2 Evergreen Ter · Cumberland, MD 21502

$64,900

1 bd · 1.0 ba · 529 sqft · SingleFamily public records · 99 Days on market

Built 1935 871 sqft lot

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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
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• 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

Recently completely renovated, this one bedroom house is perfect for one or two people. Laundry hookups available on main floor or in basement. New appliances, new plumbing, replacement windows, and central air. If you are looking to downsize and want one level living, this may be the perfect house for you!

Key facts

• Built 1935
• Listed 99 days

Property features AI

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer
• Home design: Detached property; Shingle roof; Brick construction; Block foundation; Above-grade living space estimated at 529 finished
• Construction: Brick exterior; Block foundation; Shingle roof; Detached structure
• Exterior features: Located on a no-thru street; In city limits

Interior

• Kitchen: Electric oven/range; Refrigerator
• Bedrooms: One bedroom on the main level
• Flooring: Carpet
• Bathrooms: One full bathroom on the main level; One full bathroom total
• Heating & cooling: Forced air heating (natural gas); Central air conditioning (electric); Natural gas hot water
• Interior features: Attic; Carpet flooring (some areas); Ceiling fan(s); Traditional floor plan; Entry-level bedroom; Basement with outside entrance, partial finish, unfinished areas, walkout level
• Laundry & utility: Main-floor laundry

What this means for you Summary

Snapshot

• This is a 1-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $269 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($840 rent vs $65k).
• Recommended offer: $59k (9.0% 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: 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).
• Zoned-school proficiency averages 38% at this address vs 22% district-wide (+15 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); 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 $449 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 $18k cash investment doubles in ~6 years — after that, you're playing with house money.

Negotiation context

• It's been on market 99 days — a 9% lower offer ($59k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 29y ago; this cycle's ask has dropped $24k (27%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $40k; list at $65k implies a 62% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1935 — 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 $59,059 (9.0% below list)

Questions for the listing agent

1. It's been on market 99 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 1935 — 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: 1.29% ✓
• Cap rate: 11.27%
• Cash-on-cash: 17.77%
• DSCR: 1.79
• GRM: 6.4

CMA / ARV

• ARV (on-the-fly): $33,327
• Comps found: 3

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
2 Evergreen Ter	0.00mi	1/1.0	529 (0%)	0mo	$69,000	$130	100
407 Walnut St	0.49mi	1/1.0	540 (+2%)	7mo	$32,900	$61	68
717 Princeton St	0.29mi	2/1.0 (+1)	480 (-9%)	1mo	$30,000	$63	66

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: 14.4%
• Equity multiple: 1.61×
• Total profit: $11,041
• Equity at exit: $9,677

10-year hold

• IRR: 26.4%
• Equity multiple: 3.85×
• Total profit: $51,805
• Equity at exit: $5,611

Cash invested: $18,172 (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: 6.4×

Monthly cashflow live

• Estimated rent: $840 medium
• Mortgage (P&I): −$340
• Tax from tax record: −$27 /mo · $326/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$176
• Net cashflow: $269

Break-even live

Break-even rent $499

Max offer price $64,900

Occupancy floor 63%

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: $16,225
• Closing costs: $1,947
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
623 Columbia Ave Unit C Cumberland, MD	1.0	1.0	600	$635	$1.06	43d	1	0.77mi
424 N Mechanic St Unit 1 Cumberland, MD	1.0	1.0	600	$950	$1.58	43d	1	0.79mi

Listing history 25 events

1. 2026-06-12
   status $64,900 Pending 99 DOM
2. 2026-05-01
   historical Active Under Contract
3. 2026-04-20
   status Active
4. 2026-04-19
   historical
5. 2026-04-18
   price $64,900
6. 2026-03-26
   price $69,000
7. 2026-03-09
   price $79,000
8. 2026-01-21
   listed $89,000 Active
9. 2022-12-07
   soldstatus $40,000 Closed
10. 2022-11-17
    status Pending
11. 2022-11-11
    listed $35,500 Active
12. 2017-11-01
    soldstatus $20,000 Closed 308-char remark

    Show marketing remark (308 chars)

    Recently completely renovated, this one bedroom house is perfect for one or two people. Laundry hookups available on main floor or in basement. New appliances, new plumbing, replacement windows, and central air. If you are looking to downsize and want one level living, this may be the perfect house for you!

13. 2017-11-01
    soldstatus $20,000 Sold

    Show marketing remark (308 chars)

    Recently completely renovated, this one bedroom house is perfect for one or two people. Laundry hookups available on main floor or in basement. New appliances, new plumbing, replacement windows, and central air. If you are looking to downsize and want one level living, this may be the perfect house for you!

14. 2017-09-21
    status Contract
15. 2017-08-26
    listed $25,000 Active
16. 2002-11-01
    soldstatus $15,000
17. 2002-10-25
    soldstatus $15,000
18. 2002-09-20
    historical
19. 2001-08-10
    listed $20,000
20. 2001-02-07
    historical
21. 2001-02-05
    listed
22. 1997-04-10
    soldstatus $19,000
23. 1997-04-02
    soldstatus $19,000
24. 1997-01-15
    listed $19,500
25. 1995-06-28
    soldstatus $14,500

ⓘ 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: $326 · $27/mo
• Projected year-2 tax: $517 · $43/mo
• Expected delta: +$191/yr (+$16/mo · 58.6%)

ⓘ 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 · 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: $10,080
• − Mortgage interest: −$3,635
• − Property taxes: −$326
• − Insurance: −$324
• − Repairs & maintenance: −$806
• − Management: −$806
• − Depreciation: −$1,888
• Taxable income: $2,294
• Est. tax owed @ 24.0%: −$551
• After-tax cash flow: $2,679/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

+347.6% since first listed

24 events — show timeline

• 2026-05-01 Contingent — BRIGHT MLS
• 2026-04-20 Relisted — BRIGHT MLS
• 2026-04-19 Listing Removed — BRIGHT MLS
• 2026-04-18 Price Changed $64,900 BRIGHT MLS
• 2026-03-26 Price Changed $69,000 BRIGHT MLS
• 2026-03-09 Price Changed $79,000 BRIGHT MLS
• 2026-01-21 Listed $89,000 BRIGHT MLS
• 2022-12-07 Sold (MLS) $40,000 BRIGHT MLS
• 2022-11-17 Pending — BRIGHT MLS
• 2022-11-11 Listed $35,500 BRIGHT MLS
• 2017-11-01 Sold (MLS) $20,000 MRIS
• 2017-11-01 Sold (MLS) $20,000 BRIGHT MLS
• 2017-09-21 Pending — MRIS
• 2017-08-26 Listed $25,000 MRIS
• 2002-11-01 Sold (Public Records) $15,000 Public Records
• 2002-10-25 Sold (MLS) $15,000 MRIS
• 2002-09-20 Delisted — MRIS
• 2001-08-10 Listed $20,000 MRIS
• 2001-02-07 Delisted — MRIS
• 2001-02-05 Listed — MRIS
• 1997-04-10 Sold (Public Records) $19,000 Public Records
• 1997-04-02 Sold (MLS) $19,000 MRIS
• 1997-01-15 Listed $19,500 MRIS
• 1995-06-28 Sold (Public Records) $14,500 Public Records

Property tax history

+1.7%/yr

Latest (2025): $326 · +28.0% YoY. Source: county tax records.