1401 E Oldtown Rd · Cumberland, MD 21502

$125,000

3 bd · 1.0 ba · 1,094 sqft · SingleFamily public records · 23 Days on market

Built 1910 5,818 sqft lot Est $166k · 25% under

---

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 +22.8/30.0
• ARV discount +15.0/15.0
• DSCR +7.3/10.0
• Rent growth +5.0/5.0
• 1% rule +4.9/10.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Great starter home within walking distance of South Penn elementary, Washington middle, and Fort Hill high schools. Carport and fenced backyard. Why rent when you can own.

Key facts

• Carport
• Open kitchen
• Spacious living room

Tags

• SPACIOUS LIVING ROOM
• OPEN KITCHEN
• COVERED BACK PORCH
• NEWLY FENCED BACKYARD
• SIDE ACCESS TO BASEMENT
• CARPORT

Property features AI

Exterior

• Parking: Detached carport (1 space); Driveway parking (2 spaces); Total of 3 garage/parking spaces
• Utilities: Public water; Public sewer; Hot water: natural gas
• Home design: Detached structure; 1,094 finished above-grade area
• Construction: Block and stone construction; Architectural shingle roof; Permanent foundation; Below-grade area (unfinished) with 598 square feet
• Exterior features: Not in a federal flood zone

Interior

• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Forced air heating (natural gas); Cooling system (electric)
• Interior features: Basement with outside entrance

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $125k.

Deal economics

• At list price, monthly cash flow is $218 ($3k/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 $124k (1.0% below list).
• Recommended offer: $123k (1.5% below list) — sets the bar for market timing.
• Cap rate 8.4% 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; 3 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 $864 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 $35k cash investment doubles in ~9 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($123k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 23y 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 $73k; list at $125k implies a 71% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $123,125 (1.5% below list)

Questions for the listing agent

1. Built in 1910 — 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: 0.99% ✗
• Cap rate: 8.39%
• Cash-on-cash: 7.49%
• DSCR: 1.33
• GRM: 8.4

CMA / ARV

• ARV (on-the-fly): $166,288
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1816 E Oldtown Rd	0.44mi	3/1.0	1,089 (-0%)	10mo	$120,000	$110	71
1311 E First St	0.10mi	3/1.0	936 (-14%)	6mo	$119,000	$127	66
61 Maple St	0.29mi	3/1.5	972 (-11%)	3mo	$125,000	$129	64
615 Elwood St	0.49mi	2/1.0 (-1)	1,152 (+5%)	6mo	$75,000	$65	58
408 Prince George St	0.74mi	3/1.5	1,116 (+2%)	9mo	$170,000	$152	53
504 Prince George St	0.70mi	3/1.5	1,152 (+5%)	6mo	$252,600	$219	51
37 Somerville Ave	0.38mi	3/1.0	958 (-12%)	13mo	$151,000	$158	51
700 White Ave	0.43mi	2/2.0 (-1)	999 (-9%)	13mo	$225,000	$225	46
25 Moran Ave	0.43mi	3/1.5	1,239 (+13%)	12mo	$200,000	$161	46
816 Memorial Ave	0.52mi	2/1.0 (-1)	973 (-11%)	9mo	$160,000	$164	45
12005 Messick Rd SE	0.59mi	2/1.0 (-1)	1,015 (-7%)	13mo	$108,600	$107	45
700 Montgomery Ave	0.70mi	3/1.0	1,008 (-8%)	13mo	$120,000	$119	44

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: 0.1%
• Equity multiple: 1.00×
• Total profit: $147
• Equity at exit: $18,638

10-year hold

• IRR: 14.0%
• Equity multiple: 2.36×
• Total profit: $47,614
• Equity at exit: $10,808

Cash invested: $35,000 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,237 medium
• Mortgage (P&I): −$656
• Tax from tax record: −$51 /mo · $617/yr
• Insurance: −$52
• HOA: −$0
• Vacancy / Maint / Mgmt: −$260
• Net cashflow: $218

Break-even live

Break-even rent $961

Max offer price $125,000

Occupancy floor 77%

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: $31,250
• Closing costs: $3,750
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	44d	1	0.86mi
415 Grand Ave Cumberland, MD	3.0	1.0	1325	$1,250	$0.94	44d	1	0.91mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	44d	1	1.00mi

Listing history 33 events

1. 2026-06-19
   days on market $125,000 Active 23 DOM
2. 2026-06-18
   days on market $125,000 Active 22 DOM
3. 2026-06-17
   days on market $125,000 Active 21 DOM
4. 2026-06-16
   days on market $125,000 Active 20 DOM
5. 2026-06-15
   days on market $125,000 Active 19 DOM
6. 2026-06-14
   days on market $125,000 Active 17 DOM
7. 2026-06-12
   days on market $125,000 Active 16 DOM
8. 2026-06-09
   days on market $125,000 Active 13 DOM
9. 2026-06-08
   days on market $125,000 Active 12 DOM
10. 2026-06-07
    days on market $125,000 Active 11 DOM
11. 2026-06-02
    days on market $125,000 Active 6 DOM
12. 2026-06-01
    days on market $125,000 Active 5 DOM
13. 2026-05-31
    days on market $125,000 Active 4 DOM
14. 2026-05-30
    days on market $125,000 Active 3 DOM
15. 2026-05-27
    listed $125,000 Active
16. 2023-01-10
    soldstatus $73,000
17. 2022-11-28
    soldstatus $73,000 Closed 171-char remark

    Show marketing remark (171 chars)

    Great starter home within walking distance of South Penn elementary, Washington middle, and Fort Hill high schools. Carport and fenced backyard. Why rent when you can own.

18. 2022-10-14
    historical Active Under Contract 171-char remark

    Show marketing remark (171 chars)

    Great starter home within walking distance of South Penn elementary, Washington middle, and Fort Hill high schools. Carport and fenced backyard. Why rent when you can own.

19. 2022-09-27
    listed $79,900 Active 171-char remark

    Show marketing remark (171 chars)

    Great starter home within walking distance of South Penn elementary, Washington middle, and Fort Hill high schools. Carport and fenced backyard. Why rent when you can own.

20. 2021-01-06
    soldstatus $68,000
21. 2020-12-15
    soldstatus $68,000 Closed 169-char remark

    Show marketing remark (169 chars)

    LESS THAN RENT! Why Rent When You Can Buy! Move in Ready, 3 Bedroom Home, Fenced Yard, Off Street Parking, Central Air, Newer Windows, AC and Roof, Don't Miss This One.

22. 2020-12-04
    status Pending 169-char remark

    Show marketing remark (169 chars)

    LESS THAN RENT! Why Rent When You Can Buy! Move in Ready, 3 Bedroom Home, Fenced Yard, Off Street Parking, Central Air, Newer Windows, AC and Roof, Don't Miss This One.

23. 2020-10-11
    historical Active Under Contract 169-char remark

    Show marketing remark (169 chars)

    LESS THAN RENT! Why Rent When You Can Buy! Move in Ready, 3 Bedroom Home, Fenced Yard, Off Street Parking, Central Air, Newer Windows, AC and Roof, Don't Miss This One.

24. 2020-08-24
    price $70,500 169-char remark

    Show marketing remark (169 chars)

    LESS THAN RENT! Why Rent When You Can Buy! Move in Ready, 3 Bedroom Home, Fenced Yard, Off Street Parking, Central Air, Newer Windows, AC and Roof, Don't Miss This One.

25. 2020-07-14
    price $72,000 169-char remark

    Show marketing remark (169 chars)

    LESS THAN RENT! Why Rent When You Can Buy! Move in Ready, 3 Bedroom Home, Fenced Yard, Off Street Parking, Central Air, Newer Windows, AC and Roof, Don't Miss This One.

26. 2020-07-09
    price $74,900 169-char remark

    Show marketing remark (169 chars)

    LESS THAN RENT! Why Rent When You Can Buy! Move in Ready, 3 Bedroom Home, Fenced Yard, Off Street Parking, Central Air, Newer Windows, AC and Roof, Don't Miss This One.

27. 2020-04-23
    listed $76,500 Active 169-char remark

    Show marketing remark (169 chars)

    LESS THAN RENT! Why Rent When You Can Buy! Move in Ready, 3 Bedroom Home, Fenced Yard, Off Street Parking, Central Air, Newer Windows, AC and Roof, Don't Miss This One.

28. 2006-11-02
    soldstatus $75,000
29. 2003-10-24
    soldstatus $29,900
30. 2003-10-24
    soldstatus $29,900
31. 2003-10-16
    soldstatus $29,900
32. 2003-09-10
    historical
33. 2003-09-02
    listed $29,900

ⓘ 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: $617 · $51/mo
• Projected year-2 tax: $990 · $82/mo
• Expected delta: +$373/yr (+$31/mo · 60.3%)

ⓘ 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 4/10 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: $14,847
• − Mortgage interest: −$7,002
• − Property taxes: −$617
• − Insurance: −$625
• − Repairs & maintenance: −$1,188
• − Management: −$1,188
• − Depreciation: −$3,636
• Taxable income: $591
• Est. tax owed @ 24.0%: −$142
• After-tax cash flow: $2,479/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

+318.1% since first listed

19 events — show timeline

• 2026-05-27 Listed $125,000 BRIGHT MLS
• 2023-01-10 Sold (Public Records) $73,000 Public Records
• 2022-11-28 Sold (MLS) $73,000 BRIGHT MLS
• 2022-10-14 Contingent — BRIGHT MLS
• 2022-09-27 Listed $79,900 BRIGHT MLS
• 2021-01-06 Sold (Public Records) $68,000 Public Records
• 2020-12-15 Sold (MLS) $68,000 BRIGHT MLS
• 2020-12-04 Pending — BRIGHT MLS
• 2020-10-11 Contingent — BRIGHT MLS
• 2020-08-24 Price Changed $70,500 BRIGHT MLS
• 2020-07-14 Price Changed $72,000 BRIGHT MLS
• 2020-07-09 Price Changed $74,900 BRIGHT MLS
• 2020-04-23 Listed $76,500 BRIGHT MLS
• 2006-11-02 Sold (Public Records) $75,000 Public Records
• 2003-10-24 Sold (Public Records) $29,900 Public Records
• 2003-10-24 Sold (Public Records) $29,900 Public Records
• 2003-10-16 Sold (MLS) $29,900 MRIS
• 2003-09-10 Delisted — MRIS
• 2003-09-02 Listed $29,900 MRIS

Property tax history

+1.3%/yr

Latest (2025): $617 · +1.8% YoY. Source: county tax records.