7 Bellevue St · Cumberland, MD 21502

$98,500

2 bd · 1.0 ba · 862 sqft · SingleFamily public records · 12 Days on market

Built 1900 2,182 sqft lot

---

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 +23.9/30.0
• DSCR +7.7/10.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• 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

They don't get cheaper than this! Priced well below assessment (only a third of assessed value!). Could be 2 bedroom (pass thru), part enclosed porch, patio. Visit our website for more information. Don't wait, call today.

Key facts

• Short drive to i68
• 2,182 sq ft lot
• Built 1900

Tags

• LOW EXTERIOR LAWN MAINTENANCE
• SHORT DRIVE TO I68
• CLOSE TO UPMC HOSPITAL
• CLOSE TO ROCKY GAP STATE PARK
• CLOSE TO ROCKY GAP CASINO
• CLOSE TO ALLEGANY PASSAGE

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Electric power
• Home design: Detached structure; Architectural shingle roof; Slab foundation
• Construction: Aluminum siding; Above-grade and below-grade structures
• Exterior features: Property is in city limits; No tidal water nearby

Interior

• Kitchen: Stove; Refrigerator
• Bedrooms: 2 bedrooms on the upper level
• Flooring: Carpet; Laminate plank
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Baseboard electric heat; Electric cooling
• Interior features: Good condition; No basement
• Laundry & utility: Washer/dryer hookups only; Electric hot water

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $192 ($2k/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 $98k (0.1% below list).
• Recommended offer: $98k (0.1% below list) — sets the bar for 1% rule.
• Cap rate 8.6% vs local median 6.7% in Cumberland — meaningfully above typical; check what's discounted (condition, days-on-market, listing class) to confirm the premium yield is real.

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; 4 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 $681 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 $28k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• Only 12 days on market — expect competitive offers; lowballing is unlikely to land.
• 5 sale attempts since 19y 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 $9k; list at $98k implies a 971% 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: moderate flood risk; extreme-heat days projected 7→18/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,442

Questions for the listing agent

1. Built in 1900 — 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: 1.00% ✗
• Cap rate: 8.63%
• Cash-on-cash: 8.34%
• DSCR: 1.37
• GRM: 8.3

CMA / ARV

• ARV (on-the-fly): $56,030
• Comps found: 7

Show comp detail 7 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
617 Frederick St	0.36mi	3/1.0 (+1)	848 (-2%)	6mo	$55,000	$65	71
461 S Central Ave	0.31mi	2/1.0	864 (+0%)	21mo	$25,000	$29	68
518 Baltimore Ave	0.41mi	2/1.0	808 (-6%)	6mo	$55,000	$68	66
433 Columbia St	0.61mi	3/1.0 (+1)	861 (-0%)	5mo	$8,750	$10	62
12 Schiller Ter	0.28mi	2/1.0	784 (-9%)	21mo	$14,300	$18	54
537 Fort Ave	0.60mi	2/1.0	747 (-13%)	11mo	$129,000	$173	40
324 Reservoir Ave	0.71mi	3/1.0 (+1)	784 (-9%)	12mo	$124,900	$159	37

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: 1.3%
• Equity multiple: 1.05×
• Total profit: $1,409
• Equity at exit: $14,687

10-year hold

• IRR: 15.0%
• Equity multiple: 2.47×
• Total profit: $40,452
• Equity at exit: $8,516

Cash invested: $27,580 (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: 8.3×

Monthly cashflow live

• Estimated rent: $984 medium
• Mortgage (P&I): −$517
• Tax from tax record: −$28 /mo · $341/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$207
• Net cashflow: $192

Break-even live

Break-even rent $742

Max offer price $98,500

Occupancy floor 76%

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: $24,625
• Closing costs: $2,955
• Reserves months: —
• Total cash needed: —

Rent comps 4 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
418 N Mechanic St Unit 1B Cumberland, MD	2.0	1.0	1000	$1,195	$1.20	44d	1	0.63mi
424 N Mechanic St Unit 1 Cumberland, MD	1.0	1.0	600	$950	$1.58	44d	1	0.64mi
529 N Centre St Unit Rear Cumberland, MD	2.0	1.0	982	$850	$0.87	44d	1	0.74mi
623 Columbia Ave Unit C Cumberland, MD	1.0	1.0	600	$635	$1.06	44d	1	0.85mi

Listing history 10 events

1. 2026-06-19
   days on market $98,500 Active 12 DOM
2. 2026-06-18
   days on market $98,500 Active 11 DOM
3. 2026-06-17
   days on market $98,500 Active 10 DOM
4. 2026-06-16
   days on market $98,500 Active 9 DOM
5. 2026-06-15
   days on market $98,500 Active 8 DOM
6. 2026-06-14
   days on market $98,500 Active 6 DOM
7. 2026-06-12
   days on market $98,500 Active 5 DOM
8. 2026-06-09
   days on market $98,500 Active 2 DOM
9. 2026-06-07
   remarks 656-char remark
10. 2026-06-07
    listed $98,500 Active 1 DOM

ⓘ 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: $341 · $28/mo
• Projected year-2 tax: $707 · $59/mo
• Expected delta: +$367/yr (+$31/mo · 107.6%)

ⓘ 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) · 24% 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: $11,813
• − Mortgage interest: −$5,518
• − Property taxes: −$341
• − Insurance: −$492
• − Repairs & maintenance: −$945
• − Management: −$945
• − Depreciation: −$2,865
• Taxable income: $707
• Est. tax owed @ 24.0%: −$170
• After-tax cash flow: $2,131/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

+1307.1% since first listed

14 events — show timeline

• 2026-06-07 Listed $98,500 BRIGHT MLS
• 2022-05-21 Pending — BRIGHT MLS
• 2022-05-21 Listing Removed — BRIGHT MLS
• 2022-05-16 Relisted — BRIGHT MLS
• 2022-04-30 Contingent — BRIGHT MLS
• 2022-04-25 Listed $65,000 BRIGHT MLS
• 2008-05-14 Sold (MLS) $9,200 MRIS
• 2008-04-02 Delisted — MRIS
• 2008-03-27 Listed $9,900 MRIS
• 2007-11-27 Delisted — MRIS
• 2007-03-26 Listed — MRIS
• 2005-12-08 Sold (Public Records) $35,000 Public Records
• 1991-02-12 Sold (Public Records) $7,000 Public Records
• 1988-11-02 Sold (Public Records) $7,000 Public Records

Property tax history

+0.8%/yr

Latest (2025): $341 · +20.7% YoY. Source: county tax records.