11 N Allegany St N · Cumberland, MD 21502

$72,000

5 bd · 1.5 ba · 2,035 sqft · SingleFamily public records · 101 Days on market

Built 1900 3,484 sqft lot $35/sqft · 52% below 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

Stately house in desirable neighborhood features 4 levels including basement. Large rooms, high ceilings and plenty of charming hardwood floors and trim. This home has much potential. Needs rehab. Power and water have been updated and restored.

Key facts

• Basement
• Power updated
• 4 levels

Tags

• 4 LEVELS
• BASEMENT
• HARDWOOD FLOORS
• POWER UPDATED
• WATER RESTORED

What this means for you Summary

Snapshot

• This is a 5-bed/1.5-bath single-family listed at $72k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $72k).
• Recommended offer: $66k (9.0% below list) — sets the bar for market timing.
• Cap rate 19.6% 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; 1 comparable units currently listed for rent nearby; 24 units permitted in Allegany County in 2024 (0 in 5+ unit buildings).
• This rent runs 32% of the median local income ($61k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $498 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 ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 101 days — a 9% lower offer ($66k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 28y ago; this cycle's ask has dropped $27k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $34k; list at $72k implies a 112% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1900 — 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 $65,520 (9.0% below list)

Questions for the listing agent

1. It's been on market 101 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — 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: 2.22% ✓
• Cap rate: 19.60%
• Cash-on-cash: 47.52%
• DSCR: 3.11
• GRM: 3.8

CMA / ARV

• ARV (median comp): $149,180
• List price: $72,000
• Delta: -51.74%
• 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
147 Polk St	0.61mi	4/2.0 (-1)	2,024 (-0%)	2mo	$55,000	$27	62
528 Cumberland St	0.13mi	5/2.0	1,864 (-8%)	19mo	$159,900	$86	62
111 N Allegany St	0.07mi	5/1.5	2,340 (+15%)	12mo	$80,000	$34	62
217 Carroll St	0.17mi	4/2.0 (-1)	1,820 (-11%)	14mo	$167,000	$92	56
411 Avirett Ave	0.31mi	4/2.0 (-1)	1,877 (-8%)	13mo	$120,000	$64	55
320 Columbia St	0.57mi	4/2.0 (-1)	1,962 (-4%)	11mo	$138,000	$70	52
18 Greene St	0.48mi	4/1.5 (-1)	2,275 (+12%)	5mo	$212,000	$93	49
230 Bedford St	0.70mi	4/2.0 (-1)	2,176 (+7%)	0mo	$35,000	$16	48
504 Magruder St	0.19mi	5/2.5	2,310 (+14%)	20mo	$245,000	$106	48
519 Shriver Ave	0.64mi	4/2.0 (-1)	1,834 (-10%)	8mo	$175,000	$95	40
291 Main St	0.68mi	4/3.0 (-1)	2,138 (+5%)	11mo	$150,000	$70	40
321 Holland St	0.64mi	4/1.5 (-1)	1,736 (-15%)	18mo	$93,000	$54	25

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: 50.4%
• Equity multiple: 3.36×
• Total profit: $47,633
• Equity at exit: $10,735

10-year hold

• IRR: 57.8%
• Equity multiple: 8.21×
• Total profit: $145,432
• Equity at exit: $6,225

Cash invested: $20,160 (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: 3.8×

Monthly cashflow live

• Estimated rent: $1,599 medium
• Mortgage (P&I): −$378
• Tax from tax record: −$58 /mo · $691/yr
• Insurance: −$30
• HOA: −$0
• Vacancy / Maint / Mgmt: −$336
• Net cashflow: $798

Break-even live

Break-even rent $589

Max offer price $72,000

Occupancy floor 45%

Sensitivity live

Price	-10% $839	-5% $819	+0% $798	+5% $778	+10% $758
Rent	-10% $672	-5% $735	+0% $798	+5% $861	+10% $925
Rate	-1.0pp $835	-0.5pp $817	base $798	+0.5pp $780	+1.0pp $761

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: $18,000
• Closing costs: $2,160
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
630 Hill Top Dr Cumberland, MD	5.0	1.5	2300	$1,495	$0.65	44d	1	1.12mi

Listing history 37 events

1. 2026-06-15
   days on market $72,000 Active 101 DOM
2. 2026-06-14
   days on market $72,000 Active 99 DOM
3. 2026-06-12
   days on market $72,000 Active 98 DOM
4. 2026-06-09
   days on market $72,000 Active 95 DOM
5. 2026-06-08
   days on market $72,000 Active 94 DOM
6. 2026-06-07
   days on market $72,000 Active 93 DOM
7. 2026-06-02
   days on market $72,000 Active 88 DOM
8. 2026-06-01
   days on market $72,000 Active 87 DOM
9. 2026-05-31
   days on market $72,000 Active 86 DOM
10. 2026-05-30
    days on market $72,000 Active 85 DOM
11. 2026-03-26
    price $72,000 244-char remark

    Show marketing remark (244 chars)

    Stately house in desirable neighborhood features 4 levels including basement. Large rooms, high ceilings and plenty of charming hardwood floors and trim. This home has much potential. Needs rehab. Power and water have been updated and restored.

12. 2026-03-26
    status Active 244-char remark

    Show marketing remark (244 chars)

    Stately house in desirable neighborhood features 4 levels including basement. Large rooms, high ceilings and plenty of charming hardwood floors and trim. This home has much potential. Needs rehab. Power and water have been updated and restored.

13. 2026-03-15
    historical Active Under Contract 244-char remark

    Show marketing remark (244 chars)

    Stately house in desirable neighborhood features 4 levels including basement. Large rooms, high ceilings and plenty of charming hardwood floors and trim. This home has much potential. Needs rehab. Power and water have been updated and restored.

14. 2026-03-11
    price $105,000 244-char remark

    Show marketing remark (244 chars)

    Stately house in desirable neighborhood features 4 levels including basement. Large rooms, high ceilings and plenty of charming hardwood floors and trim. This home has much potential. Needs rehab. Power and water have been updated and restored.

15. 2026-03-11
    price $79,000 244-char remark

    Show marketing remark (244 chars)

    Stately house in desirable neighborhood features 4 levels including basement. Large rooms, high ceilings and plenty of charming hardwood floors and trim. This home has much potential. Needs rehab. Power and water have been updated and restored.

16. 2026-02-23
    listed $99,000 Active 244-char remark

    Show marketing remark (244 chars)

    Stately house in desirable neighborhood features 4 levels including basement. Large rooms, high ceilings and plenty of charming hardwood floors and trim. This home has much potential. Needs rehab. Power and water have been updated and restored.

17. 2025-11-13
    historical
18. 2025-08-08
    status Active
19. 2025-03-28
    historical Active Under Contract
20. 2025-03-12
    listed $99,900 Active
21. 2025-03-02
    historical
22. 2019-10-22
    soldstatus $34,000 Closed
23. 2019-10-10
    status Pending
24. 2019-09-28
    historical Active Under Contract
25. 2019-09-11
    price $34,900
26. 2019-08-18
    price $39,900
27. 2019-07-23
    price $46,900
28. 2019-06-29
    price $49,900
29. 2019-06-28
    status Active
30. 2019-06-26
    historical
31. 2019-06-07
    soldstatus $68,000
32. 2019-06-01
    listed $59,500 Active
33. 1999-06-30
    soldstatus $71,000
34. 1999-06-24
    soldstatus $71,000
35. 1999-05-20
    historical
36. 1998-05-15
    listed $75,000
37. 1990-12-06
    soldstatus $40,000

ⓘ 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: $691 · $58/mo
• Projected year-2 tax: $738 · $61/mo
• Expected delta: +$47/yr (+$4/mo · 6.8%)

ⓘ 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 · 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: $19,191
• − Mortgage interest: −$4,033
• − Property taxes: −$691
• − Insurance: −$360
• − Repairs & maintenance: −$1,535
• − Management: −$1,535
• − Depreciation: −$2,095
• Taxable income: $8,942
• Est. tax owed @ 24.0%: −$2,146
• After-tax cash flow: $7,433/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

+80.0% since first listed

27 events — show timeline

• 2026-03-26 Price Changed $72,000 BRIGHT MLS
• 2026-03-26 Relisted — BRIGHT MLS
• 2026-03-15 Contingent — BRIGHT MLS
• 2026-03-11 Price Changed $105,000 BRIGHT MLS
• 2026-03-11 Price Changed $79,000 BRIGHT MLS
• 2026-02-23 Listed $99,000 BRIGHT MLS
• 2025-11-13 Listing Removed — BRIGHT MLS
• 2025-08-08 Relisted — BRIGHT MLS
• 2025-03-28 Contingent — BRIGHT MLS
• 2025-03-12 Listed $99,900 BRIGHT MLS
• 2025-03-02 Coming Soon — BRIGHT MLS
• 2019-10-22 Sold (MLS) $34,000 BRIGHT MLS
• 2019-10-10 Pending — BRIGHT MLS
• 2019-09-28 Contingent — BRIGHT MLS
• 2019-09-11 Price Changed $34,900 BRIGHT MLS
• 2019-08-18 Price Changed $39,900 BRIGHT MLS
• 2019-07-23 Price Changed $46,900 BRIGHT MLS
• 2019-06-29 Price Changed $49,900 BRIGHT MLS
• 2019-06-28 Relisted — BRIGHT MLS
• 2019-06-26 Listing Removed — BRIGHT MLS
• 2019-06-07 Sold (Public Records) $68,000 Public Records
• 2019-06-01 Listed $59,500 BRIGHT MLS
• 1999-06-30 Sold (Public Records) $71,000 Public Records
• 1999-06-24 Sold (MLS) $71,000 MRIS
• 1999-05-20 Delisted — MRIS
• 1998-05-15 Listed $75,000 MRIS
• 1990-12-06 Sold (Public Records) $40,000 Public Records

Property tax history

-1.6%/yr

Latest (2025): $691 · +16.4% YoY. Source: county tax records.