105 Maple St · Berlin, NH 03570

$129,000

3 bd · 1.0 ba · 1,440 sqft · SingleFamily public records · 146 Days on market

Built 1917 4,791 sqft lot $90/sqft · 41% below area Est $219k · 41% under

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Why this score? — see what drove the A 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
• Appreciation +10.0/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks MLS

Enjoy the charm and potential of this inviting 3-bedroom home, perfectly situated to take in wonderful mountain views while remaining close to local amenities and abundant outdoor recreation. One bedroom is conveniently located on the main level, along with a quarter bathroom, while two additional bedrooms and a full bath are found upstairs. The good-sized kitchen offers plenty of room to cook and gather. Hardwood floors highlight the living room and bedrooms. A cozy wood stove adds warmth and character in the living room, while the sunroom at the front of the home provides a bright, welcoming space to relax and enjoy the scenery. A functional mudroom houses the washer and dryer for added convenience on the main level. The smaller yard is easy to maintain, and the basement offers extra storage space. With some TLC, this home presents a great opportunity to create your ideal mountain retreat or full-time residence.

Key facts

• Good-sized kitchen
• Cozy wood stove
• Sunroom

Tags

• MOUNTAIN VIEWS
• GOOD-SIZED KITCHEN
• HARDWOOD FLOORS
• COZY WOOD STOVE
• SUNROOM
• FUNCTIONAL MUDROOM

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $129k.

Deal economics

• At list price, monthly cash flow is $1k ($15k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $129k).
• Recommended offer: $114k (12.0% below list) — sets the bar for market timing.
• Cap rate 17.8% vs local median 7.1% in Berlin — 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 66/100 on livability (#67 in NH) — a middle-class / working-renter tenant base. Strengths: cost of living A+, crime A-, housing A-; Watch: schools D, amenities F, commute F.
• Berlin School District (town): math 24% / reading 30% proficiency, ranked #91 of 98 in NH (top 93%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $14k of equity ($892 loan paydown + $13k appreciation (10.0% local appreciation)).
• Coos County population projected at -19% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 146 days — a 12% lower offer ($114k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $34k; list at $129k implies a 279% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1917 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $113,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 146 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 1917 — 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. 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.
7. 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.
8. 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: 2.17% ✓
• Cap rate: 17.84%
• Cash-on-cash: 41.23%
• DSCR: 2.83
• GRM: 3.8

CMA / ARV

• ARV (median comp): $219,166
• List price: $129,000
• Delta: -41.14%
• 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
71 Denmark St	0.20mi	2/1.5 (-1)	1,413 (-2%)	1mo	$146,900	$104	80
104 Summer St	0.25mi	3/1.5	1,276 (-11%)	3mo	$220,000	$172	65
285 School St	0.49mi	3/1.5	1,399 (-3%)	7mo	$80,000	$57	64
116 Washington St	0.59mi	3/2.0	1,519 (+6%)	1mo	$228,000	$150	59
86 Spruce St	0.32mi	4/1.0 (+1)	1,279 (-11%)	8mo	$169,000	$132	55
106 Pershing Ave	0.58mi	3/1.0	1,248 (-13%)	2mo	$255,000	$204	49
324 Church St	0.49mi	2/1.0 (-1)	1,272 (-12%)	6mo	$130,000	$102	47
12 11Th St	0.69mi	3/1.5	1,276 (-11%)	2mo	$105,000	$82	46
263 School St	0.53mi	3/2.0	1,649 (+14%)	2mo	$235,000	$143	45
1816 Hutchins St	0.55mi	2/2.0 (-1)	1,288 (-11%)	5mo	$167,900	$130	44
80 Maynesboro St	0.63mi	3/1.0	1,248 (-13%)	9mo	$225,000	$180	41
199 Park St	0.59mi	4/2.0 (+1)	1,616 (+12%)	5mo	$175,000	$108	39

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 56.3%
• Equity multiple: 5.14×
• Total profit: $149,383
• Equity at exit: $116,213

10-year hold

• IRR: 49.8%
• Equity multiple: 11.46×
• Total profit: $377,938
• Equity at exit: $250,619

Cash invested: $36,120 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 56 Moderately Landlord-Leaning
• State New Hampshire: 56 Moderately Landlord-Leaning · D+1
• County: — inherits STATE
• City: — inherits STATE

Has just-cause statute; 30-day notice; landlord-leaning vs. neighbors.

Methodology + full state rankings →

ZIP-level market 03570

• Home prices YoY: 14.3%
• Active inventory: 100
• Price-to-rent: 3.8×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$676
• Tax from tax record: −$241 /mo · $2,890/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,241

Break-even live

Break-even rent $1,229

Max offer price $129,000

Occupancy floor 51%

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: $32,250
• Closing costs: $3,870
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1878 Riverside Dr Berlin, NH	2.0	1.0	1396	$2,800	$2.01	43d	1	1.31mi

Listing history 19 events

1. 2026-06-18
   days on market $129,000 Active 146 DOM
2. 2026-06-17
   days on market $129,000 Active 145 DOM
3. 2026-06-16
   days on market $129,000 Active 144 DOM
4. 2026-06-15
   days on market $129,000 Active 143 DOM
5. 2026-06-13
   days on market $129,000 Active 141 DOM
6. 2026-06-12
   days on market $129,000 Active 140 DOM
7. 2026-06-09
   days on market $129,000 Active 137 DOM
8. 2026-06-08
   days on market $129,000 Active 136 DOM
9. 2026-06-07
   days on market $129,000 Active 135 DOM
10. 2026-06-07
    days on market $129,000 Active 134 DOM
11. 2026-06-04
    days on market $129,000 Active 131 DOM
12. 2026-06-02
    days on market $129,000 Active 130 DOM
13. 2026-06-01
    days on market $129,000 Active 129 DOM
14. 2026-05-31
    days on market $129,000 Active 128 DOM
15. 2026-01-23
    listed $129,000 Active 927-char remark

    Show marketing remark (927 chars)

    Enjoy the charm and potential of this inviting 3-bedroom home, perfectly situated to take in wonderful mountain views while remaining close to local amenities and abundant outdoor recreation. One bedroom is conveniently located on the main level, along with a quarter bathroom, while two additional bedrooms and a full bath are found upstairs. The good-sized kitchen offers plenty of room to cook and gather. Hardwood floors highlight the living room and bedrooms. A cozy wood stove adds warmth and character in the living room, while the sunroom at the front of the home provides a bright, welcoming space to relax and enjoy the scenery. A functional mudroom houses the washer and dryer for added convenience on the main level. The smaller yard is easy to maintain, and the basement offers extra storage space. With some TLC, this home presents a great opportunity to create your ideal mountain retreat or full-time residence.

16. 2013-03-19
    soldstatus $34,000 173-char remark

    Show marketing remark (173 chars)

    (537)Owner says sell! This home has been completely remodeled and is a terrific value. It has hard wood floors, a newer kitchen and bath and a nice sized yard. Check it out!

17. 2010-11-18
    listed $29,900 173-char remark

    Show marketing remark (173 chars)

    (537)Owner says sell! This home has been completely remodeled and is a terrific value. It has hard wood floors, a newer kitchen and bath and a nice sized yard. Check it out!

18. 2006-05-26
    soldstatus $35,500
19. 2005-05-09
    listed $49,900

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NH · Partial reset (capped growth)

• Current annual tax: $2,890 · $241/mo
• Projected year-2 tax: $2,890 · $241/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 7 d/yr ≥85°F today · 17 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 5% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $33,600
• − Mortgage interest: −$7,226
• − Property taxes: −$2,890
• − Insurance: −$645
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$3,753
• Taxable income: $13,710
• Est. tax owed @ 24.0%: −$3,290
• After-tax cash flow: $11,601/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: Berlin School District
• NCES district ID: 3301860
• Math proficiency: 24% ▼ -5.00%
• Reading proficiency: 30% ▼ -12.00%
• Median HH income: $37,494
• Composite: 22.5/100
• National rank: #8095
• State rank: #91 of 98 in NH

Livability — Berlin

• Score: 66/100
• State rank: #67
• US rank: #11665

Category grades

Amenities F Commute F Cost of living A+ Crime A- Employment F Housing A- Health & safety F User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Berlin, NH
• City population: 9,473
• Population (ZIP): 9,473

Population outlook (Coos County) Hauer SSP2

• Today (2025): 30,912 people
• By 2030: 29,872 · -3.4%
• By 2040: 27,449 · -11.2%
• By 2050: 25,049 · -19.0%
• By 2075: 19,584 · -36.6%
• By 2100: 13,818 · -55.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Hispanic / Latino 5% Black 4% Two or more races 4%
• Common ancestry: Lithuanian 21% German 2% Romanian 2%
• Foreign-born: 3% · Canada, Jamaica
• Languages at home: 88% English-only · French/Haitian/Cajun 8% Spanish 4%

Political lean MEDSL · Coos

• 2024 margin: R (+13.8) · D 42.7% · R 56.5%
• 2008→2024 swing: -32.1pp toward R · 2008: 18.3pp · 2024: -13.8pp
• All cycles: 2024: R+13.8 2020: R+5.9 2016: R+9.1 2012: D+17.6 2008: D+18.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 55.16%
• Current HPI: 440.9127
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+158.5% since first listed

5 events — show timeline

• 2026-01-23 Listed $129,000 PrimeMLS
• 2013-03-19 Sold (MLS) $34,000 PrimeMLS
• 2010-11-18 Listed $29,900 PrimeMLS
• 2006-05-26 Sold (MLS) $35,500 PrimeMLS
• 2005-05-09 Listed $49,900 PrimeMLS

Property tax history

+2.6%/yr

Latest (2025): $2,890 · +8.8% YoY. Source: county tax records.