137 Humbird St · Cumberland, MD 21502

$99,900

3 bd · 1.0 ba · 1,364 sqft · SingleFamily public records · 16 Days on market

Built 1900 3,750 sqft lot $73/sqft · 7% below area Est $107k · 7% under ↓ 23% since listing

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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 +10.6/15.0
• DSCR +10.0/10.0
• 1% rule +8.3/10.0
• 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

More Space. More Comfort. More Convenience — Welcome to 137 Humbird Street! Looking for a home with room to grow, outdoor space to enjoy, and a location close to everyday conveniences? This inviting home offers 3 bedrooms and 1 full bathroom, along with a comfortable floor plan designed for everyday living. Gather around the table in the formal dining room, enjoy the convenience of a laundry hookup located just off the kitchen, and appreciate the warmth of the natural gas hot water baseboard heating system during the cooler months. Step outside and picture yourself enjoying your morning coffee on the front porch or unwinding at the end of the day on the rear porch. The nice backyar

Key facts

• 3,750 sq ft lot
• Built 1900
• Listed 15 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Good condition; Vinyl siding; Shingle roof
• Construction: Vinyl siding construction; Block and other foundation types; Shingle roof; Above-grade and below-grade structures; Year built (assessor)
• Exterior features: Level lot with rear yard; Not in a federal flood zone; Ground rent paid annually

Interior

• Kitchen: Cooktop; Wall oven; Dishwasher; Refrigerator
• Bedrooms: Three bedrooms on the upper level
• Flooring: Carpet; Vinyl
• Bathrooms: One full bathroom
• Heating & cooling: Baseboard hot water heating (natural gas); Ceiling fans for cooling; 100 Amp electrical service
• Interior features: Paneled and plaster walls; Basement with outside entrance and poured concrete, unfinished
• Laundry & utility: Hot water: Natural gas

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $436 ($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: $98k (1.5% below list) — sets the bar for market timing.
• Cap rate 11.5% 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; 2 comparable units currently listed for rent nearby; 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 16 days — a 2% lower offer ($98k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts 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.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 7→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $98,401 (1.5% below list)

Questions for the listing agent

1. Built in 1900 — 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: 1.33% ✓
• Cap rate: 11.53%
• Cash-on-cash: 18.72%
• DSCR: 1.83
• GRM: 6.3

CMA / ARV

• ARV (median comp): $107,205
• List price: $99,900
• Delta: -6.81%
• 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
201 E Offutt St	0.12mi	3/2.0	1,376 (+1%)	8mo	$143,000	$104	82
12 Humbird St	0.21mi	2/1.0 (-1)	1,415 (+4%)	1mo	$75,000	$53	78
1018 Lexington Ave	0.39mi	3/1.0	1,260 (-8%)	6mo	$224,500	$178	64
111 W Mary St	0.33mi	2/1.0 (-1)	1,440 (+6%)	10mo	$100,000	$69	62
135 W Third St	0.72mi	3/1.0	1,428 (+5%)	6mo	$95,000	$67	54
117 E Offutt St	0.13mi	2/1.0 (-1)	1,190 (-13%)	19mo	$90,000	$76	52
409 Springdale St	0.63mi	4/2.0 (+1)	1,440 (+6%)	1mo	$145,000	$101	52
306 Industrial Blvd E	0.46mi	3/1.5	1,176 (-14%)	6mo	$53,900	$46	49
5 W Clement St	0.36mi	3/1.5	1,204 (-12%)	17mo	$165,000	$137	47
225 Pennsylvania Ave	0.69mi	3/1.0	1,467 (+8%)	19mo	$56,000	$38	39
319 Race St	0.64mi	2/1.5 (-1)	1,176 (-14%)	8mo	$40,000	$34	34
204 Virginia Ave	0.74mi	4/2.0 (+1)	1,560 (+14%)	20mo	$46,200	$30	16

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: 15.7%
• Equity multiple: 1.67×
• Total profit: $18,606
• Equity at exit: $14,895

10-year hold

• IRR: 27.6%
• Equity multiple: 4.00×
• Total profit: $83,867
• 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: 235
• Price-to-rent: 6.3×

Monthly cashflow live

• Estimated rent: $1,330 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$49 /mo · $583/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$279
• Net cashflow: $436

Break-even live

Break-even rent $777

Max offer price $99,900

Occupancy floor 62%

Sensitivity live

Price	-10% $493	-5% $465	+0% $436	+5% $408	+10% $380
Rent	-10% $331	-5% $384	+0% $436	+5% $489	+10% $541
Rate	-1.0pp $487	-0.5pp $462	base $436	+0.5pp $411	+1.0pp $384

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: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
415 Grand Ave Cumberland, MD	3.0	1.0	1325	$1,250	$0.94	44d	1	0.60mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	44d	1	0.80mi

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 16 DOM
2. 2026-06-18
   days on market $99,900 Active 15 DOM
3. 2026-06-17
   days on market $99,900 Active 14 DOM
4. 2026-06-16
   days on market $99,900 Active 13 DOM
5. 2026-06-15
   days on market $99,900 Active 12 DOM
6. 2026-06-14
   days on market $99,900 Active 10 DOM
7. 2026-06-12
   days on market $99,900 Active 9 DOM
8. 2026-06-09
   days on market $99,900 Active 6 DOM
9. 2026-06-08
   days on market $99,900 Active 5 DOM
10. 2026-06-07
    remarks 693-char remark
11. 2026-06-07
    statusdays on marketlisting id $99,900 Active 4 DOM
12. 2026-05-08
    historical
13. 2026-04-21
    price $99,900
14. 2026-03-09
    price $109,990
15. 2026-02-14
    listed $115,000 Active
16. 2025-11-11
    historical
17. 2025-09-24
    status Active
18. 2025-09-12
    historical Active Under Contract
19. 2025-08-11
    price $124,000
20. 2025-07-26
    listed $129,000 Active
21. 2025-07-24
    historical

ⓘ 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: $583 · $49/mo
• Projected year-2 tax: $836 · $70/mo
• Expected delta: +$253/yr (+$21/mo · 43.4%)

ⓘ 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 · 19 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: $15,957
• − Mortgage interest: −$5,596
• − Property taxes: −$583
• − Insurance: −$500
• − Repairs & maintenance: −$1,277
• − Management: −$1,277
• − Depreciation: −$2,906
• Taxable income: $3,819
• Est. tax owed @ 24.0%: −$917
• After-tax cash flow: $4,320/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

-22.6% since first listed

12 events — show timeline

• 2026-06-04 Listed $99,900 BRIGHT MLS
• 2026-06-03 Coming Soon $99,900 BRIGHT MLS
• 2026-05-08 Listing Removed — BRIGHT MLS
• 2026-04-21 Price Changed $99,900 BRIGHT MLS
• 2026-03-09 Price Changed $109,990 BRIGHT MLS
• 2026-02-14 Listed $115,000 BRIGHT MLS
• 2025-11-11 Listing Removed — BRIGHT MLS
• 2025-09-24 Relisted — BRIGHT MLS
• 2025-09-12 Contingent — BRIGHT MLS
• 2025-08-11 Price Changed $124,000 BRIGHT MLS
• 2025-07-26 Listed $129,000 BRIGHT MLS
• 2025-07-24 Coming Soon — BRIGHT MLS

Property tax history

+0.7%/yr

Latest (2025): $583 · +4.7% YoY. Source: county tax records.