85 Grafton St · Berlin, NH 03570

$65,000

3 bd · 1.0 ba · 1,433 sqft · SingleFamily public records · 10 Days on market

Built 1900 4,791 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
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• 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

This home sits on a corner lot within walking distance to parks and downtown Berlin.   Property needs rehab, bring your tools and turn this house into your next home or investment.

Key facts

• Corner lot
• 4,791 sq ft lot
• Garage

Tags

• CORNER LOT
• WALKING DISTANCE TO PARKS

Property features AI

Exterior

• Parking: One-car garage; Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical service; High-speed internet available
• Home design: New Englander-style home; Existing structure; Faces unspecified direction; Two-story total (information implies multiple levels)
• Construction: Wood frame construction; Shingle (asphalt) roof; Built in 1900
• Exterior features: Corner lot; Level terrain; Mountain views; Near trails (including snowmobile and ATV trails); Close to shopping

Interior

• Bathrooms: One full bathroom
• Heating & cooling: Oil-fired hot water heating
• Interior features: Five total rooms; Full unfinished basement with storage space and walkout access

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $931 ($11k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $65k).
• Cap rate 23.5% vs local median 6.2% 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: amenities F, commute F, employment 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.
• Zoned schools: Berlin Elementary School (math 35% / reading 33%, grade F, #188 of 263 statewide, top 71%, 422 students, 62% FRL).
• Market conditions: 102 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 $7k of equity ($449 loan paydown + $6k 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 $18k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 10 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 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 $30k; list at $65k implies a 117% 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: major flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $65,000

Questions for the listing agent

1. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.69% ✓
• Cap rate: 23.48%
• Cash-on-cash: 61.37%
• DSCR: 3.73
• GRM: 3.1

CMA / ARV

• ARV (on-the-fly): $189,156
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
485 Champlain St	0.18mi	3/1.0	1,548 (+8%)	5mo	$110,000	$71	74
285 School St	0.34mi	3/1.5	1,399 (-2%)	7mo	$80,000	$57	72
116 Washington St	0.37mi	3/2.0	1,519 (+6%)	1mo	$228,000	$150	68
479 Burgess St	0.19mi	3/1.5	1,219 (-15%)	2mo	$136,000	$112	63
507 First Ave	0.68mi	3/2.0	1,374 (-4%)	4mo	$153,500	$112	54
96 Clark St	0.67mi	3/1.5	1,528 (+7%)	2mo	$220,000	$144	54
665 Gendron St	0.52mi	2/2.0 (-1)	1,345 (-6%)	3mo	$200,000	$149	54
104 Summer St	0.51mi	3/1.5	1,276 (-11%)	3mo	$220,000	$172	54
86 Spruce St	0.50mi	4/1.0 (+1)	1,279 (-11%)	8mo	$169,000	$132	47
324 Church St	0.68mi	2/1.0 (-1)	1,272 (-11%)	6mo	$130,000	$102	39
199 Park St	0.65mi	4/2.0 (+1)	1,616 (+13%)	5mo	$175,000	$108	35
624 Second Ave	0.64mi	4/1.5 (+1)	1,623 (+13%)	9mo	$243,900	$150	33

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: 73.4%
• Equity multiple: 6.20×
• Total profit: $94,712
• Equity at exit: $58,557

10-year hold

• IRR: 67.3%
• Equity multiple: 13.77×
• Total profit: $232,342
• Equity at exit: $126,281

Cash invested: $18,200 (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: 102
• Price-to-rent: 3.1×

Monthly cashflow live

• Estimated rent: $1,747 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$367
• Net cashflow: $931

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 42%

Sensitivity live

Price	-10% $976	-5% $953	+0% $931	+5% $908	+10% $886
Rent	-10% $793	-5% $862	+0% $931	+5% $1,000	+10% $1,069
Rate	-1.0pp $964	-0.5pp $947	base $931	+0.5pp $914	+1.0pp $897

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $65,000 Active 10 DOM
2. 2026-06-18
   days on market $65,000 Active 8 DOM
3. 2026-06-17
   days on market $65,000 Active 7 DOM
4. 2026-06-16
   days on market $65,000 Active 6 DOM
5. 2026-06-15
   days on market $65,000 Active 5 DOM
6. 2026-06-13
   days on market $65,000 Active 3 DOM
7. 2026-06-12
   listed $65,000 Active 2 DOM

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

Climate risk First Street

• 🌊 Flood 6/10 Major FEMA zone X (unshaded) · 75% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥85°F today · 18 d/yr by 30 yrs out
• 💨 Wind 3/10 Moderate 6% 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: $20,962
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,677
• − Management: −$1,677
• − Depreciation: −$1,891
• Taxable income: $10,777
• Est. tax owed @ 24.0%: −$2,586
• After-tax cash flow: $8,584/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

+116.7% since first listed

3 events — show timeline

• 2026-06-10 Listed $65,000 PrimeMLS
• 2026-03-09 Listed $30,000 PrimeMLS
• 2026-03-09 Sold (MLS) $30,000 PrimeMLS

Property tax history

+2.5%/yr

Latest (2025): $3,330 · +8.8% YoY. Source: county tax records.