4 Yost Ave · Cumberland, MD 21502

$119,888

3 bd · 1.5 ba · 1,450 sqft · SingleFamily public records · 23 Days on market

Built 1915 4,576 sqft lot Est $91k · 31% over

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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 +24.6/30.0
• DSCR +7.9/10.0
• 1% rule +5.3/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +0.0/15.0
• Appreciation +0.0/10.0

Listing remarks

BACK ON THE MARKET & MOVE-IN READY! Tucked away on a small, four-home street just off Eastern Avenue, this 3-bedroom, 2-full-bath home offers a unique blend of privacy and convenience. Property Highlights: Kitchen Upgrades: Fully equipped with brand-new stainless steel appliances (refrigerator, stove, microwave, and dishwasher). Outdoor Living & Parking: Relax and entertain on the private rear deck complete with a pergola. The property also features a dedicated, private two-car driveway. Turnkey & Worry-Free: Energy-efficient, all-electric living featuring a brand-new washer and dryer, a completely updated plumbing system, a brand-new hot water heater, and a one-year home

Key facts

• Kitchen upgrades
• Private rear deck
• Energy efficient

Tags

• KITCHEN UPGRADES
• PRIVATE REAR DECK
• DEDICATED PRIVATE DRIVEWAY
• ENERGY EFFICIENT
• UPDATED PLUMBING SYSTEM
• BRAND NEW HOT WATER HEATER

Property features AI

Finance

• Other: Ownership: Fee simple

Exterior

• Parking: Asphalt driveway with space for 3 vehicles (driveway holds 3)
• Utilities: Public water; Public sewer; Electric hot water; Cable TV available; Broadband internet
• Home design: Detached property; Aluminum siding construction; Asphalt roof; Block foundation
• Construction: Built year per assessor; Above-grade and below-grade finished areas
• Exterior features: Community pool (concrete); Not in a federal flood zone; Ground rent paid annually

Interior

• Bedrooms: 3 bedrooms on main level
• Flooring: Carpet; Luxury vinyl plank; Luxury vinyl tile
• Bathrooms: 2 full bathrooms (1 on main level, 1 on lower level)
• Heating & cooling: Electric baseboard heating; Window air conditioning units (electric)
• Interior features: Combination dining/living area; Fully finished basement

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $120k.

Deal economics

• At list price, monthly cash flow is $248 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $120k).
• Recommended offer: $118k (1.5% below list) — sets the bar for market timing.

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: Fort Hill High (math 42% / reading 62%, grade D+, #100 of 222 statewide, top 47%, 692 students, 58% FRL).
• Zoned-school proficiency averages 52% at this address vs 22% district-wide (+30 pts) — the actual schools serving this property are materially stronger than the Allegany County Public Schools average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: Rents rising fast (+10.9%/yr); 238 active listings in the ZIP; 8 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 $829 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 $34k cash investment doubles in ~8 years — after that, you're playing with house money.

Negotiation context

• It's been on market 23 days — a 2% lower offer ($118k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 10y ago 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.
• Current owner paid $50k; list at $120k implies a 140% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1915 — expect roof / HVAC / electrical / plumbing capex.
• 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 $118,089 (1.5% below list)

Questions for the listing agent

1. Built in 1915 — 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: 1.03% ✓
• Cap rate: 8.78%
• Cash-on-cash: 8.87%
• DSCR: 1.39
• GRM: 8.1

CMA / ARV

• ARV (on-the-fly): $91,350
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
533 Fort Ave	0.13mi	3/1.0	1,368 (-6%)	4mo	$120,000	$88	79
348 Baltimore Ave	0.41mi	2/1.0 (-1)	1,440 (-1%)	5mo	$29,000	$20	69
406 Davidson St	0.56mi	3/2.0	1,452 (+0%)	4mo	$165,000	$114	68
506 Linden St	0.64mi	3/1.0	1,440 (-1%)	1mo	$87,500	$61	66
449 Pine Ave	0.17mi	3/1.5	1,602 (+10%)	11mo	$90,000	$56	65
468 Baltimore Ave	0.34mi	3/1.0	1,300 (-10%)	5mo	$30,000	$23	61
312 N Waverly Ter	0.42mi	3/1.0	1,600 (+10%)	7mo	$26,000	$16	56
408 Broadway St	0.56mi	3/1.0	1,352 (-7%)	10mo	$85,000	$63	52
332 Baltimore Ave	0.45mi	3/2.0	1,590 (+10%)	11mo	$9,500	$6	52
712 Lincoln St	0.67mi	3/2.0	1,532 (+6%)	10mo	$165,000	$108	49
720 Yale St	0.50mi	3/3.0	1,656 (+14%)	8mo	$250,000	$151	40
424 Warwick Ave	0.71mi	2/1.0 (-1)	1,342 (-7%)	10mo	$122,500	$91	39

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: 2.1%
• Equity multiple: 1.08×
• Total profit: $2,836
• Equity at exit: $17,876

10-year hold

• IRR: 15.7%
• Equity multiple: 2.56×
• Total profit: $52,255
• Equity at exit: $10,366

Cash invested: $33,569 (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: 8.1×

Monthly cashflow live

• Estimated rent: $1,232 high
• Mortgage (P&I): −$629
• Tax from tax record: −$46 /mo · $555/yr
• Insurance: −$50
• HOA: −$0
• Vacancy / Maint / Mgmt: −$259
• Net cashflow: $248

Break-even live

Break-even rent $918

Max offer price $119,888

Occupancy floor 75%

Sensitivity live

Price	-10% $316	-5% $282	+0% $248	+5% $214	+10% $180
Rent	-10% $151	-5% $199	+0% $248	+5% $297	+10% $345
Rate	-1.0pp $308	-0.5pp $279	base $248	+0.5pp $217	+1.0pp $185

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: $29,972
• Closing costs: $3,597
• Reserves months: —
• Total cash needed: —

Rent comps 8 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	45d	1	0.68mi
201 Spring St Cumberland, MD	3.0	1.0	1332	$950	$0.71	45d	1	0.73mi
118 Independence St Cumberland, MD	3.0	1.5	1260	$1,250	$0.99	45d	1	0.76mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	45d	1	1.10mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	45d	1	1.10mi
418 N Mechanic St Unit 1B Cumberland, MD	2.0	1.0	1000	$1,195	$1.20	45d	1	1.10mi
529 N Centre St Unit Rear Cumberland, MD	2.0	1.0	982	$850	$0.87	45d	1	1.21mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	45d	1	1.46mi

Listing history 29 events

1. 2026-06-21
   days on market $119,888 Active 23 DOM
2. 2026-06-19
   days on market $119,888 Active 21 DOM
3. 2026-06-18
   days on market $119,888 Active 20 DOM
4. 2026-06-17
   days on market $119,888 Active 19 DOM
5. 2026-06-16
   days on market $119,888 Active 18 DOM
6. 2026-06-15
   days on market $119,888 Active 17 DOM
7. 2026-06-14
   days on market $119,888 Active 15 DOM
8. 2026-06-12
   days on market $119,888 Active 14 DOM
9. 2026-06-09
   days on market $119,888 Active 11 DOM
10. 2026-06-08
    days on market $119,888 Active 10 DOM
11. 2026-06-07
    days on market $119,888 Active 9 DOM
12. 2026-06-02
    days on market $119,888 Active 4 DOM
13. 2026-06-01
    days on market $119,888 Active 3 DOM
14. 2026-05-31
    days on market $119,888 Active 2 DOM
15. 2026-05-29
    listed $119,888 Active
16. 2026-04-15
    historical
17. 2026-03-22
    historical Active Under Contract
18. 2026-03-12
    listed $125,000 Active
19. 2026-03-07
    price $125,000
20. 2026-03-07
    historical
21. 2020-03-30
    soldstatus $50,000
22. 2018-07-02
    soldstatus $55,000
23. 2016-07-25
    historical Withdrawn
24. 2016-07-25
    historical
25. 2016-04-19
    price
26. 2016-03-04
    price
27. 2016-02-06
    price
28. 2016-01-12
    listed Active
29. 2016-01-12
    listed $49,415

ⓘ 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: $555 · $46/mo
• Projected year-2 tax: $931 · $78/mo
• Expected delta: +$376/yr (+$31/mo · 67.7%)

ⓘ 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 · 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: $14,779
• − Mortgage interest: −$6,716
• − Property taxes: −$555
• − Insurance: −$599
• − Repairs & maintenance: −$1,182
• − Management: −$1,182
• − Depreciation: −$3,488
• Taxable income: $1,057
• Est. tax owed @ 24.0%: −$254
• After-tax cash flow: $2,723/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

+142.6% since first listed

15 events — show timeline

• 2026-05-29 Listed $119,888 BRIGHT MLS
• 2026-04-15 Listing Removed — BRIGHT MLS
• 2026-03-22 Contingent — BRIGHT MLS
• 2026-03-12 Listed $125,000 BRIGHT MLS
• 2026-03-07 Price Changed $125,000 BRIGHT MLS
• 2026-03-07 Coming Soon — BRIGHT MLS
• 2020-03-30 Sold (Public Records) $50,000 Public Records
• 2018-07-02 Sold (Public Records) $55,000 Public Records
• 2016-07-25 Listing Removed — BRIGHT MLS
• 2016-07-25 Delisted — MRIS
• 2016-04-19 Price Changed — MRIS
• 2016-03-04 Price Changed — MRIS
• 2016-02-06 Price Changed — MRIS
• 2016-01-12 Listed — MRIS
• 2016-01-12 Listed $49,415 BRIGHT MLS

Property tax history

+0.6%/yr

Latest (2025): $555 · +11.3% YoY. Source: county tax records.