632 Fairview Ave · Cumberland, MD 21502

$75,000

2 bd · 2.0 ba · 1,718 sqft · SingleFamily public records · 235 Days on market

Built 1910 2,850 sqft lot $44/sqft · 25% below area Est $101k · 25% 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• 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

;; 632 Fairview Ave, Cumberland, MD Great investment opportunity! This duplex features two 1-bedroom, 1-bathroom units, each offering a comfortable living room and kitchen. Conveniently located close to downtown amenities, shopping, and public transportation. Perfect for an owner-occupant looking to live in one unit and rent the other, or for investors seeking steady rental income. Don’t miss this affordable addition to your portfolio! House could also be converted back to single family!

Key facts

• 2,850 sq ft lot
• Built 1910
• Listed 235 days

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath single-family listed at $75k.

Deal economics

• At list price, monthly cash flow is $451 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $75k).
• Recommended offer: $66k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.5% 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; 5 comparable units currently listed for rent nearby; rentals lingering (median 45d 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 $519 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 $21k cash investment doubles in ~5 years — after that, you're playing with house money.

Negotiation context

• It's been on market 235 days — a 12% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• Current owner paid $22k; list at $75k implies a 241% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — 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 $66,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 235 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 1910 — 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: 1.58% ✓
• Cap rate: 13.51%
• Cash-on-cash: 25.79%
• DSCR: 2.15
• GRM: 5.3

CMA / ARV

• ARV (median comp): $100,614
• List price: $75,000
• Delta: -25.46%
• 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
1106 Holland St	0.39mi	3/2.0 (+1)	1,770 (+3%)	1mo	$166,000	$94	71
806 Trost Ave	0.42mi	3/2.0 (+1)	1,758 (+2%)	1mo	$220,000	$125	71
411 Pulaski St	0.15mi	3/2.0 (+1)	1,900 (+11%)	0mo	$66,000	$35	70
840 Columbia Ave	0.24mi	3/2.0 (+1)	1,590 (-8%)	2mo	$183,500	$115	70
418 Columbia St	0.33mi	2/1.0	1,804 (+5%)	6mo	$45,000	$25	68
308 Cumberland St	0.59mi	3/1.5 (+1)	1,684 (-2%)	2mo	$265,000	$157	61
121 Independence St	0.58mi	2/1.0	1,794 (+4%)	3mo	$45,000	$25	59
109 Karns Ave	0.74mi	3/2.5 (+1)	1,716 (-0%)	3mo	$175,000	$102	55
520 Cumberland St	0.58mi	2/2.0	1,540 (-10%)	2mo	$122,000	$79	54
118 Karns Ave	0.75mi	3/1.5 (+1)	1,741 (+1%)	3mo	$152,000	$87	53
517 Linden St	0.67mi	3/2.0 (+1)	1,872 (+9%)	5mo	$87,000	$46	45
17 N Chase St	0.67mi	3/1.5 (+1)	1,964 (+14%)	0mo	$121,000	$62	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: 24.8%
• Equity multiple: 2.09×
• Total profit: $22,866
• Equity at exit: $11,183

10-year hold

• IRR: 35.5%
• Equity multiple: 5.07×
• Total profit: $85,493
• Equity at exit: $6,485

Cash invested: $21,000 (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: 5.3×

Monthly cashflow live

• Estimated rent: $1,188 high
• Mortgage (P&I): −$393
• Tax from tax record: −$63 /mo · $753/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$250
• Net cashflow: $451

Break-even live

Break-even rent $617

Max offer price $75,000

Occupancy floor 57%

Sensitivity live

Price	-10% $494	-5% $472	+0% $451	+5% $430	+10% $409
Rent	-10% $357	-5% $404	+0% $451	+5% $498	+10% $545
Rate	-1.0pp $489	-0.5pp $470	base $451	+0.5pp $432	+1.0pp $412

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: $18,750
• Closing costs: $2,250
• Reserves months: —
• Total cash needed: —

Rent comps 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	44d	1	0.22mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	44d	1	0.43mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	45d	1	0.60mi
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	44d	1	0.65mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	44d	1	1.32mi

Listing history 11 events

1. 2026-06-07
   statusdays on market $75,000 Pending 235 DOM
2. 2026-06-02
   days on market $75,000 Active 234 DOM
3. 2026-06-01
   days on market $75,000 Active 233 DOM
4. 2026-05-31
   days on market $75,000 Active 232 DOM
5. 2026-05-30
   days on market $75,000 Active 231 DOM
6. 2026-05-02
   price $75,000 498-char remark

   Show marketing remark (498 chars)

   ;; 632 Fairview Ave, Cumberland, MD Great investment opportunity! This duplex features two 1-bedroom, 1-bathroom units, each offering a comfortable living room and kitchen. Conveniently located close to downtown amenities, shopping, and public transportation. Perfect for an owner-occupant looking to live in one unit and rent the other, or for investors seeking steady rental income. Don’t miss this affordable addition to your portfolio! House could also be converted back to single family!

7. 2026-03-26
   price $80,000 498-char remark

   Show marketing remark (498 chars)

   ;; 632 Fairview Ave, Cumberland, MD Great investment opportunity! This duplex features two 1-bedroom, 1-bathroom units, each offering a comfortable living room and kitchen. Conveniently located close to downtown amenities, shopping, and public transportation. Perfect for an owner-occupant looking to live in one unit and rent the other, or for investors seeking steady rental income. Don’t miss this affordable addition to your portfolio! House could also be converted back to single family!

8. 2026-02-09
   price $89,000 498-char remark

   Show marketing remark (498 chars)

   ;; 632 Fairview Ave, Cumberland, MD Great investment opportunity! This duplex features two 1-bedroom, 1-bathroom units, each offering a comfortable living room and kitchen. Conveniently located close to downtown amenities, shopping, and public transportation. Perfect for an owner-occupant looking to live in one unit and rent the other, or for investors seeking steady rental income. Don’t miss this affordable addition to your portfolio! House could also be converted back to single family!

9. 2025-11-06
   price $95,000 498-char remark

   Show marketing remark (498 chars)

   ;; 632 Fairview Ave, Cumberland, MD Great investment opportunity! This duplex features two 1-bedroom, 1-bathroom units, each offering a comfortable living room and kitchen. Conveniently located close to downtown amenities, shopping, and public transportation. Perfect for an owner-occupant looking to live in one unit and rent the other, or for investors seeking steady rental income. Don’t miss this affordable addition to your portfolio! House could also be converted back to single family!

10. 2025-10-11
    listed $105,000 Active 498-char remark

    Show marketing remark (498 chars)

    ;; 632 Fairview Ave, Cumberland, MD Great investment opportunity! This duplex features two 1-bedroom, 1-bathroom units, each offering a comfortable living room and kitchen. Conveniently located close to downtown amenities, shopping, and public transportation. Perfect for an owner-occupant looking to live in one unit and rent the other, or for investors seeking steady rental income. Don’t miss this affordable addition to your portfolio! House could also be converted back to single family!

11. 1986-04-01
    soldstatus $22,000

ⓘ 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: $753 · $63/mo
• Projected year-2 tax: $785 · $65/mo
• Expected delta: +$32/yr (+$3/mo · 4.3%)

ⓘ 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 ≥102°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: $14,257
• − Mortgage interest: −$4,201
• − Property taxes: −$753
• − Insurance: −$375
• − Repairs & maintenance: −$1,141
• − Management: −$1,141
• − Depreciation: −$2,182
• Taxable income: $4,465
• Est. tax owed @ 24.0%: −$1,072
• After-tax cash flow: $4,344/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

+240.9% since first listed

6 events — show timeline

• 2026-05-02 Price Changed $75,000 BRIGHT MLS
• 2026-03-26 Price Changed $80,000 BRIGHT MLS
• 2026-02-09 Price Changed $89,000 BRIGHT MLS
• 2025-11-06 Price Changed $95,000 BRIGHT MLS
• 2025-10-11 Listed $105,000 BRIGHT MLS
• 1986-04-01 Sold (Public Records) $22,000 Public Records

Property tax history

+1.6%/yr

Latest (2025): $753 · +17.9% YoY. Source: county tax records.