457 Hillsboro St · Berlin, NH 03570

$179,000

8 bd · 3.0 ba · 2,804 sqft · MultiFamily public records · 49 Days on market

Built 1895 10,018 sqft lot $64/sqft · 48% above area Est $172k · at est.

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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
• Appreciation +10.0/10.0
• ARV discount +5.8/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Multi-family units

County records classify this as Multi-Family (2-4 Unit). Listing-text estimate: 3 units. confirmed

Listing remarks MLS

Vacant Three Unit Property to be sold "AS IS" - "AS Seen". Basement Apartment has two bedrooms, 3/4 bath, living room and eat in kitchen. 1st floor unit has 2 bedrooms, full bath, living room and eat in kitchen. 3rd Unit is two floors and has 3 bedrooms, full bath, eat in kitchen, living room and bonus room. Large lot, views, deck and garage. Water, Heat and Electrical are all up and running. Third Party Approval Needed.

Key facts

• 3 unit building
• Owner occupy
• 0.23 acre lot

Tags

• 3 UNIT BUILDING
• CASH FLOW OPPORTUNITY
• OWNER OCCUPY

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Electric service with fuses; Municipal trash; Telephone available; High-speed internet available
• Home design: Multi-family building; Existing structure; Black exterior color
• Construction: Wood frame construction; Asphalt shingle roof; Built in 1895
• Exterior features: Hilly, sloping lot with views; Paved driveway; Public road frontage (approximately 100 feet)

Interior

• Bedrooms: Two 2-bedroom units; One 3+ bedroom unit
• Bathrooms: Three full bathrooms across the units
• Heating & cooling: Oil heating with hot water system; No central cooling
• Interior features: Full basement with walkout access; Basement contains apartment space; Multi-family layout (3 units total)

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $179k.

Deal economics

• At list price, monthly cash flow is $2k ($19k/yr) — positive. Per door: $539/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $179k).
• Recommended offer: $174k (3.0% below list) — sets the bar for market timing.
• Cap rate 17.1% 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; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 49 days — a 3% lower offer ($174k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $100k; list at $179k implies a 78% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.4% of price; built in 1895 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $173,630 (3.0% below list)

Questions for the listing agent

1. It's been on market 49 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1895 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 2.22% ✓
• Cap rate: 17.14%
• Cash-on-cash: 38.73%
• DSCR: 2.72
• GRM: 3.8

CMA / ARV

• ARV (median comp): $172,364
• List price: $179,000
• Delta: 3.85%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 2 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Burgess St	0.09mi	7/4.0 (-1)	3,046 (+9%)	4mo	$230,000	$76	69
835 Western Ave	0.62mi	7/2.0 (-1)	2,692 (-4%)	8mo	$185,000	$69	49

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: 54.2%
• Equity multiple: 5.01×
• Total profit: $200,756
• Equity at exit: $161,257

10-year hold

• IRR: 47.8%
• Equity multiple: 11.19×
• Total profit: $510,635
• Equity at exit: $347,758

Cash invested: $50,120 (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: 11.3×

Monthly cashflow live

• Estimated rent: $3,973 medium
• Mortgage (P&I): −$939
• Tax from tax record: −$508 /mo · $6,092/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$834
• Net cashflow: $1,618

Break-even live

Break-even rent $1,925

Max offer price $179,000

Occupancy floor 54%

3-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$3,972
Total (3 units)			$3,973

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: $44,750
• Closing costs: $5,370
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $179,000 Active 49 DOM
2. 2026-06-17
   days on market $179,000 Active 48 DOM
3. 2026-06-16
   days on market $179,000 Active 47 DOM
4. 2026-06-15
   days on market $179,000 Active 46 DOM
5. 2026-06-13
   days on market $179,000 Active 44 DOM
6. 2026-06-12
   days on market $179,000 Active 43 DOM
7. 2026-06-09
   days on market $179,000 Active 40 DOM
8. 2026-06-08
   days on market $179,000 Active 39 DOM
9. 2026-06-07
   days on market $179,000 Active 38 DOM
10. 2026-06-07
    days on market $179,000 Active 37 DOM
11. 2026-06-04
    days on market $179,000 Active 34 DOM
12. 2026-06-02
    days on market $179,000 Active 33 DOM
13. 2026-06-01
    days on market $179,000 Active 32 DOM
14. 2026-05-31
    days on market $179,000 Active 31 DOM
15. 2026-04-30
    listed $179,000 Active 431-char remark
16. 2021-12-15
    soldstatus $100,500 Closed 444-char remark

    Show marketing remark (444 chars)

    Vacant Three Unit Property to be sold "AS IS" - "AS Seen". Basement Apartment has two bedrooms, 3/4 bath, living room and eat in kitchen. 1st floor unit has 2 bedrooms, full bath, living room and eat in kitchen. 3rd Unit is two floors and has 3 bedrooms, full bath, eat in kitchen, living room and bonus room. Large lot, views, deck and garage. Water, Heat and Electrical are all up and running. Third Party Approval Needed.

17. 2021-12-06
    status Pending 444-char remark

    Show marketing remark (444 chars)

    Vacant Three Unit Property to be sold "AS IS" - "AS Seen". Basement Apartment has two bedrooms, 3/4 bath, living room and eat in kitchen. 1st floor unit has 2 bedrooms, full bath, living room and eat in kitchen. 3rd Unit is two floors and has 3 bedrooms, full bath, eat in kitchen, living room and bonus room. Large lot, views, deck and garage. Water, Heat and Electrical are all up and running. Third Party Approval Needed.

18. 2021-10-14
    historical Active with Contract 444-char remark

    Show marketing remark (444 chars)

    Vacant Three Unit Property to be sold "AS IS" - "AS Seen". Basement Apartment has two bedrooms, 3/4 bath, living room and eat in kitchen. 1st floor unit has 2 bedrooms, full bath, living room and eat in kitchen. 3rd Unit is two floors and has 3 bedrooms, full bath, eat in kitchen, living room and bonus room. Large lot, views, deck and garage. Water, Heat and Electrical are all up and running. Third Party Approval Needed.

19. 2021-09-29
    listed $110,000 Active 444-char remark

    Show marketing remark (444 chars)

    Vacant Three Unit Property to be sold "AS IS" - "AS Seen". Basement Apartment has two bedrooms, 3/4 bath, living room and eat in kitchen. 1st floor unit has 2 bedrooms, full bath, living room and eat in kitchen. 3rd Unit is two floors and has 3 bedrooms, full bath, eat in kitchen, living room and bonus room. Large lot, views, deck and garage. Water, Heat and Electrical are all up and running. Third Party Approval Needed.

ⓘ 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: $6,092 · $508/mo
• Projected year-2 tax: $6,092 · $508/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 4% 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: $47,676
• − Mortgage interest: −$10,027
• − Property taxes: −$6,092
• − Insurance: −$895
• − Repairs & maintenance: −$3,814
• − Management: −$3,814
• − Depreciation: −$5,207
• Taxable income: $17,827
• Est. tax owed @ 24.0%: −$4,278
• After-tax cash flow: $15,134/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

+62.7% since first listed

5 events — show timeline

• 2026-04-30 Listed $179,000 PrimeMLS
• 2021-12-15 Sold (MLS) $100,500 PrimeMLS
• 2021-12-06 Pending — PrimeMLS
• 2021-10-14 Contingent — PrimeMLS
• 2021-09-29 Listed $110,000 PrimeMLS

Property tax history

+5.8%/yr

Latest (2025): $6,092 · +8.8% YoY. Source: county tax records.