411 Pulaski St · Cumberland, MD 21502

$30,000

3 bd · 2.0 ba · 1,900 sqft · SingleFamily public records · 45 Days on market

Built 1914 5,000 sqft lot $16/sqft · 62% below area ↓ 44% since listing

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Why this score? — see what drove the D+ 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 +15.0/30.0
• ARV discount +7.5/15.0
• 1% rule +5.0/10.0
• DSCR +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

ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/11/2026 @ 10:00 AM. Bidding ends 5/13/2026 @ 12:00 PM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story Detached home located in Allegany County County. JUST MINUTES to Wills Mountain State Park. Easy access to major traffic artery N Front St. Property is vacant.

Key facts

• 5,000 sq ft lot
• Built 1914
• Listed 45 days

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $30k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 36.7% 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; 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 $207 of loan paydown is wiped out by about $900 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 ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.
• 12 sale attempts since 30y 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.

Risks & watch-outs

• Watch-outs: property tax is 3.3% of price; built in 1914 — 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 $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1914 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 4.28% ✓
• Cap rate: 36.74%
• Cash-on-cash: 108.74%
• DSCR: 5.84
• GRM: 1.9

CMA / ARV

• ARV (median comp): $79,157
• List price: $30,000
• Delta: -62.10%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411 Pulaski St	0.00mi	3/2.0	1,900 (0%)	0mo	$66,000	$35	100
707 Columbia Ave	0.23mi	3/2.5	1,890 (-0%)	6mo	$170,000	$90	81
517 Linden St	0.52mi	3/2.0	1,872 (-2%)	5mo	$87,000	$46	69
418 Columbia St	0.20mi	2/1.0 (-1)	1,804 (-5%)	6mo	$45,000	$25	68
1106 Holland St	0.46mi	3/2.0	1,770 (-7%)	1mo	$166,000	$94	66
806 Trost Ave	0.49mi	3/2.0	1,758 (-8%)	1mo	$220,000	$125	64
17 N Chase St	0.64mi	3/1.5	1,964 (+3%)	0mo	$121,000	$62	62
121 Independence St	0.44mi	2/1.0 (-1)	1,794 (-6%)	3mo	$45,000	$25	59
147 Polk St	0.54mi	4/2.0 (+1)	2,024 (+6%)	2mo	$55,000	$27	58
308 Cumberland St	0.54mi	3/1.5	1,684 (-11%)	2mo	$265,000	$157	52
340 Davidson St	0.60mi	4/2.0 (+1)	1,728 (-9%)	4mo	$169,900	$98	48
230 Bedford St	0.51mi	4/2.0 (+1)	2,176 (+14%)	0mo	$35,000	$16	47

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: —
• Equity multiple: 7.01×
• Total profit: $50,445
• Equity at exit: $4,473

10-year hold

• IRR: —
• Equity multiple: 17.36×
• Total profit: $137,401
• Equity at exit: $2,594

Cash invested: $8,400 (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: 1.9×

Monthly cashflow live

• Estimated rent: $1,283 high
• Mortgage (P&I): −$157
• Tax from tax record: −$83 /mo · $991/yr
• Insurance: −$12
• HOA: −$0
• Vacancy / Maint / Mgmt: −$269
• Net cashflow: $761

Break-even live

Break-even rent $319

Max offer price $30,000

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: $7,500
• Closing costs: $900
• 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	0.05mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	43d	1	0.34mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	44d	1	0.43mi
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	43d	1	0.48mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	43d	1	1.17mi

Listing history 37 events

1. 2026-05-14
   status Pending 389-char remark

   Show marketing remark (389 chars)

   ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/11/2026 @ 10:00 AM. Bidding ends 5/13/2026 @ 12:00 PM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story Detached home located in Allegany County County. JUST MINUTES to Wills Mountain State Park. Easy access to major traffic artery N Front St. Property is vacant.

2. 2026-03-30
   listed $30,000 Active 389-char remark

   Show marketing remark (389 chars)

   ONLINE AUCTION: This auction takes place on the Ashland Auction Group Website Bidding Platform. Bidding begins 5/11/2026 @ 10:00 AM. Bidding ends 5/13/2026 @ 12:00 PM. List Price is Suggested Opening Bid. Deposit: $5,000. 2 Story Detached home located in Allegany County County. JUST MINUTES to Wills Mountain State Park. Easy access to major traffic artery N Front St. Property is vacant.

3. 2026-03-20
   historical
4. 2026-02-20
   price $90,000
5. 2026-02-01
   price $125,000
6. 2025-09-10
   listed $150,000 Active
7. 2014-09-16
   soldstatus $98,000
8. 2014-09-01
   historical
9. 2014-08-29
   soldstatus $98,000 Sold
10. 2014-08-29
    soldstatus $98,000
11. 2014-07-31
    status Contract
12. 2014-07-27
    historical
13. 2014-07-01
    price $99,900
14. 2014-05-16
    status Active
15. 2014-05-16
    price $109,900
16. 2014-05-16
    status Contract
17. 2014-05-16
    status Active
18. 2014-05-16
    status Contract
19. 2014-03-15
    price $119,900 Active
20. 2014-03-15
    status Active
21. 2014-03-01
    historical Expired
22. 2013-08-26
    listed $129,900 Active
23. 2013-08-25
    listed $99,900
24. 2013-08-12
    historical
25. 2013-08-12
    historical
26. 2013-07-02
    price
27. 2013-03-01
    listed Active
28. 2013-03-01
    listed $119,900
29. 2002-04-01
    soldstatus $62,000
30. 2000-09-22
    historical
31. 2000-06-12
    listed
32. 2000-02-13
    historical
33. 1999-08-09
    listed
34. 1996-10-31
    soldstatus $60,000
35. 1996-10-25
    soldstatus $60,000
36. 1996-07-19
    listed $67,500
37. 1992-04-15
    soldstatus $54,000

ⓘ 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: $991 · $83/mo
• Projected year-2 tax: $991 · $83/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 3/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥102°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: $15,396
• − Mortgage interest: −$1,680
• − Property taxes: −$991
• − Insurance: −$150
• − Repairs & maintenance: −$1,232
• − Management: −$1,232
• − Depreciation: −$873
• Taxable income: $9,238
• Est. tax owed @ 24.0%: −$2,217
• After-tax cash flow: $6,917/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

-44.4% since first listed

37 events — show timeline

• 2026-05-14 Pending — BRIGHT MLS
• 2026-03-30 Listed $30,000 BRIGHT MLS
• 2026-03-20 Listing Removed — BRIGHT MLS
• 2026-02-20 Price Changed $90,000 BRIGHT MLS
• 2026-02-01 Price Changed $125,000 BRIGHT MLS
• 2025-09-10 Listed $150,000 BRIGHT MLS
• 2014-09-16 Sold (Public Records) $98,000 Public Records
• 2014-09-01 Delisted — MRIS
• 2014-08-29 Sold (MLS) $98,000 BRIGHT MLS
• 2014-08-29 Sold (MLS) $98,000 MRIS
• 2014-07-31 Pending — MRIS
• 2014-07-27 Listing Removed — BRIGHT MLS
• 2014-07-01 Price Changed $99,900 MRIS
• 2014-05-16 Pending — MRIS
• 2014-05-16 Relisted — MRIS
• 2014-05-16 Pending — MRIS
• 2014-05-16 Price Changed $109,900 MRIS
• 2014-05-16 Relisted — MRIS
• 2014-03-15 Relisted — MRIS
• 2014-03-15 Price Changed $119,900 MRIS
• 2014-03-01 Delisted — MRIS
• 2013-08-26 Listed $129,900 MRIS
• 2013-08-25 Listed $99,900 BRIGHT MLS
• 2013-08-12 Delisted — MRIS
• 2013-08-12 Listing Removed — BRIGHT MLS
• 2013-07-02 Price Changed — MRIS
• 2013-03-01 Listed — MRIS
• 2013-03-01 Listed $119,900 BRIGHT MLS
• 2002-04-01 Sold (Public Records) $62,000 Public Records
• 2000-09-22 Delisted — MRIS
• 2000-06-12 Listed — MRIS
• 2000-02-13 Delisted — MRIS
• 1999-08-09 Listed — MRIS
• 1996-10-31 Sold (Public Records) $60,000 Public Records
• 1996-10-25 Sold (MLS) $60,000 MRIS
• 1996-07-19 Listed $67,500 MRIS
• 1992-04-15 Sold (Public Records) $54,000 Public Records

Property tax history

+1.0%/yr

Latest (2025): $991 · +2.5% YoY. Source: county tax records.