213 Hillside Ave · Berlin, NH 03570

$169,000

4 bd · 2.0 ba · 1,622 sqft · SingleFamily public records · 233 Days on market

Built 1900 6,098 sqft lot $104/sqft · 11% below area Est $190k · 11% under

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Why this score? — see what drove the C 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 +15.6/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• 1% rule +6.0/10.0
• DSCR +4.8/10.0
• 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

Well-maintained home featuring a detached one-car garage with an attached carport and plenty of parking. Recent updates within the past six years include vinyl replacement windows, architectural shingled roof, vinyl siding, hot water heating system, remodeled bathroom, and an electric hot water heater. The home offers hardwood floors, a nice back deck for relaxing or entertaining, and lovely mountain views. Conveniently located close to schools, shopping, and area recreation.

Key facts

• Attached carport
• Vinyl siding
• Detached garage

Tags

• DETACHED GARAGE
• ATTACHED CARPORT
• VINYL REPLACEMENT WINDOWS
• ARCHITECTURAL SHINGLED ROOF
• VINYL SIDING
• HOT WATER HEATING SYSTEM

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $169k.

Deal economics

• At list price, monthly cash flow is $70 ($844/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $169k).
• Recommended offer: $149k (12.0% below list) — sets the bar for market timing.

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 $18k of equity ($1k loan paydown + $17k 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 $47k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 233 days — a 12% lower offer ($149k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 15y ago; this cycle's ask has dropped $30k (15%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $169k implies a 745% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 3.1% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $148,720 (12.0% below list)

Questions for the listing agent

1. It's been on market 233 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 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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 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: 1.10% ✓
• Cap rate: 6.79%
• Cash-on-cash: 1.78%
• DSCR: 1.08
• GRM: 7.6

CMA / ARV

• ARV (median comp): $189,800
• List price: $169,000
• Delta: -10.96%
• 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
199 Park St	0.15mi	4/2.0	1,616 (-0%)	5mo	$175,000	$108	88
263 School St	0.18mi	3/2.0 (-1)	1,649 (+2%)	2mo	$235,000	$143	82
242 Willard St	0.06mi	3/1.5 (-1)	1,664 (+3%)	9mo	$170,000	$102	79
116 Washington St	0.13mi	3/2.0 (-1)	1,519 (-6%)	1mo	$228,000	$150	77
216 Prospect St	0.16mi	3/1.0 (-1)	1,728 (+6%)	2mo	$234,900	$136	71
843 5th Ave	0.40mi	4/2.0	1,560 (-4%)	9mo	$170,000	$109	67
624 Second Ave	0.57mi	4/1.5	1,623 (+0%)	9mo	$243,900	$150	64
418 High St	0.33mi	3/1.0 (-1)	1,730 (+7%)	10mo	$151,000	$87	56
285 School St	0.19mi	3/1.5 (-1)	1,399 (-14%)	7mo	$80,000	$57	55
96 Clark St	0.62mi	3/1.5 (-1)	1,528 (-6%)	2mo	$220,000	$144	53
485 Champlain St	0.63mi	3/1.0 (-1)	1,548 (-5%)	5mo	$110,000	$71	50
730 Sixth Ave	0.52mi	3/1.5 (-1)	1,452 (-10%)	3mo	$240,000	$165	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: 25.6%
• Equity multiple: 3.04×
• Total profit: $96,690
• Equity at exit: $152,249

10-year hold

• IRR: 22.5%
• Equity multiple: 6.95×
• Total profit: $281,545
• Equity at exit: $328,330

Cash invested: $47,320 (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: 7.6×

Monthly cashflow live

• Estimated rent: $1,854 medium
• Mortgage (P&I): −$886
• Tax from tax record: −$438 /mo · $5,255/yr
• Insurance: −$70
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $70

Break-even live

Break-even rent $1,765

Max offer price $169,000

Occupancy floor 91%

Sensitivity live

Price	-10% $166	-5% $118	+0% $70	+5% $23	+10% $-25
Rent	-10% $-76	-5% $-3	+0% $70	+5% $144	+10% $217
Rate	-1.0pp $155	-0.5pp $113	base $70	+0.5pp $27	+1.0pp $-18

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: $42,250
• Closing costs: $5,070
• Reserves months: —
• Total cash needed: —

Listing history 23 events

1. 2026-06-21
   days on market $169,000 Active 233 DOM
2. 2026-06-18
   days on market $169,000 Active 231 DOM
3. 2026-06-17
   days on market $169,000 Active 230 DOM
4. 2026-06-16
   days on market $169,000 Active 229 DOM
5. 2026-06-15
   days on market $169,000 Active 228 DOM
6. 2026-06-13
   days on market $169,000 Active 226 DOM
7. 2026-06-12
   days on market $169,000 Active 225 DOM
8. 2026-06-09
   days on market $169,000 Active 222 DOM
9. 2026-06-08
   days on market $169,000 Active 221 DOM
10. 2026-06-07
    days on market $169,000 Active 220 DOM
11. 2026-06-07
    days on market $169,000 Active 219 DOM
12. 2026-06-04
    days on market $169,000 Active 216 DOM
13. 2026-06-02
    days on market $169,000 Active 215 DOM
14. 2026-06-01
    days on market $169,000 Active 214 DOM
15. 2026-05-31
    days on market $169,000 Active 213 DOM
16. 2026-05-17
    price $169,000 480-char remark

    Show marketing remark (480 chars)

    Well-maintained home featuring a detached one-car garage with an attached carport and plenty of parking. Recent updates within the past six years include vinyl replacement windows, architectural shingled roof, vinyl siding, hot water heating system, remodeled bathroom, and an electric hot water heater. The home offers hardwood floors, a nice back deck for relaxing or entertaining, and lovely mountain views. Conveniently located close to schools, shopping, and area recreation.

17. 2026-04-03
    price $174,900 480-char remark

    Show marketing remark (480 chars)

    Well-maintained home featuring a detached one-car garage with an attached carport and plenty of parking. Recent updates within the past six years include vinyl replacement windows, architectural shingled roof, vinyl siding, hot water heating system, remodeled bathroom, and an electric hot water heater. The home offers hardwood floors, a nice back deck for relaxing or entertaining, and lovely mountain views. Conveniently located close to schools, shopping, and area recreation.

18. 2026-01-22
    status Active 480-char remark

    Show marketing remark (480 chars)

    Well-maintained home featuring a detached one-car garage with an attached carport and plenty of parking. Recent updates within the past six years include vinyl replacement windows, architectural shingled roof, vinyl siding, hot water heating system, remodeled bathroom, and an electric hot water heater. The home offers hardwood floors, a nice back deck for relaxing or entertaining, and lovely mountain views. Conveniently located close to schools, shopping, and area recreation.

19. 2025-12-31
    historical Active with Contract 480-char remark

    Show marketing remark (480 chars)

    Well-maintained home featuring a detached one-car garage with an attached carport and plenty of parking. Recent updates within the past six years include vinyl replacement windows, architectural shingled roof, vinyl siding, hot water heating system, remodeled bathroom, and an electric hot water heater. The home offers hardwood floors, a nice back deck for relaxing or entertaining, and lovely mountain views. Conveniently located close to schools, shopping, and area recreation.

20. 2025-12-11
    price $189,000 480-char remark

    Show marketing remark (480 chars)

    Well-maintained home featuring a detached one-car garage with an attached carport and plenty of parking. Recent updates within the past six years include vinyl replacement windows, architectural shingled roof, vinyl siding, hot water heating system, remodeled bathroom, and an electric hot water heater. The home offers hardwood floors, a nice back deck for relaxing or entertaining, and lovely mountain views. Conveniently located close to schools, shopping, and area recreation.

21. 2025-10-29
    listed $199,000 Active 480-char remark

    Show marketing remark (480 chars)

    Well-maintained home featuring a detached one-car garage with an attached carport and plenty of parking. Recent updates within the past six years include vinyl replacement windows, architectural shingled roof, vinyl siding, hot water heating system, remodeled bathroom, and an electric hot water heater. The home offers hardwood floors, a nice back deck for relaxing or entertaining, and lovely mountain views. Conveniently located close to schools, shopping, and area recreation.

22. 2011-07-11
    soldstatus $20,000 532-char remark

    Show marketing remark (532 chars)

    (668) SURPRISINGLY SPACIOUS four bedroom, 2 bath home located next to the school system. Walk to town from this great family neighborhood. Enjoy the mountain views from the fenced in private back yard or sit on the porch and enjoy. Hardwood floors throughout the house. Interior is very bright and airy. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! Special Offers for more details or ask me. Eligibility restrictions apply. This is a Fannie Mae Homepath property.

23. 2011-05-06
    listed $24,900 532-char remark

    Show marketing remark (532 chars)

    (668) SURPRISINGLY SPACIOUS four bedroom, 2 bath home located next to the school system. Walk to town from this great family neighborhood. Enjoy the mountain views from the fenced in private back yard or sit on the porch and enjoy. Hardwood floors throughout the house. Interior is very bright and airy. Close by October 31, 2011 and receive up to 3.5% of the final sales price to be used for closing cost assistance! Special Offers for more details or ask me. Eligibility restrictions apply. This is a Fannie Mae Homepath property.

ⓘ 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: $5,255 · $438/mo
• Projected year-2 tax: $5,255 · $438/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 8 d/yr ≥85°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: $22,252
• − Mortgage interest: −$9,467
• − Property taxes: −$5,255
• − Insurance: −$845
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$4,916
• Taxable loss: −$1,791
• Est. tax savings @ 24.0%: +$430
• After-tax cash flow: $1,274/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

+578.7% since first listed

8 events — show timeline

• 2026-05-17 Price Changed $169,000 PrimeMLS
• 2026-04-03 Price Changed $174,900 PrimeMLS
• 2026-01-22 Relisted — PrimeMLS
• 2025-12-31 Contingent — PrimeMLS
• 2025-12-11 Price Changed $189,000 PrimeMLS
• 2025-10-29 Listed $199,000 PrimeMLS
• 2011-07-11 Sold (MLS) $20,000 PrimeMLS
• 2011-05-06 Listed $24,900 PrimeMLS

Property tax history

+8.2%/yr

Latest (2025): $5,255 · +8.8% YoY. Source: county tax records.