116 Decatur St · Cumberland, MD 21502

$99,900

3 bd · 2.0 ba · 2,036 sqft · SingleFamily public records · 100 Days on market

Built 1904 2,280 sqft lot $49/sqft · 15% above area Est $87k · 14% 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 +30.0/30.0
• DSCR +10.0/10.0
• 1% rule +7.9/10.0
• Rent growth +5.0/5.0
• Livability +3.9/5.0
• Condition / age +2.5/5.0
• Schools +1.9/10.0
• ARV discount +1.0/15.0
• Appreciation +0.0/10.0

Listing remarks MLS

1904 Victorian in the Heart of Downtown Cumberland, step into the charm and potential of this Victorian home, with 3 bedrooms and 2 full bathrooms, this historic property is truly a diamond in the rough and ready for someone to restore it to its former beauty. The main level features: A welcoming foyer, Open-concept living room and formal dining room, Eat-in kitchen, One bedroom and full bathroom. The upper level offers: 2 Bedroms, additional room that could serve as bedroom or a living area for a potential apartment, A small kitchen, Full bathroom. Additional features include: Walk-up attic with extra storage or expansion potential, Unfinished basement with space for a possible additional finishes, Deck and brick courtyard outdoor. With some vision, this home could become a beautiful single-family residence or a two-unit investment property. ;; Prime location: Walking distance to Baltimore Street shops and amenities, Convenient access to I-68⚠️ Property is being sold strictly AS-IS.

Key facts

• Formal dining room
• Victorian home
• Welcoming foyer

Tags

• VICTORIAN HOME
• WELCOMING FOYER
• OPEN-CONCEPT LIVING ROOM
• FORMAL DINING ROOM
• EAT-IN KITCHEN
• WALK-UP ATTIC

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $389 ($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: $91k (9.0% below list) — sets the bar for market timing.
• Cap rate 11.0% 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 44d 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 $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 100 days — a 9% lower offer ($91k) is reasonable based on typical stale-listing flexibility.
• 3 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.
• Current owner paid $74k; 35% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1904 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: extreme-heat days projected 8→19/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $90,909 (9.0% below list)

Questions for the listing agent

1. It's been on market 100 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 1904 — 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: 10.96%
• Cash-on-cash: 16.68%
• DSCR: 1.74
• GRM: 6.5

CMA / ARV

• ARV (median comp): $87,250
• List price: $99,900
• Delta: 14.50%
• Verdict: OVERPRICED
• 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	0.21mi	4/2.0 (+1)	2,024 (-1%)	2mo	$55,000	$27	83
230 Bedford St	0.19mi	4/2.0 (+1)	2,176 (+7%)	0mo	$35,000	$16	74
517 Linden St	0.27mi	3/2.0	1,872 (-8%)	5mo	$87,000	$46	70
611 Bedford St	0.39mi	3/2.0	2,228 (+9%)	2mo	$120,000	$54	65
17 N Chase St	0.72mi	3/1.5	1,964 (-4%)	0mo	$121,000	$62	58
121 Independence St	0.26mi	2/1.0 (-1)	1,794 (-12%)	3mo	$45,000	$25	57
411 Pulaski St	0.70mi	3/2.0	1,900 (-7%)	0mo	$66,000	$35	56
712 Golden Ln	0.71mi	3/1.5	2,129 (+5%)	6mo	$120,000	$56	52
304 Park St	0.33mi	4/2.0 (+1)	1,764 (-13%)	9mo	$46,000	$26	49
18 Greene St	0.44mi	4/1.5 (+1)	2,275 (+12%)	5mo	$212,000	$93	49
418 Columbia St	0.52mi	2/1.0 (-1)	1,804 (-11%)	6mo	$45,000	$25	43
519 Shriver Ave	0.75mi	4/2.0 (+1)	1,834 (-10%)	8mo	$175,000	$95	37

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: 13.0%
• Equity multiple: 1.55×
• Total profit: $15,348
• Equity at exit: $14,895

10-year hold

• IRR: 25.3%
• Equity multiple: 3.72×
• Total profit: $76,108
• 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: 6.5×

Monthly cashflow live

• Estimated rent: $1,286 medium
• Mortgage (P&I): −$524
• Tax from tax record: −$62 /mo · $745/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$270
• Net cashflow: $389

Break-even live

Break-even rent $794

Max offer price $99,900

Occupancy floor 65%

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 5 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
516 Bedford St Cumberland, MD	3.0	1.5	1500	$1,195	$0.80	43d	1	0.33mi
418 N Mechanic St Unit 1C Cumberland, MD	3.0	1.0	1500	$1,295	$0.86	43d	1	0.57mi
423 Furnace St Cumberland, MD	3.0	1.5	1440	$1,250	$0.87	43d	1	0.64mi
109 Grand Ave Unit B Cumberland, MD	2.0	1.0	3000	$800	$0.27	43d	1	1.24mi
131 Grand Ave Cumberland, MD	3.0	2.0	1444	$1,300	$0.90	43d	1	1.30mi

Listing history 21 events

1. 2026-06-19
   days on market $99,900 Active 100 DOM
2. 2026-06-18
   days on market $99,900 Active 99 DOM
3. 2026-06-17
   days on market $99,900 Active 98 DOM
4. 2026-06-16
   days on market $99,900 Active 97 DOM
5. 2026-06-15
   days on market $99,900 Active 96 DOM
6. 2026-06-14
   days on market $99,900 Active 94 DOM
7. 2026-06-12
   days on market $99,900 Active 93 DOM
8. 2026-06-09
   days on market $99,900 Active 90 DOM
9. 2026-06-08
   days on market $99,900 Active 89 DOM
10. 2026-06-07
    days on market $99,900 Active 88 DOM
11. 2026-06-02
    days on market $99,900 Active 83 DOM
12. 2026-06-01
    days on market $99,900 Active 82 DOM
13. 2026-05-31
    days on market $99,900 Active 81 DOM
14. 2026-05-30
    days on market $99,900 Active 80 DOM
15. 2026-04-04
    status Active 999-char remark

    Show marketing remark (999 chars)

    1904 Victorian in the Heart of Downtown Cumberland, step into the charm and potential of this Victorian home, with 3 bedrooms and 2 full bathrooms, this historic property is truly a diamond in the rough and ready for someone to restore it to its former beauty. The main level features: A welcoming foyer, Open-concept living room and formal dining room, Eat-in kitchen, One bedroom and full bathroom. The upper level offers: 2 Bedroms, additional room that could serve as bedroom or a living area for a potential apartment, A small kitchen, Full bathroom. Additional features include: Walk-up attic with extra storage or expansion potential, Unfinished basement with space for a possible additional finishes, Deck and brick courtyard outdoor. With some vision, this home could become a beautiful single-family residence or a two-unit investment property. ;; Prime location: Walking distance to Baltimore Street shops and amenities, Convenient access to I-68⚠️ Property is being sold strictly AS-IS.

16. 2026-04-04
    historical Active Under Contract 999-char remark

    Show marketing remark (999 chars)

    1904 Victorian in the Heart of Downtown Cumberland, step into the charm and potential of this Victorian home, with 3 bedrooms and 2 full bathrooms, this historic property is truly a diamond in the rough and ready for someone to restore it to its former beauty. The main level features: A welcoming foyer, Open-concept living room and formal dining room, Eat-in kitchen, One bedroom and full bathroom. The upper level offers: 2 Bedroms, additional room that could serve as bedroom or a living area for a potential apartment, A small kitchen, Full bathroom. Additional features include: Walk-up attic with extra storage or expansion potential, Unfinished basement with space for a possible additional finishes, Deck and brick courtyard outdoor. With some vision, this home could become a beautiful single-family residence or a two-unit investment property. ;; Prime location: Walking distance to Baltimore Street shops and amenities, Convenient access to I-68⚠️ Property is being sold strictly AS-IS.

17. 2026-03-11
    listed $99,900 Active 999-char remark

    Show marketing remark (999 chars)

    1904 Victorian in the Heart of Downtown Cumberland, step into the charm and potential of this Victorian home, with 3 bedrooms and 2 full bathrooms, this historic property is truly a diamond in the rough and ready for someone to restore it to its former beauty. The main level features: A welcoming foyer, Open-concept living room and formal dining room, Eat-in kitchen, One bedroom and full bathroom. The upper level offers: 2 Bedroms, additional room that could serve as bedroom or a living area for a potential apartment, A small kitchen, Full bathroom. Additional features include: Walk-up attic with extra storage or expansion potential, Unfinished basement with space for a possible additional finishes, Deck and brick courtyard outdoor. With some vision, this home could become a beautiful single-family residence or a two-unit investment property. ;; Prime location: Walking distance to Baltimore Street shops and amenities, Convenient access to I-68⚠️ Property is being sold strictly AS-IS.

18. 2025-06-23
    soldstatus $74,000
19. 2025-06-09
    soldstatus $74,000 Closed 856-char remark

    Show marketing remark (856 chars)

    VICTORIAN FIXER UPPER IN HEART OF DOWNTOWN CUMBERLAND! Welcome to 116 Decatur Street. This circa 1904 home is a diamond in the rough with 3 bedrooms and 2 full bathrooms. With a little TLC, this property has the potential to be a single-family home or a two-unit investment property. The main floor features a foyer, open concept living room and formal dining room, an eat-in kitchen, a den, a bedroom and full bathroom. Upstairs, there is a bedroom, a potential 3/4 bedrooms (or a living room if made into a separate apartment), a small kitchen and a full bathroom. There is a walk-up attic and an unfinished basement with potential for another finished room. Outside, there is a deck and a brick courtyard. With some work, this home could really shine again! Walking distance to Baltimore Street and shopping. Convenient to I-68. SOLD IN AS IS CONDITION.

20. 2025-05-10
    status Pending 856-char remark

    Show marketing remark (856 chars)

    VICTORIAN FIXER UPPER IN HEART OF DOWNTOWN CUMBERLAND! Welcome to 116 Decatur Street. This circa 1904 home is a diamond in the rough with 3 bedrooms and 2 full bathrooms. With a little TLC, this property has the potential to be a single-family home or a two-unit investment property. The main floor features a foyer, open concept living room and formal dining room, an eat-in kitchen, a den, a bedroom and full bathroom. Upstairs, there is a bedroom, a potential 3/4 bedrooms (or a living room if made into a separate apartment), a small kitchen and a full bathroom. There is a walk-up attic and an unfinished basement with potential for another finished room. Outside, there is a deck and a brick courtyard. With some work, this home could really shine again! Walking distance to Baltimore Street and shopping. Convenient to I-68. SOLD IN AS IS CONDITION.

21. 2025-04-24
    listed $85,000 Active 856-char remark

    Show marketing remark (856 chars)

    VICTORIAN FIXER UPPER IN HEART OF DOWNTOWN CUMBERLAND! Welcome to 116 Decatur Street. This circa 1904 home is a diamond in the rough with 3 bedrooms and 2 full bathrooms. With a little TLC, this property has the potential to be a single-family home or a two-unit investment property. The main floor features a foyer, open concept living room and formal dining room, an eat-in kitchen, a den, a bedroom and full bathroom. Upstairs, there is a bedroom, a potential 3/4 bedrooms (or a living room if made into a separate apartment), a small kitchen and a full bathroom. There is a walk-up attic and an unfinished basement with potential for another finished room. Outside, there is a deck and a brick courtyard. With some work, this home could really shine again! Walking distance to Baltimore Street and shopping. Convenient to I-68. SOLD IN AS IS CONDITION.

ⓘ 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: $745 · $62/mo
• Projected year-2 tax: $917 · $76/mo
• Expected delta: +$172/yr (+$14/mo · 23.1%)

ⓘ 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 8 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: $15,438
• − Mortgage interest: −$5,596
• − Property taxes: −$745
• − Insurance: −$500
• − Repairs & maintenance: −$1,235
• − Management: −$1,235
• − Depreciation: −$2,906
• Taxable income: $3,221
• Est. tax owed @ 24.0%: −$773
• After-tax cash flow: $3,891/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

+17.5% since first listed

7 events — show timeline

• 2026-04-04 Relisted — BRIGHT MLS
• 2026-04-04 Contingent — BRIGHT MLS
• 2026-03-11 Listed $99,900 BRIGHT MLS
• 2025-06-23 Sold (Public Records) $74,000 Public Records
• 2025-06-09 Sold (MLS) $74,000 BRIGHT MLS
• 2025-05-10 Pending — BRIGHT MLS
• 2025-04-24 Listed $85,000 BRIGHT MLS

Property tax history

+1.1%/yr

Latest (2025): $745 · +7.8% YoY. Source: county tax records.