350 Bedford St · Cumberland, MD 21502

$85,000

3 bd · 1.0 ba · 1,310 sqft · Townhouse public records · 134 Days on market

Built 1900 3,537 sqft lot $65/sqft · 51% above 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
• DSCR +10.0/10.0
• 1% rule +9.7/10.0
• 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

Come see this newly painted home with great floors , big bright rooms and a nice yard. Move right in ! A great first home or investment. Near Grocery stores, Restaurants and Downtown. Why pay rent when YOU CAN OWN This nice home ?

Key facts

• Built 1900
• Listed 133 days

What this means for you Summary

Snapshot

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

Deal economics

• At list price, monthly cash flow is $485 ($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: $75k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.1% 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: 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.
• Zoned schools: Parkside Elementary (math 22% / reading 22%, grade F, #297 of 860 statewide, top 38%, 210 students, 60% FRL); Braddock Middle (math 13% / reading 33%, grade F, #122 of 225 statewide, top 54%, 603 students, 60% FRL); Allegany High (math 42% / reading 62%, grade D+, #100 of 222 statewide, top 47%, 684 students, 54% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 238 active listings in the ZIP; 8 comparable units currently listed for rent nearby; rentals lingering (median 46d 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 134 days — a 12% lower offer ($75k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 22y 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.
• Current owner paid $31k; list at $85k implies a 174% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $74,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1900 — 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: 1.47% ✓
• Cap rate: 13.14%
• Cash-on-cash: 24.46%
• DSCR: 2.09
• GRM: 5.7

CMA / ARV

• ARV (median comp): $56,234
• List price: $85,000
• Delta: 51.15%
• 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
350 Bedford St	0.00mi	3/1.0	1,310 (0%)	13mo	$31,000	$24	90
118 Independence St	0.14mi	3/1.5	1,260 (-4%)	4mo	$55,000	$44	82
120 Independence St	0.14mi	3/1.0	1,260 (-4%)	8mo	$82,800	$66	80
315 Footer Pl	0.15mi	3/1.0	1,400 (+7%)	3mo	$22,900	$16	79
133 Polk St	0.28mi	3/1.5	1,344 (+3%)	8mo	$51,000	$38	74
203 Decatur St	0.22mi	2/2.5 (-1)	1,361 (+4%)	10mo	$147,000	$108	63
308 E Harrison St	0.52mi	2/1.0 (-1)	1,368 (+4%)	2mo	$24,500	$18	62
607 Lincoln St	0.17mi	3/1.5	1,440 (+10%)	18mo	$67,000	$47	58
707 Shriver Ave	0.70mi	3/1.0	1,320 (+1%)	20mo	$75,000	$57	50
219 Pear St	0.55mi	2/1.0 (-1)	1,205 (-8%)	12mo	$47,000	$39	46
624 Shriver Ave	0.63mi	3/1.5	1,484 (+13%)	9mo	$125,000	$84	39
217 Pear St	0.55mi	2/1.0 (-1)	1,140 (-13%)	24mo	$60,000	$53	28

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: 22.9%
• Equity multiple: 2.00×
• Total profit: $23,709
• Equity at exit: $12,674

10-year hold

• IRR: 33.7%
• Equity multiple: 4.80×
• Total profit: $90,429
• 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: 238
• Price-to-rent: 5.7×

Monthly cashflow live

• Estimated rent: $1,253 high
• Mortgage (P&I): −$446
• Tax from tax record: −$23 /mo · $282/yr
• Insurance: −$35
• HOA: −$0
• Vacancy / Maint / Mgmt: −$263
• Net cashflow: $485

Break-even live

Break-even rent $639

Max offer price $85,000

Occupancy floor 56%

Sensitivity live

Price	-10% $533	-5% $509	+0% $485	+5% $461	+10% $437
Rent	-10% $386	-5% $436	+0% $485	+5% $535	+10% $584
Rate	-1.0pp $528	-0.5pp $507	base $485	+0.5pp $463	+1.0pp $441

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 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	45d	1	0.12mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	46d	1	0.13mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	45d	1	0.43mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	45d	1	0.48mi
418 N Mechanic St Unit 1B Cumberland, MD	2.0	1.0	1000	$1,195	$1.20	45d	1	0.48mi
529 N Centre St Unit Rear Cumberland, MD	2.0	1.0	982	$850	$0.87	45d	1	0.55mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	45d	1	0.81mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	45d	1	1.49mi

Listing history 27 events

1. 2026-06-02
   days on market $85,000 Active 134 DOM
2. 2026-06-01
   days on market $85,000 Active 133 DOM
3. 2026-05-31
   days on market $85,000 Active 132 DOM
4. 2026-05-30
   days on market $85,000 Active 131 DOM
5. 2026-01-20
   listed $85,000 Active 233-char remark

   Show marketing remark (233 chars)

   Come see this newly painted home with great floors , big bright rooms and a nice yard. Move right in ! A great first home or investment. Near Grocery stores, Restaurants and Downtown. Why pay rent when YOU CAN OWN This nice home ?

6. 2026-01-17
   historical $85,000 233-char remark

   Show marketing remark (233 chars)

   Come see this newly painted home with great floors , big bright rooms and a nice yard. Move right in ! A great first home or investment. Near Grocery stores, Restaurants and Downtown. Why pay rent when YOU CAN OWN This nice home ?

7. 2025-06-03
   soldstatus $31,000 Closed 81-char remark

   Show marketing remark (81 chars)

   Three bedroom house close to downtown Cumberland. Appliances convey. Solid House.

8. 2025-05-06
   status Pending 81-char remark

   Show marketing remark (81 chars)

   Three bedroom house close to downtown Cumberland. Appliances convey. Solid House.

9. 2025-03-31
   price $49,000 81-char remark

   Show marketing remark (81 chars)

   Three bedroom house close to downtown Cumberland. Appliances convey. Solid House.

10. 2025-03-17
    listed $52,500 Active 81-char remark

    Show marketing remark (81 chars)

    Three bedroom house close to downtown Cumberland. Appliances convey. Solid House.

11. 2025-03-16
    historical $52,500 81-char remark

    Show marketing remark (81 chars)

    Three bedroom house close to downtown Cumberland. Appliances convey. Solid House.

12. 2018-04-09
    soldstatus $21,500
13. 2018-04-06
    soldstatus $21,500 Sold
14. 2018-04-06
    soldstatus $21,500 Closed
15. 2018-03-25
    status Pending
16. 2018-03-25
    status Contract
17. 2018-03-13
    price $21,500
18. 2018-03-12
    price $21,500
19. 2018-02-27
    price $23,500
20. 2018-02-21
    price $23,500
21. 2017-12-01
    price $24,000
22. 2017-10-02
    price $25,000
23. 2017-08-26
    listed $30,000 Active
24. 2017-08-26
    listed $25,000 Active
25. 2005-06-17
    soldstatus $21,000
26. 2005-06-06
    historical
27. 2004-08-23
    listed $25,000

ⓘ 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: $282 · $23/mo
• Projected year-2 tax: $604 · $50/mo
• Expected delta: +$322/yr (+$27/mo · 114.5%)

ⓘ 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 · 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: $15,033
• − Mortgage interest: −$4,761
• − Property taxes: −$282
• − Insurance: −$425
• − Repairs & maintenance: −$1,203
• − Management: −$1,203
• − Depreciation: −$2,473
• Taxable income: $4,687
• Est. tax owed @ 24.0%: −$1,125
• After-tax cash flow: $4,696/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

+240.0% since first listed

23 events — show timeline

• 2026-01-20 Listed $85,000 BRIGHT MLS
• 2026-01-17 Coming Soon $85,000 BRIGHT MLS
• 2025-06-03 Sold (MLS) $31,000 BRIGHT MLS
• 2025-05-06 Pending — BRIGHT MLS
• 2025-03-31 Price Changed $49,000 BRIGHT MLS
• 2025-03-17 Listed $52,500 BRIGHT MLS
• 2025-03-16 Coming Soon $52,500 BRIGHT MLS
• 2018-04-09 Sold (Public Records) $21,500 Public Records
• 2018-04-06 Sold (MLS) $21,500 BRIGHT MLS
• 2018-04-06 Sold (MLS) $21,500 MRIS
• 2018-03-25 Pending — BRIGHT MLS
• 2018-03-25 Pending — MRIS
• 2018-03-13 Price Changed $21,500 BRIGHT MLS
• 2018-03-12 Price Changed $21,500 MRIS
• 2018-02-27 Price Changed $23,500 BRIGHT MLS
• 2018-02-21 Price Changed $23,500 MRIS
• 2017-12-01 Price Changed $24,000 MRIS
• 2017-10-02 Price Changed $25,000 MRIS
• 2017-08-26 Listed $30,000 MRIS
• 2017-08-26 Listed $25,000 BRIGHT MLS
• 2005-06-17 Sold (MLS) $21,000 MRIS
• 2005-06-06 Delisted — MRIS
• 2004-08-23 Listed $25,000 MRIS

Property tax history

+1.7%/yr

Latest (2025): $282 · +10.3% YoY. Source: county tax records.