534 Eastern Ave · Cumberland, MD 21502

$105,900

3 bd · 2.0 ba · 1,016 sqft · SingleFamily public records · 704 Days on market

Built 1948 9,600 sqft lot $104/sqft · 57% above area

---

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 +26.6/30.0
• DSCR +9.1/10.0
• ARV discount +7.5/15.0
• 1% rule +6.5/10.0
• 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

Great Opportunity to own this single-family home oozing with potential. This home was built in 1948 and features 3 bedrooms and 2 bathrooms, with plenty of living space. OCCUPIED, NO access. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

Key facts

• 9,600 sq ft lot
• Built 1948
• Listed 703 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $106k.

Deal economics

• At list price, monthly cash flow is $282 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $106k).
• Recommended offer: $93k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.5% 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; 8 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 $732 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 $30k cash investment doubles in ~7 years — after that, you're playing with house money.

Negotiation context

• It's been on market 704 days — a 12% lower offer ($93k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 21y ago; this cycle's ask has dropped $23k (18%) 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: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $93,192 (12.0% below list)

Questions for the listing agent

1. It's been on market 704 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 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: 1.15% ✓
• Cap rate: 9.49%
• Cash-on-cash: 11.43%
• DSCR: 1.51
• GRM: 7.2

CMA / ARV

• ARV (median comp): $67,369
• List price: $105,900
• Delta: 57.19%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 11 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
451 Baltimore Ave	0.25mi	3/1.0	1,044 (+3%)	10mo	$60,000	$57	71
317 E Reynolds St	0.12mi	2/1.0 (-1)	1,074 (+6%)	8mo	$65,000	$61	69
472 Williams St	0.65mi	3/1.5	1,013 (-0%)	1mo	$144,500	$143	66
422 Pine Ave	0.21mi	3/1.0	1,150 (+13%)	10mo	$82,000	$71	56
618 Bedford St	0.66mi	3/1.0	1,044 (+3%)	10mo	$130,000	$125	52
346 Williams St	0.63mi	3/1.0	1,092 (+8%)	4mo	$45,000	$41	51
216 Frost Ave	0.39mi	4/1.0 (+1)	1,113 (+10%)	14mo	$74,900	$67	45
406 Warwick Ave	0.72mi	2/2.0 (-1)	1,023 (+1%)	21mo	$107,300	$105	43
812 Shades Ln	0.47mi	3/1.5	1,152 (+13%)	14mo	$120,500	$105	42
461 S Central Ave	0.19mi	2/1.0 (-1)	864 (-15%)	21mo	$25,000	$29	40
906 Bedford St	0.73mi	3/1.0	1,110 (+9%)	14mo	$55,000	$50	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: 6.0%
• Equity multiple: 1.24×
• Total profit: $7,253
• Equity at exit: $15,790

10-year hold

• IRR: 19.3%
• Equity multiple: 2.98×
• Total profit: $58,734
• Equity at exit: $9,156

Cash invested: $29,652 (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: 7.2×

Monthly cashflow live

• Estimated rent: $1,219 high
• Mortgage (P&I): −$555
• Tax from tax record: −$81 /mo · $969/yr
• Insurance: −$44
• HOA: −$0
• Vacancy / Maint / Mgmt: −$256
• Net cashflow: $282

Break-even live

Break-even rent $861

Max offer price $105,900

Occupancy floor 72%

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: $26,475
• Closing costs: $3,177
• Reserves months: —
• Total cash needed: —

Rent comps 8 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	0.64mi
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	0.71mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	43d	1	1.05mi
418 N Mechanic St Unit 1B Cumberland, MD	2.0	1.0	1000	$1,195	$1.20	43d	1	1.05mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	43d	1	1.05mi
529 N Centre St Unit Rear Cumberland, MD	2.0	1.0	982	$850	$0.87	43d	1	1.16mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	43d	1	1.44mi

Listing history 32 events

1. 2026-06-19
   days on market $105,900 Active 704 DOM
2. 2026-06-18
   days on market $105,900 Active 703 DOM
3. 2026-06-17
   days on market $105,900 Active 702 DOM
4. 2026-06-16
   days on market $105,900 Active 701 DOM
5. 2026-06-15
   days on market $105,900 Active 700 DOM
6. 2026-06-14
   days on market $105,900 Active 698 DOM
7. 2026-06-12
   days on market $105,900 Active 697 DOM
8. 2026-06-09
   days on market $105,900 Active 694 DOM
9. 2026-06-08
   days on market $105,900 Active 693 DOM
10. 2026-06-07
    days on market $105,900 Active 692 DOM
11. 2026-06-02
    days on market $105,900 Active 687 DOM
12. 2026-06-01
    days on market $105,900 Active 686 DOM
13. 2026-05-31
    days on market $105,900 Active 685 DOM
14. 2026-05-30
    days on market $105,900 Active 684 DOM
15. 2025-04-01
    price $105,900 412-char remark

    Show marketing remark (412 chars)

    Great Opportunity to own this single-family home oozing with potential. This home was built in 1948 and features 3 bedrooms and 2 bathrooms, with plenty of living space. OCCUPIED, NO access. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

16. 2024-07-15
    listed $129,000 Active 412-char remark

    Show marketing remark (412 chars)

    Great Opportunity to own this single-family home oozing with potential. This home was built in 1948 and features 3 bedrooms and 2 bathrooms, with plenty of living space. OCCUPIED, NO access. * * * SPECIAL NOTES: (1) This is a CASH ONLY transaction. (2) Seller to pay Taxes, HOA, and Municipal/Utility Liens. (3) Please read the Auction disclaimers carefully before placing a bid or submitting an offer. * * *

17. 2021-04-16
    soldstatus $108,500
18. 2021-04-07
    soldstatus $108,500 Closed 353-char remark

    Show marketing remark (353 chars)

    Solid brick home located in a very quite neighborhood. This home features 3 bedrooms, 2 baths and also has room to grow, with a partially finished basement area. The galley kitchen is combined with dinning area, as the whole main level and upstairs have been remodeled. This huge lot contains a driveway and large fenced in yard. Set up a Showing today!

19. 2021-03-29
    status Pending 353-char remark

    Show marketing remark (353 chars)

    Solid brick home located in a very quite neighborhood. This home features 3 bedrooms, 2 baths and also has room to grow, with a partially finished basement area. The galley kitchen is combined with dinning area, as the whole main level and upstairs have been remodeled. This huge lot contains a driveway and large fenced in yard. Set up a Showing today!

20. 2021-02-26
    historical Active Under Contract 353-char remark

    Show marketing remark (353 chars)

    Solid brick home located in a very quite neighborhood. This home features 3 bedrooms, 2 baths and also has room to grow, with a partially finished basement area. The galley kitchen is combined with dinning area, as the whole main level and upstairs have been remodeled. This huge lot contains a driveway and large fenced in yard. Set up a Showing today!

21. 2021-02-23
    price $109,900 353-char remark

    Show marketing remark (353 chars)

    Solid brick home located in a very quite neighborhood. This home features 3 bedrooms, 2 baths and also has room to grow, with a partially finished basement area. The galley kitchen is combined with dinning area, as the whole main level and upstairs have been remodeled. This huge lot contains a driveway and large fenced in yard. Set up a Showing today!

22. 2021-01-26
    price $114,900 353-char remark

    Show marketing remark (353 chars)

    Solid brick home located in a very quite neighborhood. This home features 3 bedrooms, 2 baths and also has room to grow, with a partially finished basement area. The galley kitchen is combined with dinning area, as the whole main level and upstairs have been remodeled. This huge lot contains a driveway and large fenced in yard. Set up a Showing today!

23. 2021-01-13
    listed $121,000 Active 353-char remark

    Show marketing remark (353 chars)

    Solid brick home located in a very quite neighborhood. This home features 3 bedrooms, 2 baths and also has room to grow, with a partially finished basement area. The galley kitchen is combined with dinning area, as the whole main level and upstairs have been remodeled. This huge lot contains a driveway and large fenced in yard. Set up a Showing today!

24. 2018-01-19
    historical Withdrawn
25. 2018-01-19
    historical
26. 2017-11-07
    listed Active
27. 2017-11-07
    listed $78,000
28. 2005-06-03
    soldstatus $78,000
29. 2005-05-31
    soldstatus $78,000
30. 2005-04-22
    listed $83,564
31. 2005-04-22
    historical
32. 1995-11-17
    soldstatus $52,500

ⓘ 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: $969 · $81/mo
• Projected year-2 tax: $1,062 · $88/mo
• Expected delta: +$92/yr (+$8/mo · 9.5%)

ⓘ 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 · 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: $14,623
• − Mortgage interest: −$5,932
• − Property taxes: −$969
• − Insurance: −$530
• − Repairs & maintenance: −$1,170
• − Management: −$1,170
• − Depreciation: −$3,081
• Taxable income: $1,772
• Est. tax owed @ 24.0%: −$425
• After-tax cash flow: $2,964/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

+101.7% since first listed

18 events — show timeline

• 2025-04-01 Price Changed $105,900 BRIGHT MLS
• 2024-07-15 Listed $129,000 BRIGHT MLS
• 2021-04-16 Sold (Public Records) $108,500 Public Records
• 2021-04-07 Sold (MLS) $108,500 BRIGHT MLS
• 2021-03-29 Pending — BRIGHT MLS
• 2021-02-26 Contingent — BRIGHT MLS
• 2021-02-23 Price Changed $109,900 BRIGHT MLS
• 2021-01-26 Price Changed $114,900 BRIGHT MLS
• 2021-01-13 Listed $121,000 BRIGHT MLS
• 2018-01-19 Listing Removed — BRIGHT MLS
• 2018-01-19 Delisted — MRIS
• 2017-11-07 Listed — MRIS
• 2017-11-07 Listed $78,000 BRIGHT MLS
• 2005-06-03 Sold (Public Records) $78,000 Public Records
• 2005-05-31 Sold (MLS) $78,000 MRIS
• 2005-04-22 Delisted — MRIS
• 2005-04-22 Listed $83,564 MRIS
• 1995-11-17 Sold (Public Records) $52,500 Public Records

Property tax history

+1.6%/yr

Latest (2025): $969 · -0.2% YoY. Source: county tax records.