606 Rockingham St · Berlin, NH 03570

$110,000

3 bd · 1.0 ba · 1,001 sqft · SingleFamily public records · 361 Days on market

Built 1918 Fair condition 4,791 sqft lot $110/sqft · 27% below area Est $151k · 27% under ↓ 7% since listing

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Why this score? — see what drove the A 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
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.9/10.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

Listing remarks MLS

Cozy three-bedroom home on a corner lot, conveniently located close to trails, parks, and downtown. The outside features a covered porch, oversized driveway for all of your vehicles and recreational toys, and a yard that receives plenty of sunshine for a garden or entertainment. Enjoy an inviting dining area and laundry hookups on the main level. Bring your creativity and put your personal touch on this welcoming home that has been lovingly cared for by the same family for 40 years. This would make an excellent first home or investment property. * All financing options will be considered.

Key facts

• Covered porch
• Oversized driveway
• Corner lot

Tags

• CORNER LOT
• COVERED PORCH
• OVERSIZED DRIVEWAY
• LAUNDRY HOOKUPS

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $110k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $402 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $110k).
• Recommended offer: $97k (12.0% below list) — sets the bar for market timing.
• Cap rate 11.4% vs local median 7.5% 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: 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); Berlin Middle School (math 14% / reading 27%, grade F, #88 of 96 statewide, top 93%, 220 students, 47% FRL); Berlin Senior High School (math 27% / reading 32%, grade F, #82 of 90 statewide, top 91%, 368 students, 39% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 138 active listings in the ZIP; lower-income renter base — watch delinquency; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).
• This rent runs 45% of the median local income ($44k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• In year one you build about $12k of equity ($761 loan paydown + $11k 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 $31k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$42k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 361 days — a 12% lower offer ($97k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1918 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $96,800 (12.0% below list)

Questions for the listing agent

1. It's been on market 361 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1918 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
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 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: 1.49% ✓
• Cap rate: 11.40%
• Cash-on-cash: 18.24%
• DSCR: 1.81
• GRM: 5.6

CMA / ARV

• ARV (median comp): $151,400
• List price: $110,000
• Delta: -27.34%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 8 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
85 Grafton St	0.16mi	3/1.0	968 (-3%)	5mo	$30,000	$31	83
348 Champlain St	0.39mi	3/1.0	1,040 (+4%)	0mo	$215,000	$207	75
407 Coos St	0.32mi	3/1.5	1,064 (+6%)	4mo	$195,000	$183	69
324 Coos St	0.19mi	3/1.0	1,088 (+9%)	11mo	$179,890	$165	67
579 Burgess St	0.12mi	4/1.0 (+1)	1,081 (+8%)	18mo	$120,000	$111	61
630 Howland St	0.44mi	3/1.5	1,123 (+12%)	14mo	$215,000	$191	45
448 Burgess St	0.24mi	2/2.0 (-1)	1,123 (+12%)	20mo	$124,000	$110	42
84 Summer St	0.57mi	2/2.0 (-1)	1,124 (+12%)	10mo	$110,000	$98	36

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: 35.9%
• Equity multiple: 3.78×
• Total profit: $85,597
• Equity at exit: $99,097

10-year hold

• IRR: 30.9%
• Equity multiple: 8.54×
• Total profit: $232,155
• Equity at exit: $213,706

Cash invested: $30,800 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 15 active · 9 under contract
• Months of supply: 11.2 mo (9%/mo absorbed)
• Median asking: $165,000 ($156/sqft)
• Median days on market: 57 d
• This list price: 27% of active listings are priced below it
• ARV vs active asking: -3.0% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 03570

• Home prices YoY: 14.3%
• Active inventory: 138
• Price-to-rent: 5.6×

Monthly cashflow live

• Estimated rent: $1,634 medium
• Mortgage (P&I): −$577
• Tax from tax record: −$200 /mo · $2,399/yr
• Insurance: −$46
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$343
• Net cashflow: $402

Break-even live

Break-even rent $1,125

Max offer price $110,000

Occupancy floor 70%

Sensitivity live

Price	-10% $464	-5% $433	+0% $402	+5% $371	+10% $339
Rent	-10% $273	-5% $337	+0% $402	+5% $466	+10% $531
Rate	-1.0pp $457	-0.5pp $430	base $402	+0.5pp $373	+1.0pp $344

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: $27,500
• Closing costs: $3,300
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $110,000 Active 361 DOM
2. 2026-08-07
   days on market $110,000 Active 360 DOM
3. 2026-08-06
   days on market $110,000 Active 359 DOM
4. 2026-08-05
   days on market $110,000 Active 358 DOM
5. 2026-08-04
   days on market $110,000 Active 357 DOM
6. 2026-08-03
   days on market $110,000 Active 356 DOM
7. 2026-08-01
   price $110,000 Active 353 DOM
8. 2026-07-31
   days on market $120,000 Active 353 DOM
9. 2026-07-30
   days on market $120,000 Active 352 DOM
10. 2026-07-29
    days on market $120,000 Active 351 DOM
11. 2026-07-27
    days on market $120,000 Active 349 DOM
12. 2026-07-25
    days on market $120,000 Active 347 DOM
13. 2026-07-24
    days on market $120,000 Active 346 DOM
14. 2026-07-23
    days on market $120,000 Active 345 DOM
15. 2026-07-22
    days on market $120,000 Active 344 DOM
16. 2026-07-21
    days on market $120,000 Active 343 DOM
17. 2026-07-20
    days on market $120,000 Active 342 DOM
18. 2026-07-18
    days on market $120,000 Active 340 DOM
19. 2026-07-17
    days on market $120,000 Active 338 DOM
20. 2026-07-15
    days on market $120,000 Active 337 DOM
21. 2026-07-14
    days on market $120,000 Active 336 DOM
22. 2026-07-13
    days on market $120,000 Active 335 DOM
23. 2026-07-12
    days on market $120,000 Active 334 DOM
24. 2026-07-12
    days on market $120,000 Active 333 DOM
25. 2026-07-10
    days on market $120,000 Active 332 DOM
26. 2026-07-09
    days on market $120,000 Active 331 DOM
27. 2026-07-08
    days on market $120,000 Active 329 DOM
28. 2026-07-06
    days on market $120,000 Active 328 DOM
29. 2026-07-05
    days on market $120,000 Active 327 DOM
30. 2026-07-05
    days on market $120,000 Active 326 DOM
31. 2026-07-03
    days on market $120,000 Active 325 DOM
32. 2026-07-02
    days on market $120,000 Active 324 DOM
33. 2026-07-01
    days on market $120,000 Active 323 DOM
34. 2026-06-30
    remarks 611-char remark
35. 2026-06-30
    status $120,000 Active 322 DOM
36. 2026-06-30
    days on market $120,000 Active with Contract 322 DOM
37. 2026-06-29
    days on market $120,000 Active with Contract 321 DOM
38. 2026-06-28
    days on market $120,000 Active with Contract 320 DOM
39. 2026-06-27
    days on market $120,000 Active with Contract 319 DOM
40. 2026-06-26
    statusdays on market $120,000 Active with Contract 318 DOM
41. 2026-06-22
    days on market $120,000 Active 314 DOM
42. 2026-06-21
    days on market $120,000 Active 313 DOM
43. 2026-06-21
    days on market $120,000 Active 312 DOM
44. 2026-06-18
    days on market $120,000 Active 310 DOM
45. 2026-06-17
    days on market $120,000 Active 309 DOM
46. 2026-06-16
    days on market $120,000 Active 308 DOM
47. 2026-06-15
    days on market $120,000 Active 307 DOM
48. 2026-06-13
    days on market $120,000 Active 305 DOM
49. 2026-06-12
    pricedays on market $120,000 Active 304 DOM
50. 2026-06-09
    days on market $140,000 Active 301 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: $2,399 · $200/mo
• Projected year-2 tax: $2,399 · $200/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 9/10 Extreme FEMA zone X (unshaded) · 99% 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: $19,606
• − Mortgage interest: −$6,162
• − Property taxes: −$2,399
• − Insurance: −$1,348
• − Repairs & maintenance: −$1,569
• − Management: −$1,569
• − Depreciation: −$3,200
• Taxable income: $3,361
• Est. tax owed @ 24.0%: −$807
• After-tax cash flow: $4,014/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.

Condition & rehab AI · 9 photos

Fair 45/100 Moderate rehab Est. rehab $25,025–$45,045 screening

The home is in fair condition with some repairs and maintenance needed. The roof and exterior siding are in poor condition, and the flooring and interior walls need to be replaced and painted. Upgrading these areas can significantly increase the home's resale value.

Repairs flagged

• Major roof — The roof appears to be in poor condition, with visible signs of wear and tear.
• Moderate exterior siding — The exterior siding is in fair condition, with some discoloration and wear visible.
• Major flooring — The flooring in the interior appears to be carpeted and in poor condition, with visible wear and tear.
• Moderate interior walls/paint — The interior walls and paint appear to be in fair condition, with some discoloration and wear visible.

Value-add opportunities

• Resale Paint the exterior siding — Painting the exterior siding can improve the curb appeal and increase the home's resale value. ↑
• Resale Replace the roof — Replacing the roof can improve the home's structural integrity and increase its resale value. ↑
• Resale Replace the flooring — Replacing the flooring can improve the home's overall condition and increase its resale value. ↑
• Resale Paint the interior walls and trim — Painting the interior walls and trim can improve the home's overall condition and increase its resale value. ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Berlin Elementary School F NH #188/263 Nat'l #24,299/41,679 Middle Berlin Middle School F NH #88/96 Nat'l #11,564/14,009 High Berlin Senior High School F NH #82/90 Nat'l #11,215/17,239

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

C Composite livability gradescore 66/100

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
• County: Coos · 30,912 people
• City population: 9,473
• Population (ZIP): 9,473
• Household income: $43,972
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 16% of renters

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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%

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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%

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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

-6.6% since first listed

2 events — show timeline

• 2026-05-12 Price Changed $140,000 PrimeMLS
• 2025-08-12 Listed $149,900 PrimeMLS

Property tax history

+3.0%/yr

Latest (2025): $2,399 · +8.7% YoY. Source: county tax records.