12316 Williams Rd SE · Cumberland, MD 21502

$27,990

2 bd · 1.0 ba · 866 sqft · SingleFamily public records · 98 Days on market

Built 1944 0.56 ac lot $32/sqft · 77% below 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

INVESTOR ALERT!! Property has fire damage, but is priced to sell! Build your own home! Sold AS-IS. Any contents in and on the property transfer with the property. Buyer to pay all closing/TT & Rs. Out of town seller STRONGLY prefers use of New World Title and Escrow.

Key facts

• 0.56 acre lot
• Built 1944
• Listed 98 days

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $28k.

Deal economics

• At list price, monthly cash flow is $608 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $28k).
• Recommended offer: $25k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.4% 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; 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 $194 of loan paydown is wiped out by about $840 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 $8k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 98 days — a 9% lower offer ($25k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 19y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1944 — 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 $25,470 (9.0% below list)

Questions for the listing agent

1. It's been on market 98 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1944 — 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: 3.71% ✓
• Cap rate: 32.36%
• Cash-on-cash: 93.09%
• DSCR: 5.14
• GRM: 2.2

CMA / ARV

• ARV (median comp): $120,187
• List price: $27,990
• Delta: -76.71%
• 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
1311 E First St	0.75mi	3/1.0 (+1)	936 (+8%)	6mo	$119,000	$127	42

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: 99.6%
• Equity multiple: 6.07×
• Total profit: $39,698
• Equity at exit: $4,173

10-year hold

• IRR: —
• Equity multiple: 14.97×
• Total profit: $109,505
• Equity at exit: $2,420

Cash invested: $7,837 (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: 2.2×

Monthly cashflow live

• Estimated rent: $1,038 medium
• Mortgage (P&I): −$147
• Tax from tax record: −$54 /mo · $643/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$218
• Net cashflow: $608

Break-even live

Break-even rent $268

Max offer price $27,990

Occupancy floor 36%

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: $6,998
• Closing costs: $840
• Reserves months: —
• Total cash needed: —

Listing history 20 events

1. 2026-06-18
   status $27,990 Pending 98 DOM
2. 2026-06-17
   days on market $27,990 Active 98 DOM
3. 2026-06-16
   days on market $27,990 Active 97 DOM
4. 2026-06-15
   days on market $27,990 Active 96 DOM
5. 2026-06-14
   days on market $27,990 Active 94 DOM
6. 2026-06-12
   days on market $27,990 Active 93 DOM
7. 2026-06-09
   days on market $27,990 Active 90 DOM
8. 2026-06-08
   days on market $27,990 Active 89 DOM
9. 2026-06-07
   days on market $27,990 Active 88 DOM
10. 2026-06-02
    days on market $27,990 Active 83 DOM
11. 2026-06-01
    days on market $27,990 Active 82 DOM
12. 2026-05-31
    days on market $27,990 Active 81 DOM
13. 2026-05-30
    days on market $27,990 Active 80 DOM
14. 2026-05-15
    price $27,990 271-char remark

    Show marketing remark (271 chars)

    INVESTOR ALERT!! Property has fire damage, but is priced to sell! Build your own home! Sold AS-IS. Any contents in and on the property transfer with the property. Buyer to pay all closing/TT & Rs. Out of town seller STRONGLY prefers use of New World Title and Escrow.

15. 2026-03-12
    listed $29,900 Active 271-char remark

    Show marketing remark (271 chars)

    INVESTOR ALERT!! Property has fire damage, but is priced to sell! Build your own home! Sold AS-IS. Any contents in and on the property transfer with the property. Buyer to pay all closing/TT & Rs. Out of town seller STRONGLY prefers use of New World Title and Escrow.

16. 2026-03-12
    historical $29,900 271-char remark

    Show marketing remark (271 chars)

    INVESTOR ALERT!! Property has fire damage, but is priced to sell! Build your own home! Sold AS-IS. Any contents in and on the property transfer with the property. Buyer to pay all closing/TT & Rs. Out of town seller STRONGLY prefers use of New World Title and Escrow.

17. 2008-02-21
    soldstatus $67,000
18. 2008-02-15
    soldstatus $67,000 320-char remark

    Show marketing remark (320 chars)

    WELL MAINTAINED HOME. PERFECT FOR "NEW HOSPITAL" EMPLOYEES, YOUNG COUPLE FOR A STARTER HOME AND DOWN SIZING FOR SENIOR CITIZENS. CENTRAL AIR, ENCLOSED FRONT AND REAR PORCHES. THIS PROPERTY IS NOT IN A FLOOD PLANE. MAIN COUNTY ROAD INSURES SNOW REMOVAL AND ROAD MAINTENANCE. ONLY MINUTES FROM DOWN TOWN AND I68.

19. 2008-01-18
    historical 320-char remark

    Show marketing remark (320 chars)

    WELL MAINTAINED HOME. PERFECT FOR "NEW HOSPITAL" EMPLOYEES, YOUNG COUPLE FOR A STARTER HOME AND DOWN SIZING FOR SENIOR CITIZENS. CENTRAL AIR, ENCLOSED FRONT AND REAR PORCHES. THIS PROPERTY IS NOT IN A FLOOD PLANE. MAIN COUNTY ROAD INSURES SNOW REMOVAL AND ROAD MAINTENANCE. ONLY MINUTES FROM DOWN TOWN AND I68.

20. 2007-07-24
    listed $75,000 320-char remark

    Show marketing remark (320 chars)

    WELL MAINTAINED HOME. PERFECT FOR "NEW HOSPITAL" EMPLOYEES, YOUNG COUPLE FOR A STARTER HOME AND DOWN SIZING FOR SENIOR CITIZENS. CENTRAL AIR, ENCLOSED FRONT AND REAR PORCHES. THIS PROPERTY IS NOT IN A FLOOD PLANE. MAIN COUNTY ROAD INSURES SNOW REMOVAL AND ROAD MAINTENANCE. ONLY MINUTES FROM DOWN TOWN AND I68.

ⓘ 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: $643 · $54/mo
• Projected year-2 tax: $643 · $54/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 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 · 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: $12,456
• − Mortgage interest: −$1,568
• − Property taxes: −$643
• − Insurance: −$140
• − Repairs & maintenance: −$996
• − Management: −$996
• − Depreciation: −$814
• Taxable income: $7,298
• Est. tax owed @ 24.0%: −$1,751
• After-tax cash flow: $5,544/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 · 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

-62.7% since first listed

7 events — show timeline

• 2026-05-15 Price Changed $27,990 BRIGHT MLS
• 2026-03-12 Listed $29,900 BRIGHT MLS
• 2026-03-12 Coming Soon $29,900 BRIGHT MLS
• 2008-02-21 Sold (Public Records) $67,000 Public Records
• 2008-02-15 Sold (MLS) $67,000 MRIS
• 2008-01-18 Delisted — MRIS
• 2007-07-24 Listed $75,000 MRIS

Property tax history

-0.4%/yr

Latest (2025): $643 · -28.2% YoY. Source: county tax records.