8 Buchanan Ave · La Vale, MD 21502

$99,900

3 bd · 1.5 ba · 1,414 sqft · SingleFamily public records · 134 Days on market

Built 1937 9,600 sqft lot $71/sqft · 34% below area Est $152k · 34% 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 +8.6/10.0
• 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

3 BEDROOM 2 FULL BATH BRICK HOME IN LAVALE WITH OFF STREET PARKING. FEATURING A TRADITIONAL FLOORPLAN WITH EXTRA SPACE FOR EXPANSION IN BASEMENT. TERRIFIC LOCATION! TONS OF POTENTIAL. NICE YARD WITH DRIVEWAY. FRONT PORCH AND SUNROOM. QUIET AREA.

Key facts

• Off street parking
• Terrific location
• Tons of potential

Tags

• BRICK HOME
• OFF STREET PARKING
• TRADITIONAL FLOORPLAN
• EXTRA SPACE FOR EXPANSION
• TERRIFIC LOCATION
• TONS OF POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $384 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $100k).
• Recommended offer: $88k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 77/100 on livability (#82 in MD, #3,161 nationally) — a middle-class / working-renter tenant base. Strengths: employment A+, cost of living A+, housing A+; Watch: amenities F, commute 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: Cash Valley Elementary (math 17% / reading 22%, grade F, #353 of 860 statewide, top 45%, 275 students, 68% FRL); Braddock Middle (math 13% / reading 33%, grade F, #122 of 225 statewide, top 54%, 603 students, 60% FRL); Allegany High (math 42% / reading 62%, grade D+, #100 of 222 statewide, top 47%, 684 students, 54% FRL).
• Market conditions: Rents rising fast (+10.9%/yr); 238 active listings in the ZIP; 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 $691 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 $28k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($88k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts; this cycle's ask has dropped $40k (29%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $100k implies a 150% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1937 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $87,912 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 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 1937 — 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 B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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: 1.36% ✓
• Cap rate: 10.90%
• Cash-on-cash: 16.46%
• DSCR: 1.73
• GRM: 6.1

CMA / ARV

• ARV (median comp): $152,060
• List price: $99,900
• Delta: -34.30%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
313 National Hwy	0.24mi	2/1.0 (-1)	1,342 (-5%)	4mo	$125,000	$93	70
299 National Hwy	0.21mi	3/2.0	1,472 (+4%)	13mo	$50,000	$34	70
23 Park Ave	0.07mi	3/1.5	1,540 (+9%)	24mo	$200,000	$130	62
11106 Arizona Ave NW	0.43mi	4/2.0 (+1)	1,440 (+2%)	12mo	$180,000	$125	60
416 Georges Creek Blvd	0.45mi	3/1.0	1,248 (-12%)	5mo	$194,000	$155	53
523 Maryland St	0.69mi	3/2.0	1,500 (+6%)	21mo	$185,000	$123	38
529 B St	0.73mi	2/1.5 (-1)	1,224 (-13%)	3mo	$147,500	$121	36
10706 Cash Valley Rd NW	0.68mi	3/2.0	1,600 (+13%)	10mo	$280,000	$175	36

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: 13.1%
• Equity multiple: 1.55×
• Total profit: $15,427
• Equity at exit: $14,895

10-year hold

• IRR: 25.5%
• Equity multiple: 3.77×
• Total profit: $77,580
• Equity at exit: $8,638

Cash invested: $27,972 (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: 238
• Price-to-rent: 6.1×

Monthly cashflow live

• Estimated rent: $1,356 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$122 /mo · $1,463/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$285
• Net cashflow: $384

Break-even live

Break-even rent $870

Max offer price $99,900

Occupancy floor 67%

Sensitivity live

Price	-10% $440	-5% $412	+0% $384	+5% $355	+10% $327
Rent	-10% $276	-5% $330	+0% $384	+5% $437	+10% $491
Rate	-1.0pp $434	-0.5pp $409	base $384	+0.5pp $358	+1.0pp $331

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-21
   days on market $99,900 Active 134 DOM
2. 2026-06-19
   days on market $99,900 Active 132 DOM
3. 2026-06-18
   days on market $99,900 Active 131 DOM
4. 2026-06-17
   days on market $99,900 Active 130 DOM
5. 2026-06-16
   days on market $99,900 Active 129 DOM
6. 2026-06-15
   days on market $99,900 Active 128 DOM
7. 2026-06-14
   days on market $99,900 Active 126 DOM
8. 2026-06-12
   days on market $99,900 Active 125 DOM
9. 2026-06-09
   days on market $99,900 Active 122 DOM
10. 2026-06-08
    days on market $99,900 Active 121 DOM
11. 2026-06-07
    days on market $99,900 Active 120 DOM
12. 2026-06-02
    days on market $99,900 Active 115 DOM
13. 2026-06-01
    pricedays on market $99,900 Active 114 DOM
14. 2026-05-31
    days on market $109,900 Active 113 DOM
15. 2026-05-30
    days on market $109,900 Active 112 DOM
16. 2026-05-11
    status Active 246-char remark

    Show marketing remark (246 chars)

    3 BEDROOM 2 FULL BATH BRICK HOME IN LAVALE WITH OFF STREET PARKING. FEATURING A TRADITIONAL FLOORPLAN WITH EXTRA SPACE FOR EXPANSION IN BASEMENT. TERRIFIC LOCATION! TONS OF POTENTIAL. NICE YARD WITH DRIVEWAY. FRONT PORCH AND SUNROOM. QUIET AREA.

17. 2026-05-08
    historical 246-char remark

    Show marketing remark (246 chars)

    3 BEDROOM 2 FULL BATH BRICK HOME IN LAVALE WITH OFF STREET PARKING. FEATURING A TRADITIONAL FLOORPLAN WITH EXTRA SPACE FOR EXPANSION IN BASEMENT. TERRIFIC LOCATION! TONS OF POTENTIAL. NICE YARD WITH DRIVEWAY. FRONT PORCH AND SUNROOM. QUIET AREA.

18. 2026-04-29
    price $109,900 246-char remark

    Show marketing remark (246 chars)

    3 BEDROOM 2 FULL BATH BRICK HOME IN LAVALE WITH OFF STREET PARKING. FEATURING A TRADITIONAL FLOORPLAN WITH EXTRA SPACE FOR EXPANSION IN BASEMENT. TERRIFIC LOCATION! TONS OF POTENTIAL. NICE YARD WITH DRIVEWAY. FRONT PORCH AND SUNROOM. QUIET AREA.

19. 2026-03-14
    price $119,900 246-char remark

    Show marketing remark (246 chars)

    3 BEDROOM 2 FULL BATH BRICK HOME IN LAVALE WITH OFF STREET PARKING. FEATURING A TRADITIONAL FLOORPLAN WITH EXTRA SPACE FOR EXPANSION IN BASEMENT. TERRIFIC LOCATION! TONS OF POTENTIAL. NICE YARD WITH DRIVEWAY. FRONT PORCH AND SUNROOM. QUIET AREA.

20. 2026-02-18
    price $129,900 246-char remark

    Show marketing remark (246 chars)

    3 BEDROOM 2 FULL BATH BRICK HOME IN LAVALE WITH OFF STREET PARKING. FEATURING A TRADITIONAL FLOORPLAN WITH EXTRA SPACE FOR EXPANSION IN BASEMENT. TERRIFIC LOCATION! TONS OF POTENTIAL. NICE YARD WITH DRIVEWAY. FRONT PORCH AND SUNROOM. QUIET AREA.

21. 2026-02-04
    listed $139,900 Active 246-char remark

    Show marketing remark (246 chars)

    3 BEDROOM 2 FULL BATH BRICK HOME IN LAVALE WITH OFF STREET PARKING. FEATURING A TRADITIONAL FLOORPLAN WITH EXTRA SPACE FOR EXPANSION IN BASEMENT. TERRIFIC LOCATION! TONS OF POTENTIAL. NICE YARD WITH DRIVEWAY. FRONT PORCH AND SUNROOM. QUIET AREA.

22. 1987-12-01
    soldstatus $39,900

ⓘ 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: $1,463 · $122/mo
• Projected year-2 tax: $1,463 · $122/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 2/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥102°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: $16,269
• − Mortgage interest: −$5,596
• − Property taxes: −$1,463
• − Insurance: −$500
• − Repairs & maintenance: −$1,302
• − Management: −$1,302
• − Depreciation: −$2,906
• Taxable income: $3,201
• Est. tax owed @ 24.0%: −$768
• After-tax cash flow: $3,835/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 — La Vale

• Score: 77/100
• State rank: #82
• US rank: #3161

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: La Vale, 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

+175.4% since first listed

7 events — show timeline

• 2026-05-11 Relisted — BRIGHT MLS
• 2026-05-08 Listing Removed — BRIGHT MLS
• 2026-04-29 Price Changed $109,900 BRIGHT MLS
• 2026-03-14 Price Changed $119,900 BRIGHT MLS
• 2026-02-18 Price Changed $129,900 BRIGHT MLS
• 2026-02-04 Listed $139,900 BRIGHT MLS
• 1987-12-01 Sold (Public Records) $39,900 Public Records

Property tax history

+1.9%/yr

Latest (2025): $1,463 · +23.9% YoY. Source: county tax records.