36 Weber St · Cumberland, MD 21502

$70,000

2 bd · 2.0 ba · 1,339 sqft · Townhouse public records · 164 Days on market

Built 1940 1,301 sqft lot $52/sqft · 126% above area

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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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• 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

IMPROVED PRICE!!! Turn-Key Investment Opportunity in Cumberland, MD! This 2-bedroom, 2-bath home in Cumberland is a solid opportunity with immediate cash flow in place. The property is currently tenant-occupied, generating $740 per month, with the tenant paying all utilities! Ideal location- Situated just minutes from the hospital, I-68 East/West, and downtown Cumberland, this home offers convenient access to major employers, commuting routes, shopping, dining, and entertainment—key factors that support consistent rental demand. Whether you’re a seasoned investor or looking to acquire your first rental, this property offers steady income, a desirable location, and long-term potential. Call today to schedule a tour! 24 notice required.

Key facts

• Generating cash flow
• Convenient access
• Desirable location

Tags

• TENANT-OCCUPIED
• GENERATING CASH FLOW
• CONVENIENT ACCESS
• DESIRABLE LOCATION

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath townhouse listed at $70k.

Deal economics

• At list price, monthly cash flow is $460 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $70k).
• Recommended offer: $62k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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; 9 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 $484 of loan paydown is wiped out by about $2k 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 $20k cash investment doubles in ~4 years — after that, you're playing with house money.

Negotiation context

• It's been on market 164 days — a 12% lower offer ($62k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 5y ago; this cycle's ask has dropped $6k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1940 — 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 $61,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 164 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 1940 — 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: 1.64% ✓
• Cap rate: 14.19%
• Cash-on-cash: 28.19%
• DSCR: 2.25
• GRM: 5.1

CMA / ARV

• ARV (median comp): $30,972
• List price: $70,000
• Delta: 126.01%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 10 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
308 E Harrison St	0.38mi	2/1.0	1,368 (+2%)	2mo	$24,500	$18	73
203 Decatur St	0.32mi	2/2.5	1,361 (+2%)	10mo	$147,000	$108	72
315 Footer Pl	0.34mi	3/1.0 (+1)	1,400 (+5%)	3mo	$22,900	$16	65
133 Polk St	0.54mi	3/1.5 (+1)	1,344 (+0%)	8mo	$51,000	$38	60
350 Bedford St	0.43mi	3/1.0 (+1)	1,310 (-2%)	13mo	$31,000	$24	57
118 Independence St	0.51mi	3/1.5 (+1)	1,260 (-6%)	4mo	$55,000	$44	56
400 Louisiana Ave	0.73mi	3/1.0 (+1)	1,366 (+2%)	1mo	$120,000	$88	53
120 Independence St	0.51mi	3/1.0 (+1)	1,260 (-6%)	8mo	$82,800	$66	50
607 Lincoln St	0.39mi	3/1.5 (+1)	1,440 (+8%)	18mo	$67,000	$47	47
619 Maryland Ave	0.64mi	3/1.0 (+1)	1,330 (-1%)	23mo	$28,000	$21	41

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: 27.7%
• Equity multiple: 2.23×
• Total profit: $24,028
• Equity at exit: $10,437

10-year hold

• IRR: 38.0%
• Equity multiple: 5.40×
• Total profit: $86,203
• Equity at exit: $6,052

Cash invested: $19,600 (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: 5.1×

Monthly cashflow live

• Estimated rent: $1,145 high
• Mortgage (P&I): −$367
• Tax from tax record: −$48 /mo · $576/yr
• Insurance: −$29
• HOA: −$0
• Vacancy / Maint / Mgmt: −$240
• Net cashflow: $460

Break-even live

Break-even rent $562

Max offer price $70,000

Occupancy floor 55%

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: $17,500
• Closing costs: $2,100
• Reserves months: —
• Total cash needed: —

Rent comps 9 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	43d	1	0.46mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	44d	1	0.54mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	43d	1	0.69mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	43d	1	0.88mi
418 N Mechanic St Unit 1B Cumberland, MD	2.0	1.0	1000	$1,195	$1.20	43d	1	0.89mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	43d	1	0.89mi
529 N Centre St Unit Rear Cumberland, MD	2.0	1.0	982	$850	$0.87	43d	1	0.99mi
803 Winifred Rd Cumberland, MD	1.0	2.0	1200	$1,250	$1.04	43d	1	1.16mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	43d	1	1.44mi

Listing history 30 events

1. 2026-06-19
   days on market $70,000 Active 164 DOM
2. 2026-06-18
   days on market $70,000 Active 163 DOM
3. 2026-06-17
   days on market $70,000 Active 162 DOM
4. 2026-06-16
   days on market $70,000 Active 161 DOM
5. 2026-06-15
   days on market $70,000 Active 160 DOM
6. 2026-06-14
   days on market $70,000 Active 158 DOM
7. 2026-06-12
   days on market $70,000 Active 157 DOM
8. 2026-06-09
   days on market $70,000 Active 154 DOM
9. 2026-06-08
   days on market $70,000 Active 153 DOM
10. 2026-06-07
    days on market $70,000 Active 152 DOM
11. 2026-06-02
    days on market $70,000 Active 147 DOM
12. 2026-06-01
    days on market $70,000 Active 146 DOM
13. 2026-05-31
    days on market $70,000 Active 145 DOM
14. 2026-05-30
    days on market $70,000 Active 144 DOM
15. 2026-05-04
    status Active 757-char remark

    Show marketing remark (757 chars)

    IMPROVED PRICE!!! Turn-Key Investment Opportunity in Cumberland, MD! This 2-bedroom, 2-bath home in Cumberland is a solid opportunity with immediate cash flow in place. The property is currently tenant-occupied, generating $740 per month, with the tenant paying all utilities! Ideal location- Situated just minutes from the hospital, I-68 East/West, and downtown Cumberland, this home offers convenient access to major employers, commuting routes, shopping, dining, and entertainment—key factors that support consistent rental demand. Whether you’re a seasoned investor or looking to acquire your first rental, this property offers steady income, a desirable location, and long-term potential. Call today to schedule a tour! 24 notice required.

16. 2026-04-20
    status Pending 757-char remark

    Show marketing remark (757 chars)

    IMPROVED PRICE!!! Turn-Key Investment Opportunity in Cumberland, MD! This 2-bedroom, 2-bath home in Cumberland is a solid opportunity with immediate cash flow in place. The property is currently tenant-occupied, generating $740 per month, with the tenant paying all utilities! Ideal location- Situated just minutes from the hospital, I-68 East/West, and downtown Cumberland, this home offers convenient access to major employers, commuting routes, shopping, dining, and entertainment—key factors that support consistent rental demand. Whether you’re a seasoned investor or looking to acquire your first rental, this property offers steady income, a desirable location, and long-term potential. Call today to schedule a tour! 24 notice required.

17. 2026-04-11
    price $70,000 757-char remark

    Show marketing remark (757 chars)

    IMPROVED PRICE!!! Turn-Key Investment Opportunity in Cumberland, MD! This 2-bedroom, 2-bath home in Cumberland is a solid opportunity with immediate cash flow in place. The property is currently tenant-occupied, generating $740 per month, with the tenant paying all utilities! Ideal location- Situated just minutes from the hospital, I-68 East/West, and downtown Cumberland, this home offers convenient access to major employers, commuting routes, shopping, dining, and entertainment—key factors that support consistent rental demand. Whether you’re a seasoned investor or looking to acquire your first rental, this property offers steady income, a desirable location, and long-term potential. Call today to schedule a tour! 24 notice required.

18. 2026-03-26
    status Active 757-char remark

    Show marketing remark (757 chars)

    IMPROVED PRICE!!! Turn-Key Investment Opportunity in Cumberland, MD! This 2-bedroom, 2-bath home in Cumberland is a solid opportunity with immediate cash flow in place. The property is currently tenant-occupied, generating $740 per month, with the tenant paying all utilities! Ideal location- Situated just minutes from the hospital, I-68 East/West, and downtown Cumberland, this home offers convenient access to major employers, commuting routes, shopping, dining, and entertainment—key factors that support consistent rental demand. Whether you’re a seasoned investor or looking to acquire your first rental, this property offers steady income, a desirable location, and long-term potential. Call today to schedule a tour! 24 notice required.

19. 2026-03-15
    historical Active Under Contract 757-char remark

    Show marketing remark (757 chars)

    IMPROVED PRICE!!! Turn-Key Investment Opportunity in Cumberland, MD! This 2-bedroom, 2-bath home in Cumberland is a solid opportunity with immediate cash flow in place. The property is currently tenant-occupied, generating $740 per month, with the tenant paying all utilities! Ideal location- Situated just minutes from the hospital, I-68 East/West, and downtown Cumberland, this home offers convenient access to major employers, commuting routes, shopping, dining, and entertainment—key factors that support consistent rental demand. Whether you’re a seasoned investor or looking to acquire your first rental, this property offers steady income, a desirable location, and long-term potential. Call today to schedule a tour! 24 notice required.

20. 2025-12-13
    listed $76,000 Active 757-char remark

    Show marketing remark (757 chars)

    IMPROVED PRICE!!! Turn-Key Investment Opportunity in Cumberland, MD! This 2-bedroom, 2-bath home in Cumberland is a solid opportunity with immediate cash flow in place. The property is currently tenant-occupied, generating $740 per month, with the tenant paying all utilities! Ideal location- Situated just minutes from the hospital, I-68 East/West, and downtown Cumberland, this home offers convenient access to major employers, commuting routes, shopping, dining, and entertainment—key factors that support consistent rental demand. Whether you’re a seasoned investor or looking to acquire your first rental, this property offers steady income, a desirable location, and long-term potential. Call today to schedule a tour! 24 notice required.

21. 2025-05-16
    soldstatus $65,000
22. 2025-04-21
    soldstatus $65,000 Closed 430-char remark

    Show marketing remark (430 chars)

    2 bedroom, 2 full bathroom, brick 2 story home close to downtown on a quiet street! This home has been a great investment property for the current owner, but would also be a great starter home! The main level features a large living room, laundry/utility area and a full bathroom. Head upstairs to the spacious kitchen, 2 bedrooms and another full bathroom. Check it out today, because it might be gone tomorrow! Talk to you soon!

23. 2025-04-02
    status Pending 430-char remark

    Show marketing remark (430 chars)

    2 bedroom, 2 full bathroom, brick 2 story home close to downtown on a quiet street! This home has been a great investment property for the current owner, but would also be a great starter home! The main level features a large living room, laundry/utility area and a full bathroom. Head upstairs to the spacious kitchen, 2 bedrooms and another full bathroom. Check it out today, because it might be gone tomorrow! Talk to you soon!

24. 2025-03-19
    listed $70,000 Active 430-char remark

    Show marketing remark (430 chars)

    2 bedroom, 2 full bathroom, brick 2 story home close to downtown on a quiet street! This home has been a great investment property for the current owner, but would also be a great starter home! The main level features a large living room, laundry/utility area and a full bathroom. Head upstairs to the spacious kitchen, 2 bedrooms and another full bathroom. Check it out today, because it might be gone tomorrow! Talk to you soon!

25. 2022-04-11
    historical
26. 2021-12-13
    historical
27. 2021-11-10
    listed $60,000 Active
28. 2021-10-13
    listed $60,000 Active
29. 1992-08-18
    soldstatus $23,000
30. 1992-05-09
    soldstatus $15,000

ⓘ 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: $576 · $48/mo
• Projected year-2 tax: $670 · $56/mo
• Expected delta: +$93/yr (+$8/mo · 16.2%)

ⓘ 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: $13,743
• − Mortgage interest: −$3,921
• − Property taxes: −$576
• − Insurance: −$350
• − Repairs & maintenance: −$1,099
• − Management: −$1,099
• − Depreciation: −$2,036
• Taxable income: $4,660
• Est. tax owed @ 24.0%: −$1,118
• After-tax cash flow: $4,407/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

+366.7% since first listed

16 events — show timeline

• 2026-05-04 Relisted — BRIGHT MLS
• 2026-04-20 Pending — BRIGHT MLS
• 2026-04-11 Price Changed $70,000 BRIGHT MLS
• 2026-03-26 Relisted — BRIGHT MLS
• 2026-03-15 Contingent — BRIGHT MLS
• 2025-12-13 Listed $76,000 BRIGHT MLS
• 2025-05-16 Sold (Public Records) $65,000 Public Records
• 2025-04-21 Sold (MLS) $65,000 BRIGHT MLS
• 2025-04-02 Pending — BRIGHT MLS
• 2025-03-19 Listed $70,000 BRIGHT MLS
• 2022-04-11 Listing Removed — BRIGHT MLS
• 2021-12-13 Listing Removed — BRIGHT MLS
• 2021-11-10 Listed $60,000 BRIGHT MLS
• 2021-10-13 Listed $60,000 BRIGHT MLS
• 1992-08-18 Sold (Public Records) $23,000 Public Records
• 1992-05-09 Sold (Public Records) $15,000 Public Records

Property tax history

+0.3%/yr

Latest (2025): $576 · +4.5% YoY. Source: county tax records.