZIP; 3 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; 81 units permitted in Dorchester County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $968 of loan paydown is wiped out by about $4k of value loss. Plan a longer hold.
• Dorchester County population projected to shrink 10% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.

Negotiation context

• It's been on market 140 days — a 12% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 11 sale attempts since 25y ago; this cycle's ask has dropped $25k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1948 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk; major wind risk, 75% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $123,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 140 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 1948 — 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 F-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: 1.12% ✓
• Cap rate: 7.86%
• Cash-on-cash: 5.60%
• DSCR: 1.25
• GRM: 7.5

CMA / ARV

• ARV (median comp): $154,489
• List price: $140,000
• Delta: -9.38%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
631 High St	0.19mi	3/1.5 (+1)	1,260 (+3%)	10mo	$175,000	$139	72
453 Willis St	0.25mi	3/2.0 (+1)	1,242 (+2%)	7mo	$269,000	$217	72
802 Fairmount Ave	0.18mi	3/1.0 (+1)	1,150 (-6%)	7mo	$135,000	$117	69
322 West End Ave	0.52mi	2/1.5	1,254 (+3%)	10mo	$215,000	$171	63
414 Willis St	0.36mi	2/1.5	1,356 (+11%)	10mo	$53,000	$39	57
422 Willis St	0.33mi	3/2.0 (+1)	1,348 (+10%)	6mo	$185,000	$137	55
801 Truman St	0.20mi	3/1.0 (+1)	1,056 (-13%)	14mo	$203,000	$192	50
607 Edlon Park Dr	0.61mi	3/2.0 (+1)	1,291 (+6%)	7mo	$269,999	$209	49
402 Robbins St	0.70mi	3/1.0 (+1)	1,300 (+7%)	9mo	$105,000	$81	42
311 Somerset Ave	0.71mi	3/1.0 (+1)	1,372 (+12%)	3mo	$229,000	$167	36
1114 Maces Ln	0.71mi	3/1.0 (+1)	1,040 (-15%)	3mo	$106,000	$102	33
417 Bayly Ave	0.75mi	3/1.5 (+1)	1,398 (+15%)	10mo	$230,000	$165	27

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 · 3.0% rent growth · sell at horizon

5-year hold

• IRR: -7.6%
• Equity multiple: 0.72×
• Total profit: $-10,952
• Equity at exit: $20,874

10-year hold

• IRR: 2.1%
• Equity multiple: 1.15×
• Total profit: $5,781
• Equity at exit: $12,105

Cash invested: $39,200 (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 21613

• Home prices YoY: -25.1%
• Active inventory: 292
• Price-to-rent: 7.5×

Monthly cashflow live

• Estimated rent: $1,563 medium
• Mortgage (P&I): −$734
• Tax from tax record: −$259 /mo · $3,109/yr
• Insurance: −$58
• HOA: −$0
• Vacancy / Maint / Mgmt: −$328
• Net cashflow: $183

Break-even live

Break-even rent $1,331

Max offer price $140,000

Occupancy floor 83%

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: $35,000
• Closing costs: $4,200
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
800 Travers St #5 Cambridge, MD	2.0	1.0	1000	$1,195	$1.20	43d	1	0.63mi
406 Robbins St Cambridge, MD	3.0	2.0	1296	$1,800	$1.39	43d	1	0.64mi
1507 Race St Cambridge, MD	3.0	1.0	1260	$1,695	$1.35	43d	1	0.99mi

Listing history 49 events

1. 2026-06-18
   days on market $140,000 Active 140 DOM
2. 2026-06-17
   days on market $140,000 Active 139 DOM
3. 2026-06-16
   days on market $140,000 Active 138 DOM
4. 2026-06-15
   days on market $140,000 Active 137 DOM
5. 2026-06-13
   days on market $140,000 Active 135 DOM
6. 2026-06-12
   days on market $140,000 Active 134 DOM
7. 2026-06-09
   days on market $140,000 Active 131 DOM
8. 2026-06-08
   days on market $140,000 Active 130 DOM
9. 2026-06-07
   days on market $140,000 Active 129 DOM
10. 2026-06-07
    days on market $140,000 Active 128 DOM
11. 2026-06-04
    days on market $140,000 Active 125 DOM
12. 2026-06-02
    days on market $140,000 Active 124 DOM
13. 2026-06-01
    days on market $140,000 Active 123 DOM
14. 2026-05-31
    days on market $140,000 Active 122 DOM
15. 2026-05-31
    days on market $140,000 Active 121 DOM
16. 2026-05-18
    price $140,000 620-char remark

    Show marketing remark (620 chars)

    Coming Soon! This charming 2-bedroom, 2-bath home in Cambridge offers an excellent opportunity for buyers seeking a well-updated property with room to add their own finishing touches. The home was fully renovated in recent years and remains in solid condition, featuring a functional layout and comfortable living spaces. With only minor TLC needed, this property is ideal for a homeowner or investor looking to build equity. Sold as-is and subject to short sale approval. Conveniently located near downtown Cambridge, shopping, dining, and waterfront amenities. A great value opportunity—more details coming soon.

17. 2026-03-26
    price $150,000 620-char remark

    Show marketing remark (620 chars)

    Coming Soon! This charming 2-bedroom, 2-bath home in Cambridge offers an excellent opportunity for buyers seeking a well-updated property with room to add their own finishing touches. The home was fully renovated in recent years and remains in solid condition, featuring a functional layout and comfortable living spaces. With only minor TLC needed, this property is ideal for a homeowner or investor looking to build equity. Sold as-is and subject to short sale approval. Conveniently located near downtown Cambridge, shopping, dining, and waterfront amenities. A great value opportunity—more details coming soon.

18. 2026-01-30
    listed $165,000 Active 620-char remark

    Show marketing remark (620 chars)

    Coming Soon! This charming 2-bedroom, 2-bath home in Cambridge offers an excellent opportunity for buyers seeking a well-updated property with room to add their own finishing touches. The home was fully renovated in recent years and remains in solid condition, featuring a functional layout and comfortable living spaces. With only minor TLC needed, this property is ideal for a homeowner or investor looking to build equity. Sold as-is and subject to short sale approval. Conveniently located near downtown Cambridge, shopping, dining, and waterfront amenities. A great value opportunity—more details coming soon.

19. 2026-01-22
    historical $165,000 620-char remark

    Show marketing remark (620 chars)

    Coming Soon! This charming 2-bedroom, 2-bath home in Cambridge offers an excellent opportunity for buyers seeking a well-updated property with room to add their own finishing touches. The home was fully renovated in recent years and remains in solid condition, featuring a functional layout and comfortable living spaces. With only minor TLC needed, this property is ideal for a homeowner or investor looking to build equity. Sold as-is and subject to short sale approval. Conveniently located near downtown Cambridge, shopping, dining, and waterfront amenities. A great value opportunity—more details coming soon.

20. 2024-12-04
    historical
21. 2024-10-31
    price $192,500
22. 2024-10-02
    listed $195,000 Active
23. 2024-09-18
    historical
24. 2024-07-13
    historical
25. 2024-07-05
    status Active
26. 2024-06-27
    historical Active Under Contract
27. 2024-05-08
    price $195,000
28. 2024-04-18
    listed $207,000 Active
29. 2024-04-09
    historical
30. 2023-07-28
    soldstatus $177,250
31. 2023-07-06
    soldstatus $177,250 Closed
32. 2023-06-23
    status Pending
33. 2023-06-08
    historical Active Under Contract
34. 2023-06-02
    listed $172,950 Active
35. 2023-04-14
    historical
36. 2022-11-14
    status Active
37. 2022-11-06
    historical Active Under Contract
38. 2022-01-14
    listed $185,000 Active
39. 2021-09-23
    soldstatus $55,000
40. 2018-10-01
    historical Expired
41. 2018-10-01
    historical
42. 2017-10-09
    status Active
43. 2017-10-06
    historical Expired
44. 2017-01-10
    price
45. 2016-10-06
    listed $52,000 Active
46. 2016-10-06
    listed Active
47. 2001-10-26
    soldstatus $8,500
48. 2001-09-25
    historical
49. 2001-04-06
    listed $20,000

ⓘ 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: $3,109 · $259/mo
• Projected year-2 tax: $3,109 · $259/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 5/10 Major FEMA zone X (unshaded) · 47% chance over 30 yrs
• 🔥 Wildfire 2/10 Low
• 🌡 Heat 9/10 Extreme 7 d/yr ≥105°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 75% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 3 by 30 yrs out

Taxation est. · year 1

• Rental income: $18,754
• − Mortgage interest: −$7,842
• − Property taxes: −$3,109
• − Insurance: −$700
• − Repairs & maintenance: −$1,500
• − Management: −$1,500
• − Depreciation: −$4,073
• Taxable income: $30
• Est. tax owed @ 24.0%: −$7
• After-tax cash flow: $2,190/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: Dorchester County Public Schools
• NCES district ID: 2400300
• Math proficiency: 10% ▼ -14.00%
• Reading proficiency: 23% ▼ -12.00%
• Median HH income: $46,767
• Composite: 14.65/100
• National rank: #9404
• State rank: #23 of 24 in MD

Livability — Cambridge

• Score: 65/100
• State rank: #255
• US rank: #13046

Category grades

Amenities D Commute C Cost of living A+ Crime F Employment F Housing B+ Health & safety A+ User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cambridge, MD
• Population (ZIP): 18,167

Population outlook (Dorchester County) Hauer SSP2

• Today (2025): 31,699 people
• By 2030: 31,054 · -2.0%
• By 2040: 29,712 · -6.3%
• By 2050: 28,618 · -9.7%
• By 2075: 28,436 · -10.3%
• By 2100: 28,937 · -8.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.62)
• Race & ethnicity: White 52% Black 33% Two or more races 10% Hispanic / Latino 6% Asian 2%
• Hispanic origin (detail): Puerto Rican 3%
• Common ancestry: Romanian 1% Lithuanian 1% Italian 1%
• Foreign-born: 4% · Canada
• Languages at home: 95% English-only · Spanish 3% Other Indo-European 1% German/W. Germanic 1%

Political lean MEDSL · Dorchester

• 2024 margin: R (+14.6) · D 41.6% · R 56.1% · Other 2.3%
• 2008→2024 swing: -6.3pp toward R · 2008: -8.2pp · 2024: -14.6pp
• All cycles: 2024: R+14.6 2020: R+11.9 2016: R+16.0 2012: R+6.6 2008: R+8.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -91.03%
• Current HPI: 271.1127
• Rent YoY: —
• Metro: —
• 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

+600.0% since first listed

34 events — show timeline

• 2026-05-18 Price Changed $140,000 BRIGHT MLS
• 2026-03-26 Price Changed $150,000 BRIGHT MLS
• 2026-01-30 Listed $165,000 BRIGHT MLS
• 2026-01-22 Coming Soon $165,000 BRIGHT MLS
• 2024-12-04 Listing Removed — BRIGHT MLS
• 2024-10-31 Price Changed $192,500 BRIGHT MLS
• 2024-10-02 Listed $195,000 BRIGHT MLS
• 2024-09-18 Coming Soon — BRIGHT MLS
• 2024-07-13 Listing Removed — BRIGHT MLS
• 2024-07-05 Relisted — BRIGHT MLS
• 2024-06-27 Contingent — BRIGHT MLS
• 2024-05-08 Price Changed $195,000 BRIGHT MLS
• 2024-04-18 Listed $207,000 BRIGHT MLS
• 2024-04-09 Coming Soon — BRIGHT MLS
• 2023-07-28 Sold (Public Records) $177,250 Public Records
• 2023-07-06 Sold (MLS) $177,250 BRIGHT MLS
• 2023-06-23 Pending — BRIGHT MLS
• 2023-06-08 Contingent — BRIGHT MLS
• 2023-06-02 Listed $172,950 BRIGHT MLS
• 2023-04-14 Listing Removed — BRIGHT MLS
• 2022-11-14 Relisted — BRIGHT MLS
• 2022-11-06 Contingent — BRIGHT MLS
• 2022-01-14 Listed $185,000 BRIGHT MLS
• 2021-09-23 Sold (Public Records) $55,000 Public Records
• 2018-10-01 Listing Removed — BRIGHT MLS
• 2018-10-01 Delisted — MRIS
• 2017-10-09 Relisted — MRIS
• 2017-10-06 Delisted — MRIS
• 2017-01-10 Price Changed — MRIS
• 2016-10-06 Listed $52,000 BRIGHT MLS
• 2016-10-06 Listed — MRIS
• 2001-10-26 Sold (MLS) $8,500 MRIS
• 2001-09-25 Delisted — MRIS
• 2001-04-06 Listed $20,000 MRIS

Property tax history

+12.0%/yr

Latest (2025): $3,109 · +118.5% YoY. Source: county tax records.