758 Glen Ave · Berlin, NH 03570

$307,000

7 bd · 4.0 ba · 4,101 sqft · MultiFamily public records · 61 Days on market

Built 1930 0.46 ac lot $75/sqft · 73% above area

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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

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 4 units. estimate disagrees with records

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

4 unit investment opportunity located right at the Berlin/ Gorham line on Rt 16 , Fully tenanted , half having lived there for ten years +, Attached garage for 2 cars and a second detached garage accommodating another 2 vehicles. The smallest apt. is one bedroom while all other apartments are spacious 2 bedroom units. Separate hot water heaters. Spray foamed basement access limited to the first floor apartment. Enclosed porch. Workshop space off first level and small finished room in basement. Backyard with firepit area. Ample exterior parking for tenants and guests.

Key facts

• Workshop space
• Attached garage
• Enclosed porch

Tags

• ATTACHED GARAGE
• DETACHED GARAGE
• SEPARATE HOT WATER HEATERS
• ENCLOSED PORCH
• WORKSHOP SPACE
• BACKYARD WITH FIREPIT

What this means for you Summary

Snapshot

• This is a 1×1bd/1ba + 3×2bd/1ba units multifamily listed at $307k.

Deal economics

• At list price, monthly cash flow is $2k ($27k/yr) — positive. Per door: $553/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($6k rent vs $307k).
• Recommended offer: $289k (6.0% below list) — sets the bar for market timing.
• Cap rate 14.9% vs local median 7.1% 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: 100 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 $33k of equity ($2k loan paydown + $31k 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 $86k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$53k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 61 days — a 6% lower offer ($289k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 7y 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 $92k; list at $307k implies a 232% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1930 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $288,580 (6.0% below list)

Questions for the listing agent

1. It's been on market 61 days. Have you received any prior offers? Is the seller open to a 6% 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 1930 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. 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.
9. 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.
10. 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: 1.86% ✓
• Cap rate: 14.94%
• Cash-on-cash: 30.87%
• DSCR: 2.37
• GRM: 4.5

CMA / ARV

• ARV (median comp): $182,080
• List price: $307,000
• Delta: 68.61%
• Verdict: OVERPRICED
• Comps: 20 within 2.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 47.8%
• Equity multiple: 4.59×
• Total profit: $308,246
• Equity at exit: $276,570

10-year hold

• IRR: 41.6%
• Equity multiple: 10.28×
• Total profit: $797,345
• Equity at exit: $596,433

Cash invested: $85,960 (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: 18.7×

Monthly cashflow live

• Estimated rent: $5,700 medium
• Mortgage (P&I): −$1,610
• Tax from tax record: −$554 /mo · $6,643/yr
• Insurance: −$128
• HOA: −$0
• Vacancy / Maint / Mgmt: −$1,197
• Net cashflow: $2,212

Break-even live

Break-even rent $2,901

Max offer price $307,000

Occupancy floor 56%

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

Units	Beds	Baths	Est. rent
1× unit	1	1	$1,368
▸ 3× units	2	1	$4,332
Total (4 units)			$5,700

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: $76,750
• Closing costs: $9,210
• Reserves months: —
• Total cash needed: —

Listing history 22 events

1. 2026-06-18
   days on market $307,000 Active 61 DOM
2. 2026-06-17
   days on market $307,000 Active 60 DOM
3. 2026-06-16
   days on market $307,000 Active 59 DOM
4. 2026-06-16
   price $307,000 Active 58 DOM
5. 2026-06-15
   days on market $320,000 Active 58 DOM
6. 2026-06-13
   days on market $320,000 Active 56 DOM
7. 2026-06-12
   days on market $320,000 Active 55 DOM
8. 2026-06-09
   days on market $320,000 Active 52 DOM
9. 2026-06-08
   days on market $320,000 Active 51 DOM
10. 2026-06-07
    days on market $320,000 Active 50 DOM
11. 2026-06-07
    days on market $320,000 Active 49 DOM
12. 2026-06-04
    days on market $320,000 Active 46 DOM
13. 2026-06-02
    days on market $320,000 Active 45 DOM
14. 2026-06-01
    days on market $320,000 Active 44 DOM
15. 2026-05-31
    days on market $320,000 Active 43 DOM
16. 2026-04-18
    listed $320,000 Active 573-char remark

    Show marketing remark (573 chars)

    4 unit investment opportunity located right at the Berlin/ Gorham line on Rt 16 , Fully tenanted , half having lived there for ten years +, Attached garage for 2 cars and a second detached garage accommodating another 2 vehicles. The smallest apt. is one bedroom while all other apartments are spacious 2 bedroom units. Separate hot water heaters. Spray foamed basement access limited to the first floor apartment. Enclosed porch. Workshop space off first level and small finished room in basement. Backyard with firepit area. Ample exterior parking for tenants and guests.

17. 2019-05-31
    soldstatus $92,500 Closed 605-char remark

    Show marketing remark (605 chars)

    Well maintained and updated four family apartment building with four garages located on Glen Ave in Berlin on the Berlin / Gorham town line. It consists of three very spacious five rooms, two bedrooms apartments with the first floor having access to the basement. The smaller three room, one-bedroom unit is located separately above a workshop and attached garage. The home is heated with an oil-fired boiler, all units have separate electric hot water tanks. Each apartment is serviced by a 100-amp circuit breaker and wiring is up to date or new. This building is code compliant with the city of Berlin.

18. 2019-05-04
    status Pending 605-char remark

    Show marketing remark (605 chars)

    Well maintained and updated four family apartment building with four garages located on Glen Ave in Berlin on the Berlin / Gorham town line. It consists of three very spacious five rooms, two bedrooms apartments with the first floor having access to the basement. The smaller three room, one-bedroom unit is located separately above a workshop and attached garage. The home is heated with an oil-fired boiler, all units have separate electric hot water tanks. Each apartment is serviced by a 100-amp circuit breaker and wiring is up to date or new. This building is code compliant with the city of Berlin.

19. 2019-04-28
    status Active 605-char remark

    Show marketing remark (605 chars)

    Well maintained and updated four family apartment building with four garages located on Glen Ave in Berlin on the Berlin / Gorham town line. It consists of three very spacious five rooms, two bedrooms apartments with the first floor having access to the basement. The smaller three room, one-bedroom unit is located separately above a workshop and attached garage. The home is heated with an oil-fired boiler, all units have separate electric hot water tanks. Each apartment is serviced by a 100-amp circuit breaker and wiring is up to date or new. This building is code compliant with the city of Berlin.

20. 2019-04-20
    historical Active with Contract 605-char remark

    Show marketing remark (605 chars)

    Well maintained and updated four family apartment building with four garages located on Glen Ave in Berlin on the Berlin / Gorham town line. It consists of three very spacious five rooms, two bedrooms apartments with the first floor having access to the basement. The smaller three room, one-bedroom unit is located separately above a workshop and attached garage. The home is heated with an oil-fired boiler, all units have separate electric hot water tanks. Each apartment is serviced by a 100-amp circuit breaker and wiring is up to date or new. This building is code compliant with the city of Berlin.

21. 2019-04-12
    listed $99,500 Active 605-char remark

    Show marketing remark (605 chars)

    Well maintained and updated four family apartment building with four garages located on Glen Ave in Berlin on the Berlin / Gorham town line. It consists of three very spacious five rooms, two bedrooms apartments with the first floor having access to the basement. The smaller three room, one-bedroom unit is located separately above a workshop and attached garage. The home is heated with an oil-fired boiler, all units have separate electric hot water tanks. Each apartment is serviced by a 100-amp circuit breaker and wiring is up to date or new. This building is code compliant with the city of Berlin.

22. 2002-02-04
    soldstatus $75,000

ⓘ 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: $6,643 · $554/mo
• Projected year-2 tax: $6,668 · $556/mo
• Expected delta: +$25/yr (+$2/mo · 0.4%)

ⓘ 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: $68,400
• − Mortgage interest: −$17,197
• − Property taxes: −$6,643
• − Insurance: −$1,535
• − Repairs & maintenance: −$5,472
• − Management: −$5,472
• − Depreciation: −$8,931
• Taxable income: $23,150
• Est. tax owed @ 24.0%: −$5,556
• After-tax cash flow: $20,983/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

+326.7% since first listed

7 events — show timeline

• 2026-04-18 Listed $320,000 PrimeMLS
• 2019-05-31 Sold (MLS) $92,500 PrimeMLS
• 2019-05-04 Pending — PrimeMLS
• 2019-04-28 Relisted — PrimeMLS
• 2019-04-20 Contingent — PrimeMLS
• 2019-04-12 Listed $99,500 PrimeMLS
• 2002-02-04 Sold (Public Records) $75,000 Public Records

Property tax history

+9.5%/yr

Latest (2025): $6,643 · +8.8% YoY. Source: county tax records.