216 Valley St · Cumberland, MD 21502

$135,000

2 bd · 2.0 ba · 1,744 sqft · SingleFamily public records · 7 Days on market

Built 1875 2,991 sqft lot Est $164k · 18% 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).

• ARV discount +15.0/15.0
• Cash flow +13.7/30.0
• Rent growth +5.0/5.0
• DSCR +4.2/10.0
• Livability +3.9/5.0
• 1% rule +3.8/10.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Renovated 2-3 Bedroom 2 Story Brick. Also Featuring an attached Efficiency Apt. This Property Has Metal Roof , Fireplaces, Loads of character and charm. 2 Fireplaces. Off street parking. * * * Must see to appreciate. * * * Ready To Move In. * * * Live in One Rent the other. or Rent Both. * * * * View Survey * * * * Parcel #1 as shown is Survey (Approx 0.0687 AC. 30 Feet By 100 Feet. ) is what conveys * * * * *

Key facts

• Guest accommodations
• Two-unit property
• Small office space

Tags

• BRICK HOME
• TWO-UNIT PROPERTY
• SMALL OFFICE SPACE
• SEPARATE EFFICIENCY UNIT
• RENTAL INCOME
• GUEST ACCOMMODATIONS

Property features AI

Exterior

• Parking: Off-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Metal roof; Permanent foundation; Property condition: Average; Ownership: Fee simple
• Construction: Brick construction; Metal roof; Permanent foundation; Above-grade and below-grade structures noted
• Exterior features: Not in a federal flood zone; In city limits (Cumberland); Lot dimensions recorded by assessor

Interior

• Bedrooms: Two bedrooms on the first upper level
• Flooring: Hardwood
• Bathrooms: One full bathroom (upper level); One half bathroom (main level)
• Heating & cooling: Baseboard electric heating; Electric hot water
• Interior features: Hardwood flooring; One fireplace; Partial basement

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $11 ($128/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $119k (11.5% below list).
• Recommended offer: $119k (11.5% below list) — sets the bar for 1% rule.

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; 5 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 $933 of loan paydown is wiped out by about $4k 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.

Negotiation context

• Only 7 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 24y 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 $75k; list at $135k implies a 80% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1875 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $119,450 (11.5% below list)

Questions for the listing agent

1. Built in 1875 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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?
5. 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.
6. 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.
7. 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: 0.88% ✗
• Cap rate: 6.39%
• Cash-on-cash: 0.34%
• DSCR: 1.02
• GRM: 9.4

CMA / ARV

• ARV (on-the-fly): $163,936
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Pulaski St	0.14mi	3/2.0 (+1)	1,900 (+9%)	0mo	$66,000	$35	73
121 Independence St	0.38mi	2/1.0	1,794 (+3%)	3mo	$45,000	$25	71
308 Cumberland St	0.40mi	3/1.5 (+1)	1,684 (-3%)	2mo	$265,000	$157	67
1106 Holland St	0.59mi	3/2.0 (+1)	1,770 (+2%)	1mo	$166,000	$94	64
806 Trost Ave	0.63mi	3/2.0 (+1)	1,758 (+1%)	1mo	$220,000	$125	64
840 Columbia Ave	0.39mi	3/2.0 (+1)	1,590 (-9%)	2mo	$183,500	$115	60
520 Cumberland St	0.46mi	2/2.0	1,540 (-12%)	2mo	$122,000	$79	57
517 Linden St	0.51mi	3/2.0 (+1)	1,872 (+7%)	5mo	$87,000	$46	55
118 Karns Ave	0.75mi	3/1.5 (+1)	1,741 (-0%)	3mo	$152,000	$87	55
109 Karns Ave	0.73mi	3/2.5 (+1)	1,716 (-2%)	3mo	$175,000	$102	54
17 N Chase St	0.50mi	3/1.5 (+1)	1,964 (+13%)	0mo	$121,000	$62	48
501 Rose Hill Ave	0.69mi	3/1.5 (+1)	1,612 (-8%)	2mo	$159,900	$99	46

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: -10.3%
• Equity multiple: 0.61×
• Total profit: $-14,864
• Equity at exit: $20,129

10-year hold

• IRR: 4.9%
• Equity multiple: 1.44×
• Total profit: $16,739
• Equity at exit: $11,672

Cash invested: $37,800 (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: 9.4×

Monthly cashflow live

• Estimated rent: $1,194 high
• Mortgage (P&I): −$708
• Tax est. 1.5%: −$169 /mo · $2,025/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$251
• Net cashflow: $11

Break-even live

Break-even rent $1,181

Max offer price $135,000

Occupancy floor 94%

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	43d	1	0.17mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	43d	1	0.21mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	44d	1	0.40mi
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	43d	1	0.52mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	43d	1	1.09mi

Listing history 7 events

1. 2026-06-19
   days on market $135,000 Active 7 DOM
2. 2026-06-18
   days on market $135,000 Active 6 DOM
3. 2026-06-17
   days on market $135,000 Active 5 DOM
4. 2026-06-16
   days on market $135,000 Active 4 DOM
5. 2026-06-15
   days on market $135,000 Active 3 DOM
6. 2026-06-13
   remarks 601-char remark
7. 2026-06-13
   listed $135,000 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Taxation est. · year 1

• Rental income: $14,334
• − Mortgage interest: −$7,562
• − Property taxes: −$2,025
• − Insurance: −$675
• − Repairs & maintenance: −$1,147
• − Management: −$1,147
• − Depreciation: −$3,927
• Taxable loss: −$2,149
• Est. tax savings @ 24.0%: +$516
• After-tax cash flow: $644/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

+80.2% since first listed

11 events — show timeline

• 2026-06-12 Listed $135,000 BRIGHT MLS
• 2025-12-16 Listing Removed — BRIGHT MLS
• 2025-08-18 Listed $130,000 BRIGHT MLS
• 2022-11-02 Listing Removed — BRIGHT MLS
• 2022-11-02 Sold (MLS) $74,900 BRIGHT MLS
• 2022-09-24 Contingent — BRIGHT MLS
• 2022-09-17 Listed $74,900 BRIGHT MLS
• 2003-12-19 Delisted — MRIS
• 2003-11-22 Listed — MRIS
• 2002-07-02 Delisted — MRIS
• 2002-01-08 Listed — MRIS

Property tax history

-9.8%/yr

Latest (2024): $94 · -5.7% YoY. Source: county tax records.