15 Hermanson St · Berlin, NH 03570

$275,000

3 bd · 2.0 ba · 1,368 sqft · SingleFamily public records · 8 Days on market

Built 1957 9,583 sqft lot Est $227k · 21% over

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Why this score? — see what drove the D+ 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 +15.7/30.0
• Appreciation +10.0/10.0
• 1% rule +5.2/10.0
• DSCR +4.9/10.0
• 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

Listing remarks MLS

This meticulously maintained cape features 3 spacious bedrooms and 2 bathrooms, soak up the sun in the large 3 season porch with cathedral ceilings or lounge in the tastefully finished basement. With hardwood floors, stainless steel appliances, and the comfy feel of a fireplace, there isn’t much left to be desired. The massive 2 car garage offers plenty of convenient storage for your daily driver, project car or ATV. Well placed on a completely level corner lot, this home offers a wonderful yard for any event you might choose to host. There is no shortage of storage with two storage areas and small shop area in the unfinished portion of the basement. This home will not last long, seeing it will only increase your desire.

Key facts

• Two driveways
• Cathedral ceilings
• Enclosed porch

Tags

• CORNER LOT
• TWO DRIVEWAYS
• FIRST-FLOOR LAUNDRY
• THREE-SEASON SUN PORCH
• CATHEDRAL CEILINGS
• ENCLOSED PORCH

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water on-site; Public sewer on-site; 100 amp service with circuit breakers; High-speed internet available; Cable available
• Home design: Multi-level design; Existing construction
• Construction: Built in 1957; Vinyl siding; Shingle roof
• Exterior features: Level lot; Paved driveway; Public maintained road frontage (195' road frontage)

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Dual fuel stove
• Bathrooms: Two full bathrooms
• Heating & cooling: Pellet stove; Hot water heating
• Interior features: Six total rooms; Partially finished basement with concrete floor and interior access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $275k.

Deal economics

• At list price, monthly cash flow is $123 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $275k).

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: 100 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $29k 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.
• At projected returns (10.0% appreciation + 3.0% rent growth), your $77k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$47k 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 11y 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 $194k; 42% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: built in 1957 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $275,000

Questions for the listing agent

1. Built in 1957 — 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. 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?
5. 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.
6. 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.
7. 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: 1.02% ✓
• Cap rate: 6.83%
• Cash-on-cash: 1.92%
• DSCR: 1.09
• GRM: 8.2

CMA / ARV

• ARV (on-the-fly): $227,088
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
40 12th St	0.14mi	3/1.5	1,363 (-0%)	1mo	$230,000	$169	90
12 11Th St	0.27mi	3/1.5	1,276 (-7%)	2mo	$105,000	$82	73
47 Haven Ave	0.46mi	3/1.5	1,232 (-10%)	3mo	$205,000	$166	57
24 Haven Ave	0.46mi	3/1.0	1,225 (-10%)	1mo	$249,900	$204	56
1816 Hutchins St	0.57mi	2/2.0 (-1)	1,288 (-6%)	5mo	$167,900	$130	55
28 10Th St	0.37mi	3/1.5	1,260 (-8%)	16mo	$175,000	$139	54
1932 Riverside Dr	0.58mi	3/2.0	1,248 (-9%)	6mo	$300,000	$240	53
1895 Riverside Dr	0.42mi	3/1.0	1,216 (-11%)	7mo	$230,900	$190	52
80 Maynesboro St	0.57mi	3/1.0	1,248 (-9%)	9mo	$225,000	$180	47
148 Norway St	0.66mi	4/1.0 (+1)	1,364 (-0%)	19mo	$163,500	$120	44
6 Johnsons Rd	0.51mi	3/1.0	1,200 (-12%)	13mo	$150,000	$125	41
76 Horne St	0.55mi	4/2.0 (+1)	1,188 (-13%)	20mo	$162,000	$136	31

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: 25.7%
• Equity multiple: 3.05×
• Total profit: $157,767
• Equity at exit: $247,742

10-year hold

• IRR: 22.6%
• Equity multiple: 6.96×
• Total profit: $458,749
• Equity at exit: $534,265

Cash invested: $77,000 (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: 8.2×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,442
• Tax from tax record: −$532 /mo · $6,387/yr
• Insurance: −$115
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $123

Break-even live

Break-even rent $2,644

Max offer price $275,000

Occupancy floor 91%

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: $68,750
• Closing costs: $8,250
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1878 Riverside Dr Berlin, NH	2.0	1.0	1396	$2,800	$2.01	43d	1	0.37mi

Listing history 7 events

1. 2026-06-12
   statusdays on market $275,000 Pending 8 DOM
2. 2026-06-09
   days on market $275,000 Active 6 DOM
3. 2026-06-08
   days on market $275,000 Active 5 DOM
4. 2026-06-07
   days on market $275,000 Active 4 DOM
5. 2026-06-07
   days on market $275,000 Active 3 DOM
6. 2026-06-04
   remarks 699-char remark
7. 2026-06-04
   listed $275,000 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: $6,387 · $532/mo
• Projected year-2 tax: $6,387 · $532/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 ≥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: $33,600
• − Mortgage interest: −$15,404
• − Property taxes: −$6,387
• − Insurance: −$1,375
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$8,000
• Taxable loss: −$2,942
• Est. tax savings @ 24.0%: +$706
• After-tax cash flow: $2,183/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

+93.0% since first listed

15 events — show timeline

• 2026-06-02 Listed $275,000 PrimeMLS
• 2021-08-25 Sold (Public Records) $194,000 Public Records
• 2021-08-20 Sold (MLS) $196,000 PrimeMLS
• 2021-07-11 Pending — PrimeMLS
• 2021-07-07 Listed $199,000 PrimeMLS
• 2016-05-03 Sold (Public Records) $110,000 Public Records
• 2016-05-03 Sold (MLS) $110,000 PrimeMLS
• 2016-04-29 Pending — PrimeMLS
• 2016-03-10 Contingent — PrimeMLS
• 2015-12-29 Relisted — PrimeMLS
• 2015-11-25 Contingent — PrimeMLS
• 2015-10-16 Price Changed $114,000 PrimeMLS
• 2015-09-06 Price Changed $119,900 PrimeMLS
• 2015-07-16 Price Changed $129,900 PrimeMLS
• 2015-05-29 Listed $142,500 PrimeMLS

Property tax history

+4.7%/yr

Latest (2025): $6,387 · +8.8% YoY. Source: county tax records.