774 Hillside Ave · Berlin, NH 03570

$299,000

2 bd · 1.0 ba · 1,030 sqft · SingleFamily public records · 26 Days on market

Built 1960 8,712 sqft lot

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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 +14.9/30.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +4.6/10.0
• 1% rule +4.4/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

Lovingly cared for and thoughtfully updated over the years, this charming 2-bedroom, 1-bath home is full of warmth and character. Situated on a spacious double lot, the property offers plenty of room to enjoy the outdoors, garden, or entertain. Step inside to find a well-maintained interior with inviting living spaces and a bright, beautiful 3-season sunroom—perfect for relaxing with your morning coffee or unwinding at the end of the day. The partially finished basement provides additional flexible space for a family room, home office, or hobby area. Enjoy the outdoors from the maintenance-free Trex deck complete with a canopy—ideal for entertaining or relaxing rain or shine. A

Key facts

• 8,712 sq ft lot
• 2 garage spots
• Built 1960

Property features AI

Exterior

• Parking: 2-car garage
• Utilities: Public water on-site; Public sewer; 100 Amp service with circuit breakers; High-speed internet available; Cable available
• Home design: Ranch-style home; Existing construction; White exterior color; Built in 1960; Shingle (architectural) roof
• Construction: Vinyl siding; Concrete foundation
• Exterior features: Corner, level lot; Paved driveway; Public maintained road frontage

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Bathrooms: 1 full bathroom
• Heating & cooling: Oil-fired hot water heat
• Interior features: 4 total rooms; Basement with interior access and concrete floor

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $299k.

Deal economics

• At list price, monthly cash flow is $89 ($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 $280k (6.4% below list).
• Recommended offer: $280k (6.4% below list) — sets the bar for 1% rule.

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: 102 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 $32k of equity ($2k loan paydown + $30k 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 $84k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$51k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 26 days — a 2% lower offer ($295k) is reasonable based on typical stale-listing flexibility.

Recommended offer $280,000 (6.4% below list)

Questions for the listing agent

1. Built in 1960 — 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. 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.
5. 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.
6. 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: 0.94% ✗
• Cap rate: 6.65%
• Cash-on-cash: 1.28%
• DSCR: 1.06
• GRM: 8.9

CMA / ARV

• ARV (on-the-fly): $185,400
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
191 Norway St	0.47mi	2/1.5	1,020 (-1%)	10mo	$250,000	$245	66
263 Sweden St	0.46mi	3/1.0 (+1)	1,013 (-2%)	9mo	$180,000	$178	63
416 Madison Ave	0.56mi	3/1.0 (+1)	1,046 (+2%)	11mo	$104,000	$99	57
88 Eight St	0.41mi	2/1.0	962 (-7%)	19mo	$187,000	$194	54
474 Madison Ave	0.53mi	3/1.0 (+1)	1,120 (+9%)	4mo	$237,500	$212	52
84 Summer St	0.56mi	2/2.0	1,124 (+9%)	8mo	$110,000	$98	48
380 Portland St	0.33mi	3/1.0 (+1)	1,166 (+13%)	13mo	$210,000	$180	47
402 Norway St	0.64mi	3/2.0 (+1)	990 (-4%)	11mo	$177,500	$179	46
29 Jordan Ave	0.29mi	3/1.5 (+1)	1,158 (+12%)	22mo	$297,000	$256	40
454 Willard St	0.50mi	3/1.0 (+1)	1,183 (+15%)	13mo	$139,900	$118	36
404 Norway St	0.64mi	1/1.0 (-1)	1,144 (+11%)	12mo	$168,500	$147	36
4 Sherry St	0.65mi	3/1.5 (+1)	1,120 (+9%)	23mo	$275,000	$246	29

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: 25.2%
• Equity multiple: 3.01×
• Total profit: $168,611
• Equity at exit: $269,363

10-year hold

• IRR: 22.2%
• Equity multiple: 6.88×
• Total profit: $492,208
• Equity at exit: $580,891

Cash invested: $83,720 (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: 8.9×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$1,568
• Tax from tax record: −$430 /mo · $5,161/yr
• Insurance: −$125
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $89

Break-even live

Break-even rent $2,687

Max offer price $299,000

Occupancy floor 92%

Sensitivity live

Price	-10% $259	-5% $174	+0% $89	+5% $5	+10% $-80
Rent	-10% $-132	-5% $-21	+0% $89	+5% $200	+10% $311
Rate	-1.0pp $240	-0.5pp $165	base $89	+0.5pp $12	+1.0pp $-67

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: $74,750
• Closing costs: $8,970
• 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	45d	1	1.21mi

Listing history 2 events

1. 2026-04-29
   status Pending
2. 2026-04-03
   listed $299,000 Active

ⓘ 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: $5,161 · $430/mo
• Projected year-2 tax: $5,840 · $487/mo
• Expected delta: +$679/yr (+$57/mo · 13.1%)

ⓘ 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 1/10 Low 7 d/yr ≥88°F today · 16 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: −$16,749
• − Property taxes: −$5,161
• − Insurance: −$1,495
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$8,698
• Taxable loss: −$3,879
• Est. tax savings @ 24.0%: +$931
• After-tax cash flow: $2,003/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

2 events — show timeline

• 2026-04-29 Pending — PrimeMLS
• 2026-04-03 Listed $299,000 PrimeMLS

Property tax history

+4.7%/yr

Latest (2025): $5,161 · +8.8% YoY. Source: county tax records.