80 Maynesboro St · Berlin, NH 03570

$280,000

2 bd · 1.0 ba · 832 sqft · SingleFamily public records · 8 Days on market

Built 1955 9,147 sqft lot

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Why this score? — see what drove the F 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).

• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Cash flow +3.3/30.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0
• 1% rule +0.0/10.0
• DSCR +0.0/10.0

Listing remarks MLS

Welcome to this beautifully renovated 3-4 bedroom home on a corner lot with a private backyard. Step inside and be impressed by the attention to detail and modern updates throughout. The kitchen and bathroom have been completely renovated with high-end finishes, while warm pine board ceilings in the living. Other recent updates to offer peace of mind are new windows, updated hot air ducts, new garage door, new decks, and many more! Whether you're a first-time home buyer or looking for the perfect getaway for ATV and snowmobile adventures, this home checks all the boxes.

Key facts

• Private backyard
• Bonus room
• Updated kitchen

Tags

• CORNER LOT
• UPDATED KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• NEWLY INSTALLED PELLET STOVE
• BONUS ROOM
• PRIVATE BACKYARD

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; 200 amp electrical service with circuit breakers; Cable internet available
• Home design: Cape-style home; Existing construction; Green exterior color
• Construction: Built in 1955; Wood frame construction with clapboard exterior; Asphalt shingle roof
• Exterior features: Corner lot; Near hospital; Near ATV trail; Paved driveway; Road frontage on a public maintained road

Interior

• Kitchen: Dishwasher; Refrigerator; Electric stove
• Bathrooms: One 3/4 bathroom
• Heating & cooling: Oil heat; Pellet stove; Forced air
• Interior features: Six total rooms; Unfinished walkout basement with interior and exterior access, concrete floor and interior stairs

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $280k.

Deal economics

• At list price, monthly cash flow is $-870 ($-10k/yr) — negative.
• To cash-flow at today's rent, offer at most $126k (54.9% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $136k (51.3% below list).
• Recommended offer: $126k (54.9% below list) — sets the bar for cash-flow.
• Cap rate 2.6% vs local median 6.2% in Berlin — below-typical yield; the buyer is paying a premium for something (appreciation thesis, condition, location) that the cap rate doesn't capture.

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 $30k of equity ($2k loan paydown + $28k 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.
• By year 2, paydown + projected appreciation supports a ~$48k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 8 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 25y 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 $225k; 24% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1955 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,251 (54.9% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. Built in 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
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: 0.49% ✗
• Cap rate: 2.56%
• Cash-on-cash: -13.32%
• DSCR: 0.41
• GRM: 17.1

CMA / ARV

• ARV (on-the-fly): $148,928
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
205 Denmark St	0.45mi	2/1.0	840 (+1%)	2mo	$150,000	$179	76
279 Norway St	0.35mi	2/1.0	840 (+1%)	19mo	$189,913	$226	66
14 Marne Ave	0.15mi	1/1.0 (-1)	930 (+12%)	4mo	$94,000	$101	65
70 Horne St	0.15mi	2/1.0	760 (-9%)	16mo	$128,000	$168	65

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: 15.0%
• Equity multiple: 2.24×
• Total profit: $97,092
• Equity at exit: $252,246

10-year hold

• IRR: 14.7%
• Equity multiple: 5.20×
• Total profit: $329,568
• Equity at exit: $543,978

Cash invested: $78,400 (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: 17.1×

Monthly cashflow live

• Estimated rent: $1,364 medium
• Mortgage (P&I): −$1,468
• Tax from tax record: −$363 /mo · $4,358/yr
• Insurance: −$117
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $-870

Break-even live

Break-even rent $2,466

Max offer price $126,251

Occupancy floor —

Sensitivity live

Price	-10% $-712	-5% $-791	+0% $-870	+5% $-950	+10% $-1,029
Rent	-10% $-978	-5% $-924	+0% $-870	+5% $-816	+10% $-763
Rate	-1.0pp $-729	-0.5pp $-799	base $-870	+0.5pp $-943	+1.0pp $-1,017

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: $70,000
• Closing costs: $8,400
• Reserves months: —
• Total cash needed: —

Listing history 7 events

1. 2026-06-21
   days on market $280,000 Active 8 DOM
2. 2026-06-18
   days on market $280,000 Active 6 DOM
3. 2026-06-17
   days on market $280,000 Active 5 DOM
4. 2026-06-16
   days on market $280,000 Active 4 DOM
5. 2026-06-15
   days on market $280,000 Active 3 DOM
6. 2026-06-12
   remarks 699-char remark
7. 2026-06-12
   listed $280,000 Active 1 DOM

ⓘ 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: $4,358 · $363/mo
• Projected year-2 tax: $5,231 · $436/mo
• Expected delta: +$873/yr (+$73/mo · 20.0%)

ⓘ 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 ≥88°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: $16,372
• − Mortgage interest: −$15,684
• − Property taxes: −$4,358
• − Insurance: −$1,400
• − Repairs & maintenance: −$1,310
• − Management: −$1,310
• − Depreciation: −$8,145
• Taxable loss: −$15,835
• Est. tax savings @ 24.0%: +$3,800
• After-tax cash flow: $-6,644/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

+461.1% since first listed

12 events — show timeline

• 2026-06-12 Listed $280,000 PrimeMLS
• 2025-09-29 Sold (MLS) $225,000 PrimeMLS
• 2025-08-28 Contingent — PrimeMLS
• 2025-07-13 Listed $249,900 PrimeMLS
• 2023-09-06 Price Changed $239,900 PrimeMLS
• 2023-08-15 Price Changed $249,900 PrimeMLS
• 2006-02-24 Sold (MLS) $90,000 PrimeMLS
• 2005-11-08 Sold (Public Records) $199,000 Public Records
• 2005-10-22 Listed $114,500 PrimeMLS
• 2001-11-09 Sold (Public Records) $47,500 Public Records
• 2001-11-09 Sold (MLS) $47,500 PrimeMLS
• 2001-06-20 Listed $49,900 PrimeMLS

Property tax history

+6.2%/yr

Latest (2025): $4,358 · +8.8% YoY. Source: county tax records.