716 Yale St · Cumberland, MD 21502

$95,000

3 bd · 1.0 ba · 1,305 sqft · SingleFamily public records · 11 Days on market

Built 1935 5,500 sqft lot $73/sqft · 28% below area Est $132k · 28% 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
• DSCR +10.0/10.0
• 1% rule +8.0/10.0
• 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

move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

Key facts

• 5,500 sq ft lot
• Garage
• Built 1935

Property features AI

Exterior

• Parking: Detached front-entry garage (1 garage space); Two off-street spaces; On-street parking available; Three total garage/parking spaces
• Utilities: Public water; Public sewer; Electric cooling fuel; Natural gas for heating and hot water
• Home design: Detached structure; Metal roof
• Construction: Asbestos construction materials; Block foundation; Built in good condition
• Exterior features: Porch(es); Awnings; Outbuilding(s); Sidewalks; Rear yard; Sloping lot; Rear fencing

Interior

• Kitchen: Gas range; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Bathrooms: One full bathroom
• Heating & cooling: Radiator heating; Hot water baseboard heating; Natural gas heating and hot water; Ceiling fans for cooling (electric)
• Interior features: Open and traditional floor plan with a formal dining room; Galley kitchen; Attic; Ceiling fans; Paneled walls
• Laundry & utility: Laundry in the basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $95k.

Deal economics

• At list price, monthly cash flow is $395 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $95k).
• Cap rate 11.3% 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; 7 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 $657 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 ~6 years — after that, you're playing with house money.

Negotiation context

• Only 11 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 13y 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 $48k; list at $95k implies a 96% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $95,000

Questions for the listing agent

1. Built in 1935 — 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: 1.30% ✓
• Cap rate: 11.28%
• Cash-on-cash: 17.80%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (median comp): $131,722
• List price: $95,000
• Delta: -27.88%
• 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
468 Baltimore Ave	0.29mi	3/1.0	1,300 (-0%)	5mo	$30,000	$23	81
802 Bedford St	0.30mi	3/1.0	1,378 (+6%)	11mo	$40,000	$29	67
506 Linden St	0.44mi	3/1.0	1,440 (+10%)	1mo	$87,500	$61	61
533 Fort Ave	0.62mi	3/1.0	1,368 (+5%)	4mo	$120,000	$88	60
406 Davidson St	0.37mi	3/2.0	1,452 (+11%)	4mo	$165,000	$114	57
348 Baltimore Ave	0.45mi	2/1.0 (-1)	1,440 (+10%)	5mo	$29,000	$20	53
439 Pine Ave	0.64mi	4/1.0 (+1)	1,280 (-2%)	13mo	$116,500	$91	51
704 Frederick St	0.23mi	4/2.0 (+1)	1,458 (+12%)	13mo	$125,000	$86	50
313 Independence St	0.69mi	2/1.0 (-1)	1,193 (-9%)	2mo	$20,000	$17	47
526 Fort Ave	0.61mi	3/2.0	1,225 (-6%)	13mo	$130,000	$106	47
422 Pine Ave	0.66mi	3/1.0	1,150 (-12%)	11mo	$82,000	$71	40
415 Independence St	0.69mi	2/1.5 (-1)	1,144 (-12%)	2mo	$49,000	$43	38

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: 14.4%
• Equity multiple: 1.61×
• Total profit: $16,214
• Equity at exit: $14,165

10-year hold

• IRR: 26.5%
• Equity multiple: 3.86×
• Total profit: $75,982
• Equity at exit: $8,214

Cash invested: $26,600 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$498
• Tax from tax record: −$41 /mo · $489/yr
• Insurance: −$40
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $395

Break-even live

Break-even rent $732

Max offer price $95,000

Occupancy floor 63%

Sensitivity live

Price	-10% $448	-5% $421	+0% $395	+5% $368	+10% $341
Rent	-10% $297	-5% $346	+0% $395	+5% $443	+10% $492
Rate	-1.0pp $442	-0.5pp $419	base $395	+0.5pp $370	+1.0pp $345

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: $23,750
• Closing costs: $2,850
• Reserves months: —
• Total cash needed: —

Rent comps 7 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	44d	1	0.40mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	45d	1	0.61mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	44d	1	0.81mi
418 N Mechanic St Unit 1B Cumberland, MD	2.0	1.0	1000	$1,195	$1.20	44d	1	0.95mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	44d	1	0.95mi
529 N Centre St Unit Rear Cumberland, MD	2.0	1.0	982	$850	$0.87	44d	1	1.00mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	44d	1	1.02mi

Listing history 15 events

1. 2026-05-09
   listed $95,000 Active 1897-char remark
2. 2026-05-06
   historical $95,000 1897-char remark
3. 2026-04-08
   historical
4. 2026-03-06
   historical Active Under Contract
5. 2026-03-02
   listed $85,000 Active
6. 2014-01-03
   historical

   Show marketing remark (93 chars)

   move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

7. 2014-01-02
   soldstatus $48,500
8. 2013-12-23
   soldstatus $48,500 Sold

   Show marketing remark (93 chars)

   move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

9. 2013-12-23
   soldstatus $48,500

   Show marketing remark (93 chars)

   move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

10. 2013-11-20
    status Contract

    Show marketing remark (93 chars)

    move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

11. 2013-11-20
    historical

    Show marketing remark (93 chars)

    move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

12. 2013-09-11
    price $48,500

    Show marketing remark (93 chars)

    move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

13. 2013-08-08
    price $55,000

    Show marketing remark (93 chars)

    move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

14. 2013-07-11
    listed $64,000 Active

    Show marketing remark (93 chars)

    move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

15. 2013-07-11
    listed $48,500

    Show marketing remark (93 chars)

    move in ready. fenced backyard, garage, should pass all financing. easy to show. call office.

ⓘ 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: $489 · $41/mo
• Projected year-2 tax: $762 · $64/mo
• Expected delta: +$273/yr (+$23/mo · 55.9%)

ⓘ 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: $14,780
• − Mortgage interest: −$5,321
• − Property taxes: −$489
• − Insurance: −$475
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$2,764
• Taxable income: $3,367
• Est. tax owed @ 24.0%: −$808
• After-tax cash flow: $3,926/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

+95.9% since first listed

16 events — show timeline

• 2026-05-19 Pending — BRIGHT MLS
• 2026-05-09 Listed $95,000 BRIGHT MLS
• 2026-05-06 Coming Soon $95,000 BRIGHT MLS
• 2026-04-08 Listing Removed — BRIGHT MLS
• 2026-03-06 Contingent — BRIGHT MLS
• 2026-03-02 Listed $85,000 BRIGHT MLS
• 2014-01-03 Delisted — MRIS
• 2014-01-02 Sold (Public Records) $48,500 Public Records
• 2013-12-23 Sold (MLS) $48,500 BRIGHT MLS
• 2013-12-23 Sold (MLS) $48,500 MRIS
• 2013-11-20 Pending — MRIS
• 2013-11-20 Listing Removed — BRIGHT MLS
• 2013-09-11 Price Changed $48,500 MRIS
• 2013-08-08 Price Changed $55,000 MRIS
• 2013-07-11 Listed $64,000 MRIS
• 2013-07-11 Listed $48,500 BRIGHT MLS

Property tax history

+0.1%/yr

Latest (2025): $489 · +2.5% YoY. Source: county tax records.