14526 Mcmullen Hwy SW · Cresaptown, MD 21502

$119,900

3 bd · 1.5 ba · 1,560 sqft · MultiFamily public records · 344 Days on market

Built 1936 Fair condition 6,850 sqft lot $77/sqft · 47% below area Est $135k · 11% under ↓ 8% since listing

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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 +12.7/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Rent growth +5.0/5.0
• Livability +2.8/5.0
• Condition / age +2.2/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 1 unit. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Are you searching for an incredible home that has a great level yard with lots of room for outdoor fun? Well that's only the beginning. .. This property is right in the middle of everything! Close to lots of amenities! An open floor plan on the first floor will only make you want it more! Upstairs you will find 3 bedrooms and a bath that is just waiting to become your new home! Come see today, at this price, its going to fly off the shelf! 24 hr notice for tenant with dog is a must please. Thank you! BTW Pool belongs to the tenants!

Key facts

• Open floor plan
• Level yard
• Close to amenities

Tags

• LEVEL YARD
• OPEN FLOOR PLAN
• CLOSE TO AMENITIES

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath multifamily listed at $120k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $1k ($16k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $120k).
• Recommended offer: $106k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 56/100 on livability (#411 in MD) — a working-class tenant base; expect higher turnover. Strengths: cost of living A+, housing B+; Watch: employment C-, schools F, crime 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; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).
• At $2,688/mo this rent would consume 53% of the median local household income ($61k/yr) (locally 824% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $829 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.
• At projected returns (-3.0% appreciation + 8.0% rent growth), your $34k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 344 days — a 12% lower offer ($106k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1936 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $105,512 (12.0% below list)

Questions for the listing agent

1. It's been on market 344 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1936 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.24% ✓
• Cap rate: 19.91%
• Cash-on-cash: 48.65%
• DSCR: 3.16
• GRM: 3.7

CMA / ARV

• ARV (median comp): $135,428
• List price: $119,900
• Delta: -11.47%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

-3.0% appreciation · 8.0% rent growth · sell at horizon

5-year hold

• IRR: 51.6%
• Equity multiple: 3.43×
• Total profit: $81,456
• Equity at exit: $17,877

10-year hold

• IRR: 58.9%
• Equity multiple: 8.36×
• Total profit: $247,198
• Equity at exit: $10,367

Cash invested: $33,572 (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: 10.6×

Monthly cashflow live

• Estimated rent: $2,688 medium
• Mortgage (P&I): −$629
• Tax from tax record: −$84 /mo · $1,006/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$564
• Net cashflow: $1,361

Break-even live

Break-even rent $965

Max offer price $119,900

Occupancy floor 44%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
1× unit	2	1	$946
▸ 2× units	1	0.5	$1,742
Total (3 units)			$2,688

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: $29,975
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Listing history 16 events

1. 2026-06-19
   days on market $119,900 Active 344 DOM
2. 2026-06-18
   days on market $119,900 Active 343 DOM
3. 2026-06-17
   days on market $119,900 Active 342 DOM
4. 2026-06-16
   days on market $119,900 Active 341 DOM
5. 2026-06-15
   days on market $119,900 Active 340 DOM
6. 2026-06-14
   days on market $119,900 Active 338 DOM
7. 2026-06-12
   days on market $119,900 Active 337 DOM
8. 2026-06-09
   days on market $119,900 Active 334 DOM
9. 2026-06-08
   days on market $119,900 Active 333 DOM
10. 2026-06-07
    days on market $119,900 Active 332 DOM
11. 2026-06-02
    days on market $119,900 Active 327 DOM
12. 2026-06-01
    days on market $119,900 Active 326 DOM
13. 2026-05-31
    days on market $119,900 Active 325 DOM
14. 2026-05-30
    days on market $119,900 Active 324 DOM
15. 2025-09-25
    price $119,900 540-char remark

    Show marketing remark (540 chars)

    Are you searching for an incredible home that has a great level yard with lots of room for outdoor fun? Well that's only the beginning. .. This property is right in the middle of everything! Close to lots of amenities! An open floor plan on the first floor will only make you want it more! Upstairs you will find 3 bedrooms and a bath that is just waiting to become your new home! Come see today, at this price, its going to fly off the shelf! 24 hr notice for tenant with dog is a must please. Thank you! BTW Pool belongs to the tenants!

16. 2025-07-10
    listed $129,900 Active 540-char remark

    Show marketing remark (540 chars)

    Are you searching for an incredible home that has a great level yard with lots of room for outdoor fun? Well that's only the beginning. .. This property is right in the middle of everything! Close to lots of amenities! An open floor plan on the first floor will only make you want it more! Upstairs you will find 3 bedrooms and a bath that is just waiting to become your new home! Come see today, at this price, its going to fly off the shelf! 24 hr notice for tenant with dog is a must please. Thank you! BTW Pool belongs to the tenants!

ⓘ 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: $1,006 · $84/mo
• Projected year-2 tax: $1,157 · $96/mo
• Expected delta: +$150/yr (+$13/mo · 14.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $32,256
• − Mortgage interest: −$6,716
• − Property taxes: −$1,006
• − Insurance: −$600
• − Repairs & maintenance: −$2,580
• − Management: −$2,580
• − Depreciation: −$3,488
• Taxable income: $15,285
• Est. tax owed @ 24.0%: −$3,668
• After-tax cash flow: $12,663/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.

Condition & rehab AI · 13 photos

Fair 45/100 Moderate rehab

This property requires significant repairs and maintenance, particularly to the roof and exterior. Upgrading the roof and exterior would significantly increase its value for both resale and rental.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible wear and tear.
• Moderate exterior siding — The exterior siding appears to be in fair condition, with some discoloration and wear.
• Minor flooring — The flooring in the interior appears to be in average condition, with some wear and tear visible.
• Minor interior walls/paint — The interior walls and paint appear to be in average condition, with some discoloration and wear.
• Minor bathrooms — The bathrooms appear to be in fair condition, with some wear and tear visible.
• Minor HVAC and mechanical systems — The HVAC and mechanical systems appear to be in fair condition, with some wear and tear visible.

Value-add opportunities

• Both roof replacement — A new roof would significantly improve the home's appearance and increase its value for both resale and rental.
• Both exterior painting and landscaping — Updating the exterior appearance and landscaping would improve the home's curb appeal and increase its value for both resale and rental.
• Both HVAC and mechanical systems upgrade — Upgrading the HVAC and mechanical systems would improve the home's comfort and energy efficiency, increasing its value for both resale and rental.

Renovation cost estimate screening

Repair item	Severity	Est. cost
roof · The roof appears to be in poor condition, with visible wear and tear.	Major	$15,000–50,000
exterior siding · The exterior siding appears to be in fair condition, with some discoloration and wear.	Moderate	$3,000–15,000
flooring · The flooring in the interior appears to be in average condition, with some wear and tear visible.	Minor	$500–3,000
interior walls/paint · The interior walls and paint appear to be in average condition, with some discoloration and wear.	Minor	$500–3,000
bathrooms · The bathrooms appear to be in fair condition, with some wear and tear visible.	Minor	$500–3,000
HVAC and mechanical systems · The HVAC and mechanical systems appear to be in fair condition, with some wear and tear visible.	Minor	$500–3,000
Total estimated repair cost · 6 items		$20,000–77,000

Value-add ROI direction

• Both roof replacement — A new roof would significantly improve the home's appearance and increase its value for both resale and rental. ↑
• Both exterior painting and landscaping — Updating the exterior appearance and landscaping would improve the home's curb appeal and increase its value for both resale and rental. ↑
• Both HVAC and mechanical systems upgrade — Upgrading the HVAC and mechanical systems would improve the home's comfort and energy efficiency, increasing its value for both resale and rental. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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 — Cresaptown

• Score: 56/100
• State rank: #411
• US rank: #22931

Category grades

Amenities F Commute F Cost of living A+ Crime F Employment C- Housing B+ Health & safety D- User ratings F

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Cresaptown, MD
• County: Allegany County · 41,015 people
• 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

-7.7% since first listed

2 events — show timeline

• 2025-09-25 Price Changed $119,900 BRIGHT MLS
• 2025-07-10 Listed $129,900 BRIGHT MLS

Property tax history

-10.2%/yr

Latest (2025): $1,006 · -10.2% YoY. Source: county tax records.