14 Virginia Ave · Cumberland, MD 21502

$98,000

5 bd · 2.0 ba · 2,496 sqft · SingleFamily public records · 445 Days on market

Built 1920 3,600 sqft lot $39/sqft · 32% below area Est $145k · 32% under

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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
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

Step into the timeless charm of this beautifully remodeled Victorian home, offering five to six bedrooms and two bathrooms. The inviting wraparound porch sets the stage for a warm and welcoming entrance, perfect for enjoying morning coffee or relaxing in the evening. Inside, classic architectural details shine, including stunning pocket doors, intricate woodwork, and high ceilings that enhance the home’s spacious feel. New metal roof installed 2025 and the heating system installed in 2026! The generously sized bedrooms provide flexibility for families, guests, or home offices. Both bathrooms have been tastefully updated, blending modern convenience with vintage appeal. The extra-large attic offers endless possibilities, whether for storage, a creative workspace, or future expansion. Outside, the fenced-in yard provides privacy and space for outdoor entertaining, gardening, or pets to roam. This home is a rare gem that beautifully balances historic elegance with modern updates. Don’t miss your chance to own a piece of history.

Key facts

• Pocket doors
• Intricate woodwork
• Wraparound porch

Tags

• WRAPAROUND PORCH
• POCKET DOORS
• INTRICATE WOODWORK
• HIGH CEILINGS
• FENCED-IN YARD
• EXTRA-LARGE ATTIC

What this means for you Summary

Snapshot

• This is a 5-bed/2.0-bath single-family listed at $98k.

Deal economics

• At list price, monthly cash flow is $591 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $98k).
• Recommended offer: $86k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 1 comparable units currently listed for rent nearby; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).
• This rent runs 31% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $678 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 $27k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 445 days — a 12% lower offer ($86k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 5y ago; this cycle's ask has dropped $32k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $30k; list at $98k implies a 227% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — 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 $86,240 (12.0% below list)

Questions for the listing agent

1. It's been on market 445 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 1920 — 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: 1.61% ✓
• Cap rate: 13.52%
• Cash-on-cash: 25.82%
• DSCR: 2.15
• GRM: 5.2

CMA / ARV

• ARV (median comp): $144,871
• List price: $98,000
• Delta: -32.35%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 5 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
411-413 S Cedar St	0.37mi	6/2.0 (+1)	2,560 (+3%)	10mo	$98,000	$38	65
640 Hill Top Dr	0.36mi	4/2.0 (-1)	2,262 (-9%)	12mo	$215,000	$95	52
613 Louisiana Ave	0.47mi	4/2.5 (-1)	2,828 (+13%)	2mo	$190,000	$67	48
2 Broadway Cir	0.67mi	4/3.5 (-1)	2,400 (-4%)	11mo	$239,900	$100	42
291 Main St	0.66mi	4/3.0 (-1)	2,138 (-14%)	11mo	$150,000	$70	27

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: 25.0%
• Equity multiple: 2.10×
• Total profit: $30,104
• Equity at exit: $14,612

10-year hold

• IRR: 35.7%
• Equity multiple: 5.11×
• Total profit: $112,751
• Equity at exit: $8,473

Cash invested: $27,440 (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: 5.2×

Monthly cashflow live

• Estimated rent: $1,582 medium
• Mortgage (P&I): −$514
• Tax from tax record: −$105 /mo · $1,256/yr
• Insurance: −$41
• HOA: −$0
• Vacancy / Maint / Mgmt: −$332
• Net cashflow: $591

Break-even live

Break-even rent $835

Max offer price $98,000

Occupancy floor 58%

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: $24,500
• Closing costs: $2,940
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Hill Top Dr Cumberland, MD	5.0	1.5	2300	$1,495	$0.65	43d	1	0.42mi

Listing history 27 events

1. 2026-06-19
   days on market $98,000 Active 445 DOM
2. 2026-06-18
   days on market $98,000 Active 444 DOM
3. 2026-06-17
   days on market $98,000 Active 443 DOM
4. 2026-06-16
   days on market $98,000 Active 442 DOM
5. 2026-06-15
   days on market $98,000 Active 441 DOM
6. 2026-06-14
   days on market $98,000 Active 439 DOM
7. 2026-06-12
   days on market $98,000 Active 438 DOM
8. 2026-06-09
   days on market $98,000 Active 435 DOM
9. 2026-06-08
   days on market $98,000 Active 434 DOM
10. 2026-06-07
    days on market $98,000 Active 433 DOM
11. 2026-06-02
    days on market $98,000 Active 428 DOM
12. 2026-06-01
    days on market $98,000 Active 427 DOM
13. 2026-05-31
    days on market $98,000 Active 426 DOM
14. 2026-05-30
    days on market $98,000 Active 425 DOM
15. 2026-05-13
    price $98,000 1053-char remark

    Show marketing remark (1053 chars)

    Step into the timeless charm of this beautifully remodeled Victorian home, offering five to six bedrooms and two bathrooms. The inviting wraparound porch sets the stage for a warm and welcoming entrance, perfect for enjoying morning coffee or relaxing in the evening. Inside, classic architectural details shine, including stunning pocket doors, intricate woodwork, and high ceilings that enhance the home’s spacious feel. New metal roof installed 2025 and the heating system installed in 2026! The generously sized bedrooms provide flexibility for families, guests, or home offices. Both bathrooms have been tastefully updated, blending modern convenience with vintage appeal. The extra-large attic offers endless possibilities, whether for storage, a creative workspace, or future expansion. Outside, the fenced-in yard provides privacy and space for outdoor entertaining, gardening, or pets to roam. This home is a rare gem that beautifully balances historic elegance with modern updates. Don’t miss your chance to own a piece of history.

16. 2026-04-22
    price $110,000 1053-char remark

    Show marketing remark (1053 chars)

    Step into the timeless charm of this beautifully remodeled Victorian home, offering five to six bedrooms and two bathrooms. The inviting wraparound porch sets the stage for a warm and welcoming entrance, perfect for enjoying morning coffee or relaxing in the evening. Inside, classic architectural details shine, including stunning pocket doors, intricate woodwork, and high ceilings that enhance the home’s spacious feel. New metal roof installed 2025 and the heating system installed in 2026! The generously sized bedrooms provide flexibility for families, guests, or home offices. Both bathrooms have been tastefully updated, blending modern convenience with vintage appeal. The extra-large attic offers endless possibilities, whether for storage, a creative workspace, or future expansion. Outside, the fenced-in yard provides privacy and space for outdoor entertaining, gardening, or pets to roam. This home is a rare gem that beautifully balances historic elegance with modern updates. Don’t miss your chance to own a piece of history.

17. 2025-03-31
    listed $130,000 Active 1053-char remark

    Show marketing remark (1053 chars)

    Step into the timeless charm of this beautifully remodeled Victorian home, offering five to six bedrooms and two bathrooms. The inviting wraparound porch sets the stage for a warm and welcoming entrance, perfect for enjoying morning coffee or relaxing in the evening. Inside, classic architectural details shine, including stunning pocket doors, intricate woodwork, and high ceilings that enhance the home’s spacious feel. New metal roof installed 2025 and the heating system installed in 2026! The generously sized bedrooms provide flexibility for families, guests, or home offices. Both bathrooms have been tastefully updated, blending modern convenience with vintage appeal. The extra-large attic offers endless possibilities, whether for storage, a creative workspace, or future expansion. Outside, the fenced-in yard provides privacy and space for outdoor entertaining, gardening, or pets to roam. This home is a rare gem that beautifully balances historic elegance with modern updates. Don’t miss your chance to own a piece of history.

18. 2024-11-28
    historical
19. 2024-09-13
    price $139,999
20. 2024-07-19
    price $149,999
21. 2024-07-03
    price $160,000
22. 2024-05-29
    listed $180,000 Active
23. 2021-03-19
    soldstatus $30,000 Closed
24. 2021-02-20
    status Pending
25. 2021-02-12
    price $35,000
26. 2021-01-29
    listed $42,000 Active
27. 1995-04-25
    soldstatus $51,000

ⓘ 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: $1,256 · $105/mo
• Projected year-2 tax: $1,256 · $105/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 ≥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: $18,986
• − Mortgage interest: −$5,490
• − Property taxes: −$1,256
• − Insurance: −$490
• − Repairs & maintenance: −$1,519
• − Management: −$1,519
• − Depreciation: −$2,851
• Taxable income: $5,862
• Est. tax owed @ 24.0%: −$1,407
• After-tax cash flow: $5,679/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

+92.2% since first listed

13 events — show timeline

• 2026-05-13 Price Changed $98,000 BRIGHT MLS
• 2026-04-22 Price Changed $110,000 BRIGHT MLS
• 2025-03-31 Listed $130,000 BRIGHT MLS
• 2024-11-28 Listing Removed — BRIGHT MLS
• 2024-09-13 Price Changed $139,999 BRIGHT MLS
• 2024-07-19 Price Changed $149,999 BRIGHT MLS
• 2024-07-03 Price Changed $160,000 BRIGHT MLS
• 2024-05-29 Listed $180,000 BRIGHT MLS
• 2021-03-19 Sold (MLS) $30,000 BRIGHT MLS
• 2021-02-20 Pending — BRIGHT MLS
• 2021-02-12 Price Changed $35,000 BRIGHT MLS
• 2021-01-29 Listed $42,000 BRIGHT MLS
• 1995-04-25 Sold (Public Records) $51,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,256 · +14.9% YoY. Source: county tax records.