25 Wight St · Berlin, NH 03570

$214,900

9 bd · 3.0 ba · 3,036 sqft · MultiFamily public records · 58 Days on market

Built 1910 5,662 sqft lot $71/sqft · 21% above area Est $177k · 21% over

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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
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• ARV discount +0.0/15.0

Multi-family units

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

Listing remarks MLS

Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

Key facts

• 5,662 sq ft lot
• 5 garage spots
• Built 1910

Property features AI

Finance

• Financial info: Three total units

Exterior

• Parking: Garage with capacity for 5 vehicles
• Utilities: Public sewer; Public water; 100 Amp electrical service with circuit breakers; Cable available; High-speed internet available; Municipal trash service
• Home design: Multi-family property; Existing structure; Blue exterior color
• Construction: Built in 1910; Wood frame construction; Asphalt shingle roof
• Exterior features: Paved driveway; City lot; Road frontage on a paved, public road (approximately 50 feet)

Interior

• Bedrooms: Three units with 3+ bedrooms
• Heating & cooling: Oil-fired hot water heating; No central cooling
• Interior features: Basement present with interior access; Basement has concrete floor, exterior access, and interior stairs; Month-to-month leases for units

What this means for you Summary

Snapshot

• This is a 3 × 1-bed/1-bath units multifamily listed at $215k.

Deal economics

• At list price, monthly cash flow is $2k ($20k/yr) — positive. Per door: $545/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($4k rent vs $215k).
• Recommended offer: $208k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.4% 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: 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: 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 $23k of equity ($1k loan paydown + $21k 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 $60k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 58 days — a 3% lower offer ($208k) is reasonable based on typical stale-listing flexibility.
• 6 sale attempts since 9y 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 $120k; list at $215k implies a 79% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1910 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $208,453 (3.0% below list)

Questions for the listing agent

1. It's been on market 58 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 1910 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
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 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: 1.90% ✓
• Cap rate: 15.42%
• Cash-on-cash: 32.61%
• DSCR: 2.45
• GRM: 4.4

CMA / ARV

• ARV (median comp): $176,975
• List price: $214,900
• Delta: 21.43%
• Verdict: OVERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 49.2%
• Equity multiple: 4.68×
• Total profit: $221,298
• Equity at exit: $193,599

10-year hold

• IRR: 42.9%
• Equity multiple: 10.47×
• Total profit: $570,050
• Equity at exit: $417,503

Cash invested: $60,172 (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: 13.2×

Monthly cashflow live

• Estimated rent: $4,084 medium
• Mortgage (P&I): −$1,127
• Tax from tax record: −$375 /mo · $4,499/yr
• Insurance: −$90
• HOA: −$0
• Vacancy / Maint / Mgmt: −$858
• Net cashflow: $1,635

Break-even live

Break-even rent $2,014

Max offer price $214,900

Occupancy floor 55%

Sensitivity live

Price	-10% $1,757	-5% $1,696	+0% $1,635	+5% $1,574	+10% $1,513
Rent	-10% $1,312	-5% $1,474	+0% $1,635	+5% $1,796	+10% $1,958
Rate	-1.0pp $1,743	-0.5pp $1,690	base $1,635	+0.5pp $1,579	+1.0pp $1,523

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

Units	Beds	Baths	Est. rent
▸ 3× units	1	1	$4,083
Total (3 units)			$4,084

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: $53,725
• Closing costs: $6,447
• Reserves months: —
• Total cash needed: —

Listing history 33 events

1. 2026-06-21
   days on market $214,900 Active 58 DOM
2. 2026-06-18
   days on market $214,900 Active 56 DOM
3. 2026-06-17
   days on market $214,900 Active 55 DOM
4. 2026-06-16
   days on market $214,900 Active 54 DOM
5. 2026-06-15
   days on market $214,900 Active 53 DOM
6. 2026-06-13
   days on market $214,900 Active 51 DOM
7. 2026-06-12
   days on market $214,900 Active 50 DOM
8. 2026-06-09
   days on market $214,900 Active 47 DOM
9. 2026-06-08
   days on market $214,900 Active 46 DOM
10. 2026-06-07
    days on market $214,900 Active 45 DOM
11. 2026-06-07
    days on market $214,900 Active 44 DOM
12. 2026-06-04
    days on market $214,900 Active 41 DOM
13. 2026-06-02
    days on market $214,900 Active 40 DOM
14. 2026-06-01
    days on market $214,900 Active 39 DOM
15. 2026-05-31
    days on market $214,900 Active 38 DOM
16. 2026-04-23
    listed $214,900 Active 271-char remark
17. 2021-08-31
    soldstatus $120,000
18. 2021-08-30
    soldstatus $120,000 Closed 249-char remark

    Show marketing remark (249 chars)

    Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

19. 2021-07-13
    historical Active with Contract 249-char remark

    Show marketing remark (249 chars)

    Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

20. 2021-07-01
    status Active 249-char remark

    Show marketing remark (249 chars)

    Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

21. 2021-06-15
    historical Active with Contract 249-char remark

    Show marketing remark (249 chars)

    Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

22. 2021-06-08
    status Active 249-char remark

    Show marketing remark (249 chars)

    Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

23. 2021-06-04
    historical Active with Contract 249-char remark

    Show marketing remark (249 chars)

    Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

24. 2021-03-05
    listed $129,900 Active 249-char remark

    Show marketing remark (249 chars)

    Great 3 family building with 5 storage/garages behind the building. Each unit has 2-3 bedrooms, hardwired smoke detectors, two means of egress. Vinyl siding and vinyl replacement windows. Great income potential! ATV from the building to the trails.

25. 2019-03-07
    soldstatus $52,000
26. 2019-03-06
    soldstatus $52,000 Closed

    Show marketing remark (381 chars)

    Great Investment Opportunity! Positive Cash Flow! Fully occupied 3-family with 5 garage/storage bays. Nice west side location, close to downtown with mountain views. 3BR/1BA in each unit and a storage shed for each with 2 extras which could be rented or used for owner storage. All appliances owned by tenants. Washer dryer hookups for each unit. A must-see investment opportunity!

27. 2019-02-15
    status Pending

    Show marketing remark (381 chars)

    Great Investment Opportunity! Positive Cash Flow! Fully occupied 3-family with 5 garage/storage bays. Nice west side location, close to downtown with mountain views. 3BR/1BA in each unit and a storage shed for each with 2 extras which could be rented or used for owner storage. All appliances owned by tenants. Washer dryer hookups for each unit. A must-see investment opportunity!

28. 2019-01-22
    price $64,900

    Show marketing remark (381 chars)

    Great Investment Opportunity! Positive Cash Flow! Fully occupied 3-family with 5 garage/storage bays. Nice west side location, close to downtown with mountain views. 3BR/1BA in each unit and a storage shed for each with 2 extras which could be rented or used for owner storage. All appliances owned by tenants. Washer dryer hookups for each unit. A must-see investment opportunity!

29. 2018-11-13
    listed $69,900 Active

    Show marketing remark (381 chars)

    Great Investment Opportunity! Positive Cash Flow! Fully occupied 3-family with 5 garage/storage bays. Nice west side location, close to downtown with mountain views. 3BR/1BA in each unit and a storage shed for each with 2 extras which could be rented or used for owner storage. All appliances owned by tenants. Washer dryer hookups for each unit. A must-see investment opportunity!

30. 2017-08-31
    soldstatus $36,000 Closed
31. 2017-08-18
    status Pending
32. 2017-07-28
    listed $39,900 Active
33. 2014-12-29
    soldstatus $21,000

ⓘ 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: $4,499 · $375/mo
• Projected year-2 tax: $4,592 · $383/mo
• Expected delta: +$93/yr (+$8/mo · 2.1%)

ⓘ 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 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 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: $49,008
• − Mortgage interest: −$12,038
• − Property taxes: −$4,499
• − Insurance: −$1,074
• − Repairs & maintenance: −$3,921
• − Management: −$3,921
• − Depreciation: −$6,252
• Taxable income: $17,304
• Est. tax owed @ 24.0%: −$4,153
• After-tax cash flow: $15,466/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

+923.3% since first listed

18 events — show timeline

• 2026-04-23 Listed $214,900 PrimeMLS
• 2021-08-31 Sold (Public Records) $120,000 Public Records
• 2021-08-30 Sold (MLS) $120,000 PrimeMLS
• 2021-07-13 Contingent — PrimeMLS
• 2021-07-01 Relisted — PrimeMLS
• 2021-06-15 Contingent — PrimeMLS
• 2021-06-08 Relisted — PrimeMLS
• 2021-06-04 Contingent — PrimeMLS
• 2021-03-05 Listed $129,900 PrimeMLS
• 2019-03-07 Sold (Public Records) $52,000 Public Records
• 2019-03-06 Sold (MLS) $52,000 PrimeMLS
• 2019-02-15 Pending — PrimeMLS
• 2019-01-22 Price Changed $64,900 PrimeMLS
• 2018-11-13 Listed $69,900 PrimeMLS
• 2017-08-31 Sold (MLS) $36,000 PrimeMLS
• 2017-08-18 Pending — PrimeMLS
• 2017-07-28 Listed $39,900 PrimeMLS
• 2014-12-29 Sold (Public Records) $21,000 Public Records

Property tax history

+6.7%/yr

Latest (2025): $4,499 · +8.8% YoY. Source: county tax records.