166 Glen Ave · Berlin, NH 03570

$159,000

3 bd · 1.0 ba · 936 sqft · SingleFamily public records · 255 Days on market

Built 1955 0.39 ac lot $170/sqft · 11% below area Est $179k · 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 +16.7/30.0
• ARV discount +12.4/15.0
• Appreciation +10.0/10.0
• DSCR +5.2/10.0
• 1% rule +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

Listing remarks MLS

Charming White Mountains Bungalow with Bonus Lot – Endless Possibilities Await! Discover the perfect blend of convenience and mountain charm in this 3-bedroom bungalow, ideally located in the heart of the White Mountains—just minutes from shopping, restaurants, and year-round recreation! Step inside to find a sunny living room, an eat-in kitchen with washer/dryer hookups, a full bath, and three cozy bedrooms—ready for your personal touch. The walk-out basement offers direct access from the one-car garage, is protected by a French drain system, and holds fantastic potential to be finished for even more living space. Freshly painted on the exterior, this home is just waiting for your interior design vision. Seller is offering a $5,000 seller concession to buyers towards closing costs or interior finishes. Outside, enjoy an additional 0.21-acre adjacent lot—perfect for BBQs, gatherings, games, or even future expansion. Whether you're looking for a starter home, a vacation getaway, or a rental investment, this property offers both comfort and opportunity. Come experience all that the White Mountains lifestyle has to offer—schedule your showing today!

Key facts

• French drain system
• Walk-out basement
• 0.39 acre lot

Tags

• WALK-OUT BASEMENT
• FRENCH DRAIN SYSTEM
• 0.21-ACRE ADJACENT LOT

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $159k.

Deal economics

• At list price, monthly cash flow is $99 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $158k (0.9% below list).
• Recommended offer: $140k (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: 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 255 days — a 12% lower offer ($140k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 24y ago; this cycle's ask has dropped $21k (12%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $22k; list at $159k implies a 625% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

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

Recommended offer $139,920 (12.0% below list)

Questions for the listing agent

1. It's been on market 255 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 1955 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
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: 0.99% ✗
• Cap rate: 7.04%
• Cash-on-cash: 2.68%
• DSCR: 1.12
• GRM: 8.4

CMA / ARV

• ARV (median comp): $178,518
• List price: $159,000
• Delta: -10.93%
• 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
569 Western Ave	0.18mi	3/1.0	1,006 (+8%)	5mo	$192,500	$191	75
30 Hill St	0.21mi	3/1.0	1,008 (+8%)	17mo	$196,500	$195	63
441 First Ave	0.19mi	2/1.0 (-1)	840 (-10%)	12mo	$115,000	$137	59
85 Grafton St	0.71mi	3/1.0	968 (+3%)	3mo	$30,000	$31	58
364 1st Ave	0.11mi	3/1.5	1,044 (+12%)	22mo	$195,000	$187	55
770 Fourth Ave	0.66mi	2/1.0 (-1)	983 (+5%)	7mo	$113,325	$115	50
58 Charron Ave	0.40mi	3/1.0	1,064 (+14%)	17mo	$186,050	$175	45
52 Hinchey St	0.74mi	3/1.5	1,062 (+14%)	24mo	$185,300	$174	21

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: 26.2%
• Equity multiple: 3.09×
• Total profit: $92,970
• Equity at exit: $143,240

10-year hold

• IRR: 23.0%
• Equity multiple: 7.04×
• Total profit: $268,916
• Equity at exit: $308,902

Cash invested: $44,520 (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: 8.4×

Monthly cashflow live

• Estimated rent: $1,576 medium
• Mortgage (P&I): −$834
• Tax from tax record: −$246 /mo · $2,953/yr
• Insurance: −$66
• HOA: −$0
• Vacancy / Maint / Mgmt: −$331
• Net cashflow: $99

Break-even live

Break-even rent $1,451

Max offer price $159,000

Occupancy floor 89%

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: $39,750
• Closing costs: $4,770
• Reserves months: —
• Total cash needed: —

Listing history 9 events

1. 2026-06-02
   status $159,000 Pending 255 DOM
2. 2026-06-01
   days on market $159,000 Active 255 DOM
3. 2026-05-31
   days on market $159,000 Active 254 DOM
4. 2026-04-14
   price $159,000 1196-char remark

   Show marketing remark (1196 chars)

   Charming White Mountains Bungalow with Bonus Lot – Endless Possibilities Await! Discover the perfect blend of convenience and mountain charm in this 3-bedroom bungalow, ideally located in the heart of the White Mountains—just minutes from shopping, restaurants, and year-round recreation! Step inside to find a sunny living room, an eat-in kitchen with washer/dryer hookups, a full bath, and three cozy bedrooms—ready for your personal touch. The walk-out basement offers direct access from the one-car garage, is protected by a French drain system, and holds fantastic potential to be finished for even more living space. Freshly painted on the exterior, this home is just waiting for your interior design vision. Seller is offering a $5,000 seller concession to buyers towards closing costs or interior finishes. Outside, enjoy an additional 0.21-acre adjacent lot—perfect for BBQs, gatherings, games, or even future expansion. Whether you're looking for a starter home, a vacation getaway, or a rental investment, this property offers both comfort and opportunity. Come experience all that the White Mountains lifestyle has to offer—schedule your showing today!

5. 2025-11-14
   price $170,000 1196-char remark

   Show marketing remark (1196 chars)

   Charming White Mountains Bungalow with Bonus Lot – Endless Possibilities Await! Discover the perfect blend of convenience and mountain charm in this 3-bedroom bungalow, ideally located in the heart of the White Mountains—just minutes from shopping, restaurants, and year-round recreation! Step inside to find a sunny living room, an eat-in kitchen with washer/dryer hookups, a full bath, and three cozy bedrooms—ready for your personal touch. The walk-out basement offers direct access from the one-car garage, is protected by a French drain system, and holds fantastic potential to be finished for even more living space. Freshly painted on the exterior, this home is just waiting for your interior design vision. Seller is offering a $5,000 seller concession to buyers towards closing costs or interior finishes. Outside, enjoy an additional 0.21-acre adjacent lot—perfect for BBQs, gatherings, games, or even future expansion. Whether you're looking for a starter home, a vacation getaway, or a rental investment, this property offers both comfort and opportunity. Come experience all that the White Mountains lifestyle has to offer—schedule your showing today!

6. 2025-09-19
   listed $180,000 Active 1196-char remark

   Show marketing remark (1196 chars)

   Charming White Mountains Bungalow with Bonus Lot – Endless Possibilities Await! Discover the perfect blend of convenience and mountain charm in this 3-bedroom bungalow, ideally located in the heart of the White Mountains—just minutes from shopping, restaurants, and year-round recreation! Step inside to find a sunny living room, an eat-in kitchen with washer/dryer hookups, a full bath, and three cozy bedrooms—ready for your personal touch. The walk-out basement offers direct access from the one-car garage, is protected by a French drain system, and holds fantastic potential to be finished for even more living space. Freshly painted on the exterior, this home is just waiting for your interior design vision. Seller is offering a $5,000 seller concession to buyers towards closing costs or interior finishes. Outside, enjoy an additional 0.21-acre adjacent lot—perfect for BBQs, gatherings, games, or even future expansion. Whether you're looking for a starter home, a vacation getaway, or a rental investment, this property offers both comfort and opportunity. Come experience all that the White Mountains lifestyle has to offer—schedule your showing today!

7. 2018-08-08
   price $59,900
8. 2002-08-09
   soldstatus $21,925
9. 2002-01-09
   listed $27,250

ⓘ 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: $2,953 · $246/mo
• Projected year-2 tax: $3,210 · $267/mo
• Expected delta: +$257/yr (+$21/mo · 8.7%)

ⓘ 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 · 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: $18,918
• − Mortgage interest: −$8,906
• − Property taxes: −$2,953
• − Insurance: −$795
• − Repairs & maintenance: −$1,513
• − Management: −$1,513
• − Depreciation: −$4,625
• Taxable loss: −$1,389
• Est. tax savings @ 24.0%: +$333
• After-tax cash flow: $1,524/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

+483.5% since first listed

6 events — show timeline

• 2026-04-14 Price Changed $159,000 PrimeMLS
• 2025-11-14 Price Changed $170,000 PrimeMLS
• 2025-09-19 Listed $180,000 PrimeMLS
• 2018-08-08 Price Changed $59,900 PrimeMLS
• 2002-08-09 Sold (MLS) $21,925 PrimeMLS
• 2002-01-09 Listed $27,250 PrimeMLS

Property tax history

+4.7%/yr

Latest (2025): $2,953 · +8.8% YoY. Source: county tax records.