255 Wight St · Berlin, NH 03570

$169,900

3 bd · 1.0 ba · 1,188 sqft · SingleFamily public records · 52 Days on market

Built 1963 0.44 ac lot $143/sqft · 8% below area Est $187k · 9% 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 +12.5/30.0
• ARV discount +11.7/15.0
• Appreciation +10.0/10.0
• 1% rule +4.7/10.0
• DSCR +3.7/10.0
• 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

Looking for a great investment property?? Welcome to this cozy, three bedrooms, two car garage bungalow, with many new updates. This home is perfect for your turn-key opportunity. It is currently all set up with a successful "Superhost" rating with Airbnb! This home is sure to continue to attract your ATV enthusiast, hikers, skiers and many more outdoor adventurers for this year round getaway. It is currently holding multiple reservations into the summer months which will give your investment a great head start in this trending vacation rental home business. Located on the Jericho Rd connector, minutes from Jericho Mtn State Park.

Key facts

• Front deck
• Rooftop area
• First-floor laundry

Tags

• FIRST-FLOOR LAUNDRY
• SPACIOUS EAT-IN KITCHEN
• MUDROOM ENTRY
• FRONT DECK
• ROOFTOP AREA
• MOUNTAIN VIEWS

Property features AI

Exterior

• Parking: 2-car garage; Paved driveway
• Utilities: Public water; Public sewer; 100 Amp service with circuit breakers; High-speed internet available; Cable available; Telephone available
• Home design: Ranch-style home; Existing construction
• Construction: Clapboard exterior; Metal and rolled roofing; Built in 1963; Partial foundation (basement present)
• Exterior features: Hilly and level areas; Mountain view and other scenic views; Steep sections and wooded areas; Trails nearby (including snowmobile and ATV trails)

Interior

• Kitchen: Kitchen/dining area; Electric range; Refrigerator
• Bedrooms: Three bedrooms on the main level
• Flooring: Carpet; Laminate; Vinyl
• Bathrooms: One full bathroom on the main level
• Heating & cooling: Baseboard heating; Hot water heating
• Interior features: Five total rooms; Partial, unfinished walkout basement with interior stair access
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $-26 ($-312/yr) — negative.
• To cash-flow at today's rent, offer at most $165k (2.7% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $164k (3.3% below list).
• Recommended offer: $164k (3.3% 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).
• Market conditions: 102 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 $18k of equity ($1k loan paydown + $17k 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 $48k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$46k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 52 days — a 3% lower offer ($165k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 9y ago; this cycle's ask has dropped $35k (17%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $128k; 33% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price.

Recommended offer $164,244 (3.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 52 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
3. Built in 1963 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. 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?
7. 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.
8. 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.
9. 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: 0.97% ✗
• Cap rate: 6.11%
• Cash-on-cash: -0.66%
• DSCR: 0.97
• GRM: 8.6

CMA / ARV

• ARV (median comp): $187,469
• List price: $169,900
• Delta: -9.37%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
474 Madison Ave	0.24mi	3/1.0	1,120 (-6%)	4mo	$237,500	$212	75
119 Park St	0.34mi	3/1.5	1,197 (+1%)	8mo	$212,900	$178	75
661 4Th Ave	0.52mi	3/1.0	1,134 (-4%)	3mo	$85,000	$75	66
527 Willard St	0.27mi	3/1.5	1,276 (+7%)	11mo	$185,000	$145	64
531 Willard St	0.27mi	3/1.0	1,316 (+11%)	7mo	$220,000	$167	64
122 Sessions St	0.50mi	4/2.0 (+1)	1,176 (-1%)	5mo	$170,000	$145	62
416 Madison Ave	0.28mi	3/1.0	1,046 (-12%)	11mo	$104,000	$99	57
324 Church St	0.49mi	2/1.0 (-1)	1,272 (+7%)	6mo	$130,000	$102	55
433 Hillside Ave	0.72mi	3/1.5	1,209 (+2%)	9mo	$135,000	$112	54
239 Church St	0.55mi	3/1.5	1,299 (+9%)	12mo	$240,000	$185	47
123 Mount Forist St	0.67mi	3/2.0	1,265 (+6%)	10mo	$92,500	$73	45
86 Spruce St	0.75mi	4/1.0 (+1)	1,279 (+8%)	8mo	$169,000	$132	41

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: 23.8%
• Equity multiple: 2.91×
• Total profit: $90,993
• Equity at exit: $153,059

10-year hold

• IRR: 21.2%
• Equity multiple: 6.66×
• Total profit: $269,494
• Equity at exit: $330,078

Cash invested: $47,572 (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: 8.6×

Monthly cashflow live

• Estimated rent: $1,642 medium
• Mortgage (P&I): −$891
• Tax from tax record: −$362 /mo · $4,341/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$345
• Net cashflow: $-26

Break-even live

Break-even rent $1,675

Max offer price $165,309

Occupancy floor 97%

Sensitivity live

Price	-10% $70	-5% $22	+0% $-26	+5% $-74	+10% $-122
Rent	-10% $-156	-5% $-91	+0% $-26	+5% $39	+10% $104
Rate	-1.0pp $60	-0.5pp $17	base $-26	+0.5pp $-70	+1.0pp $-115

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: $42,475
• Closing costs: $5,097
• Reserves months: —
• Total cash needed: —

Listing history 24 events

1. 2026-06-21
   days on market $169,900 Active 52 DOM
2. 2026-06-18
   days on market $169,900 Active 50 DOM
3. 2026-06-17
   days on market $169,900 Active 49 DOM
4. 2026-06-16
   remarks 693-char remark
5. 2026-06-16
   pricedays on market $169,900 Active 48 DOM
6. 2026-06-15
   days on market $195,900 Active 47 DOM
7. 2026-06-13
   days on market $195,900 Active 45 DOM
8. 2026-06-12
   days on market $195,900 Active 44 DOM
9. 2026-06-09
   days on market $195,900 Active 41 DOM
10. 2026-06-08
    days on market $195,900 Active 40 DOM
11. 2026-06-07
    days on market $195,900 Active 39 DOM
12. 2026-06-07
    days on market $195,900 Active 38 DOM
13. 2026-06-04
    days on market $195,900 Active 35 DOM
14. 2026-06-02
    days on market $195,900 Active 34 DOM
15. 2026-06-01
    days on market $195,900 Active 33 DOM
16. 2026-05-31
    days on market $195,900 Active 32 DOM
17. 2026-04-29
    listed $205,000 Active 621-char remark
18. 2022-04-14
    soldstatus $128,000 Closed 648-char remark

    Show marketing remark (648 chars)

    Looking for a great investment property?? Welcome to this cozy, three bedrooms, two car garage bungalow, with many new updates. This home is perfect for your turn-key opportunity. It is currently all set up with a successful "Superhost" rating with Airbnb! This home is sure to continue to attract your ATV enthusiast, hikers, skiers and many more outdoor adventurers for this year round getaway. It is currently holding multiple reservations into the summer months which will give your investment a great head start in this trending vacation rental home business. Located on the Jericho Rd connector, minutes from Jericho Mtn State Park.

19. 2022-04-14
    soldstatus $128,000

    Show marketing remark (648 chars)

    Looking for a great investment property?? Welcome to this cozy, three bedrooms, two car garage bungalow, with many new updates. This home is perfect for your turn-key opportunity. It is currently all set up with a successful "Superhost" rating with Airbnb! This home is sure to continue to attract your ATV enthusiast, hikers, skiers and many more outdoor adventurers for this year round getaway. It is currently holding multiple reservations into the summer months which will give your investment a great head start in this trending vacation rental home business. Located on the Jericho Rd connector, minutes from Jericho Mtn State Park.

20. 2022-03-13
    historical Active with Contract 648-char remark

    Show marketing remark (648 chars)

    Looking for a great investment property?? Welcome to this cozy, three bedrooms, two car garage bungalow, with many new updates. This home is perfect for your turn-key opportunity. It is currently all set up with a successful "Superhost" rating with Airbnb! This home is sure to continue to attract your ATV enthusiast, hikers, skiers and many more outdoor adventurers for this year round getaway. It is currently holding multiple reservations into the summer months which will give your investment a great head start in this trending vacation rental home business. Located on the Jericho Rd connector, minutes from Jericho Mtn State Park.

21. 2022-03-01
    listed $146,900 Active 648-char remark

    Show marketing remark (648 chars)

    Looking for a great investment property?? Welcome to this cozy, three bedrooms, two car garage bungalow, with many new updates. This home is perfect for your turn-key opportunity. It is currently all set up with a successful "Superhost" rating with Airbnb! This home is sure to continue to attract your ATV enthusiast, hikers, skiers and many more outdoor adventurers for this year round getaway. It is currently holding multiple reservations into the summer months which will give your investment a great head start in this trending vacation rental home business. Located on the Jericho Rd connector, minutes from Jericho Mtn State Park.

22. 2018-04-16
    soldstatus $53,200 Closed

    Show marketing remark (408 chars)

    This move in ready bungalow has been a family home for generations and is now offered for the first time. With three bedrooms and a two car garage, this home is ideal for a first time buyer, someone downsizing, or an ATV enthusiast. It is located on the Jericho Rd connector just minutes from Jericho Mtn State Park. It has a metal roof and large yard and a nice patio for entertaining so come have a look.

23. 2018-03-05
    historical Active with Contract

    Show marketing remark (408 chars)

    This move in ready bungalow has been a family home for generations and is now offered for the first time. With three bedrooms and a two car garage, this home is ideal for a first time buyer, someone downsizing, or an ATV enthusiast. It is located on the Jericho Rd connector just minutes from Jericho Mtn State Park. It has a metal roof and large yard and a nice patio for entertaining so come have a look.

24. 2017-09-18
    listed $59,900 Active

    Show marketing remark (408 chars)

    This move in ready bungalow has been a family home for generations and is now offered for the first time. With three bedrooms and a two car garage, this home is ideal for a first time buyer, someone downsizing, or an ATV enthusiast. It is located on the Jericho Rd connector just minutes from Jericho Mtn State Park. It has a metal roof and large yard and a nice patio for entertaining so come have a look.

ⓘ 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: $4,341 · $362/mo
• Projected year-2 tax: $4,341 · $362/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 6% 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: $19,709
• − Mortgage interest: −$9,517
• − Property taxes: −$4,341
• − Insurance: −$850
• − Repairs & maintenance: −$1,577
• − Management: −$1,577
• − Depreciation: −$4,943
• Taxable loss: −$3,094
• Est. tax savings @ 24.0%: +$743
• After-tax cash flow: $431/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

+183.6% since first listed

10 events — show timeline

• 2026-06-16 Price Changed $169,900 PrimeMLS
• 2026-05-20 Price Changed $195,900 PrimeMLS
• 2026-04-29 Listed $205,000 PrimeMLS
• 2022-04-14 Sold (Public Records) $128,000 Public Records
• 2022-04-14 Sold (MLS) $128,000 PrimeMLS
• 2022-03-13 Contingent — PrimeMLS
• 2022-03-01 Listed $146,900 PrimeMLS
• 2018-04-16 Sold (MLS) $53,200 PrimeMLS
• 2018-03-05 Contingent — PrimeMLS
• 2017-09-18 Listed $59,900 PrimeMLS

Property tax history

+5.1%/yr

Latest (2025): $4,341 · +8.8% YoY. Source: county tax records.