709 Haddon Ave · Cumberland, MD 21502

$119,000

4 bd · 1.5 ba · 1,008 sqft · SingleFamily public records · 39 Days on market

Built 1963 6,500 sqft lot $118/sqft · 6% below area Est $127k · 6% under ↓ 24% since listing

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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 +25.0/30.0
• ARV discount +10.3/15.0
• DSCR +8.1/10.0
• 1% rule +6.0/10.0
• 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

Welcome to this spacious rancher with an additional floor upstairs. This home had 4 bedrooms and 2.5 bathrooms, and an attached garage that can accommodate one car. The backyard is fully fenced, providing a private and secure outdoor space for your family. The finished basement offers an additional living area that you can use for entertainment, relaxation, or work. The living room is bathed in natural light, creating a warm and welcoming atmosphere. The kitchen is fully equipped with modern appliances and ample cabinet space, perfect for those who love to cook and entertain. The dining room is adjacent to the kitchen, making it easy to serve meals to your family and guests. This house is in walking distance to excellent schools, including Fort Hill High School and Washington Middle School. Don't miss the opportunity to make this house your home. Contact us today to schedule a viewing and see for yourself the charm and beauty of this property.

Key facts

• Open floor plan
• Brick residence
• Attached garage

Tags

• RANCH STYLE HOME
• BRICK RESIDENCE
• OPEN FLOOR PLAN
• GAS FIREPLACE
• FINISHED WALKOUT BASEMENT
• ATTACHED GARAGE

Property features AI

Finance

• Other: Two or more access exits; Chairlift accessibility feature; Pets allowed with no pet restrictions; Above-grade finished area per assessor; Below-grade finished/unfinished area per assessor; Ground rent paid annually

Exterior

• Parking: Attached basement garage (1 car); Driveway parking
• Utilities: Public water; Public sewer; 200+ amp electric service; Electric hot water
• Home design: Detached property; Good condition; Fee simple ownership; Not in federal flood zone
• Construction: Brick construction; Shingle roof; Block foundation; Built year per assessor
• Exterior features: Rear fencing; Outbuilding(s); Walkout level basement; Outside entrance to basement; Garage access to basement

Interior

• Kitchen: Stove/Range; Dishwasher; Refrigerator; Range hood; Exhaust fan
• Bedrooms: Two bedrooms on the main level; Two bedrooms on the upper level
• Flooring: Carpet; Solid hardwood; Ceramic tile; Vinyl
• Bathrooms: Two full bathrooms (one on main level, one on upper level); One half bathroom on lower level
• Heating & cooling: Forced air heating (natural gas); Central air conditioning; Ceiling fans
• Interior features: Open floor plan; Dining area; Family room off kitchen; Eat-in kitchen; Attic; Ceiling fan(s); Tub with shower; Laundry chute; Other
• Laundry & utility: Washer and dryer; Laundry in basement

What this means for you Summary

Snapshot

• This is a 4-bed/1.5-bath single-family listed at $119k.

Deal economics

• At list price, monthly cash flow is $258 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $119k).
• Recommended offer: $115k (3.0% below list) — sets the bar for market timing.
• Cap rate 8.9% 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: 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.
• Zoned schools: South Penn Elementary (math 9% / reading 13%, grade F, #581 of 860 statewide, top 68%, 523 students, 77% FRL); Washington Middle (math 7% / reading 30%, grade F, #159 of 225 statewide, top 73%, 583 students, 62% FRL); Fort Hill High (math 42% / reading 62%, grade D+, #100 of 222 statewide, top 47%, 692 students, 58% FRL) — zoned schools average 66% FRL vs 47% district-wide (19 pts higher); higher-poverty schools than district average — tighter screening recommended.
• 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 $823 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 $33k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 39 days — a 3% lower offer ($115k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 2y ago; this cycle's ask has dropped $41k (26%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Climate carrying-cost: extreme-heat days projected 7→17/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $115,430 (3.0% below list)

Questions for the listing agent

1. It's been on market 39 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 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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?
6. 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.
7. 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.
8. 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: 1.10% ✓
• Cap rate: 8.89%
• Cash-on-cash: 9.29%
• DSCR: 1.41
• GRM: 7.6

CMA / ARV

• ARV (median comp): $126,890
• List price: $119,000
• Delta: -1.49%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
709 Haddon Ave	0.00mi	4/2.5	1,008 (0%)	20mo	$125,000	$124	80
472 Williams St	0.36mi	3/1.5 (-1)	1,013 (+0%)	1mo	$144,500	$143	76
61 Maple St	0.51mi	3/1.5 (-1)	972 (-4%)	3mo	$125,000	$129	63
700 Montgomery Ave	0.45mi	3/1.0 (-1)	1,008 (0%)	13mo	$120,000	$119	61
37 Somerville Ave	0.47mi	3/1.0 (-1)	958 (-5%)	13mo	$151,000	$158	52
1311 E First St	0.52mi	3/1.0 (-1)	936 (-7%)	6mo	$119,000	$127	52
346 Williams St	0.53mi	3/1.0 (-1)	1,092 (+8%)	4mo	$45,000	$41	51
715 Saint Marys Ave	0.54mi	3/2.0 (-1)	920 (-9%)	8mo	$150,500	$164	46
408 Prince George St	0.62mi	3/1.5 (-1)	1,116 (+11%)	9mo	$170,000	$152	40
504 Prince George St	0.58mi	3/1.5 (-1)	1,152 (+14%)	6mo	$252,600	$219	39
9 Turner St	0.49mi	3/1.0 (-1)	1,098 (+9%)	20mo	$120,000	$109	38
422 Pine Ave	0.72mi	3/1.0 (-1)	1,150 (+14%)	10mo	$82,000	$71	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: 3.0%
• Equity multiple: 1.12×
• Total profit: $4,039
• Equity at exit: $17,743

10-year hold

• IRR: 16.7%
• Equity multiple: 2.68×
• Total profit: $56,046
• Equity at exit: $10,289

Cash invested: $33,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,306 high
• Mortgage (P&I): −$624
• Tax from tax record: −$100 /mo · $1,201/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$274
• Net cashflow: $258

Break-even live

Break-even rent $979

Max offer price $119,000

Occupancy floor 75%

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: $29,750
• Closing costs: $3,570
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	43d	1	0.64mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	43d	1	0.89mi
415 Grand Ave Cumberland, MD	3.0	1.0	1325	$1,250	$0.94	43d	1	1.03mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	44d	1	1.33mi
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	43d	1	1.41mi

Listing history 20 events

1. 2026-06-19
   pricedays on market $119,000 Active 39 DOM
2. 2026-06-18
   days on market $125,000 Active 38 DOM
3. 2026-06-17
   days on market $125,000 Active 37 DOM
4. 2026-06-16
   days on market $125,000 Active 36 DOM
5. 2026-06-15
   days on market $125,000 Active 35 DOM
6. 2026-06-14
   days on market $125,000 Active 33 DOM
7. 2026-06-12
   pricedays on market $125,000 Active 32 DOM
8. 2026-06-09
   days on market $129,900 Active 29 DOM
9. 2026-06-08
   days on market $129,900 Active 28 DOM
10. 2026-06-07
    days on market $129,900 Active 27 DOM
11. 2026-06-02
    days on market $129,900 Active 22 DOM
12. 2026-06-01
    days on market $129,900 Active 21 DOM
13. 2026-05-31
    days on market $129,900 Active 20 DOM
14. 2026-05-30
    days on market $129,900 Active 19 DOM
15. 2026-05-11
    listed $160,000 Active 1980-char remark
16. 2025-01-13
    soldstatus $125,000
17. 2024-11-01
    soldstatus $125,000 Closed 958-char remark

    Show marketing remark (958 chars)

    Welcome to this spacious rancher with an additional floor upstairs. This home had 4 bedrooms and 2.5 bathrooms, and an attached garage that can accommodate one car. The backyard is fully fenced, providing a private and secure outdoor space for your family. The finished basement offers an additional living area that you can use for entertainment, relaxation, or work. The living room is bathed in natural light, creating a warm and welcoming atmosphere. The kitchen is fully equipped with modern appliances and ample cabinet space, perfect for those who love to cook and entertain. The dining room is adjacent to the kitchen, making it easy to serve meals to your family and guests. This house is in walking distance to excellent schools, including Fort Hill High School and Washington Middle School. Don't miss the opportunity to make this house your home. Contact us today to schedule a viewing and see for yourself the charm and beauty of this property.

18. 2024-09-16
    historical Active Under Contract 958-char remark

    Show marketing remark (958 chars)

    Welcome to this spacious rancher with an additional floor upstairs. This home had 4 bedrooms and 2.5 bathrooms, and an attached garage that can accommodate one car. The backyard is fully fenced, providing a private and secure outdoor space for your family. The finished basement offers an additional living area that you can use for entertainment, relaxation, or work. The living room is bathed in natural light, creating a warm and welcoming atmosphere. The kitchen is fully equipped with modern appliances and ample cabinet space, perfect for those who love to cook and entertain. The dining room is adjacent to the kitchen, making it easy to serve meals to your family and guests. This house is in walking distance to excellent schools, including Fort Hill High School and Washington Middle School. Don't miss the opportunity to make this house your home. Contact us today to schedule a viewing and see for yourself the charm and beauty of this property.

19. 2024-08-26
    price $144,999 958-char remark

    Show marketing remark (958 chars)

    Welcome to this spacious rancher with an additional floor upstairs. This home had 4 bedrooms and 2.5 bathrooms, and an attached garage that can accommodate one car. The backyard is fully fenced, providing a private and secure outdoor space for your family. The finished basement offers an additional living area that you can use for entertainment, relaxation, or work. The living room is bathed in natural light, creating a warm and welcoming atmosphere. The kitchen is fully equipped with modern appliances and ample cabinet space, perfect for those who love to cook and entertain. The dining room is adjacent to the kitchen, making it easy to serve meals to your family and guests. This house is in walking distance to excellent schools, including Fort Hill High School and Washington Middle School. Don't miss the opportunity to make this house your home. Contact us today to schedule a viewing and see for yourself the charm and beauty of this property.

20. 2024-08-20
    listed $164,999 Active 958-char remark

    Show marketing remark (958 chars)

    Welcome to this spacious rancher with an additional floor upstairs. This home had 4 bedrooms and 2.5 bathrooms, and an attached garage that can accommodate one car. The backyard is fully fenced, providing a private and secure outdoor space for your family. The finished basement offers an additional living area that you can use for entertainment, relaxation, or work. The living room is bathed in natural light, creating a warm and welcoming atmosphere. The kitchen is fully equipped with modern appliances and ample cabinet space, perfect for those who love to cook and entertain. The dining room is adjacent to the kitchen, making it easy to serve meals to your family and guests. This house is in walking distance to excellent schools, including Fort Hill High School and Washington Middle School. Don't miss the opportunity to make this house your home. Contact us today to schedule a viewing and see for yourself the charm and beauty of this property.

ⓘ 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: $1,201 · $100/mo
• Projected year-2 tax: $1,249 · $104/mo
• Expected delta: +$48/yr (+$4/mo · 4.0%)

ⓘ 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 4/10 Moderate
• 🌡 Heat 5/10 Major 7 d/yr ≥101°F today · 17 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: $15,672
• − Mortgage interest: −$6,666
• − Property taxes: −$1,201
• − Insurance: −$595
• − Repairs & maintenance: −$1,254
• − Management: −$1,254
• − Depreciation: −$3,462
• Taxable income: $1,240
• Est. tax owed @ 24.0%: −$298
• After-tax cash flow: $2,798/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

-24.2% since first listed

9 events — show timeline

• 2026-06-12 Price Changed $125,000 BRIGHT MLS
• 2026-05-29 Price Changed $129,900 BRIGHT MLS
• 2026-05-20 Price Changed $149,500 BRIGHT MLS
• 2026-05-11 Listed $160,000 BRIGHT MLS
• 2025-01-13 Sold (Public Records) $125,000 Public Records
• 2024-11-01 Sold (MLS) $125,000 BRIGHT MLS
• 2024-09-16 Contingent — BRIGHT MLS
• 2024-08-26 Price Changed $144,999 BRIGHT MLS
• 2024-08-20 Listed $164,999 BRIGHT MLS

Property tax history

+0.5%/yr

Latest (2025): $1,201 · +4.4% YoY. Source: county tax records.