5 Guilmette St · Berlin, NH 03570

$169,500

3 bd · 1.5 ba · 1,553 sqft · SingleFamily public records · 35 Days on market

Built 1900 0.34 ac lot Est $168k · at est.

---

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 +17.0/30.0
• Appreciation +10.0/10.0
• ARV discount +7.0/15.0
• 1% rule +5.6/10.0
• DSCR +5.3/10.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +2.2/10.0

Listing remarks

This inviting country home, perched on a knoll offers a peacefull setting, quiet, privacy and charm. The main level is designed for easy living. The open-concept combines the kitchen and breakfast area into one inviting space. The dining room and livingroom are ideal for gatherings or relaxed evenings at home. A versitile "man-cave" provides a cozy retreat, while a convenient half bath completes the first floor. Upstairs, three comfortable bedrooms along with a full bath that includes laundry for added convenience. Outside, enjoy morning coffee with sweeping views of the mountains from the front porch, or unwind on the back deck. A one-car garage featuring multiple additional bays

Key facts

• Nearby trails
• One-car garage
• Open-concept kitchen

Tags

• OPEN-CONCEPT KITCHEN
• SWEEPING VIEWS
• ONE-CAR GARAGE
• MULTIPLE ADDITIONAL BAYS
• PLENTY OF PARKING
• NEARBY TRAILS

Property features AI

Finance

• Other: Sale includes garage and land/building

Exterior

• Parking: Detached or attached garage with capacity for 1 car
• Utilities: Public water; Public sewer; Electric service 100 Amp with circuit breakers (Eversource); High-speed internet available; Fuel delivered by Irving Oil; Multiple phone lines
• Home design: Colonial style; Existing construction; Facing direction not specified; Entry level not specified; 1.5–2+ story configuration implied (stories not explicitly specified)
• Construction: Built in 1900; Wood frame construction with wood siding; Asphalt shingle roof; Foundation details not specified
• Exterior features: Hilly lot with mountain views; Major road frontage; Steep terrain; Walking trails nearby; Located in town; Near skiing, snowmobile and ATV trails; Near schools; Paved driveway

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator; Vented exhaust fan
• Bedrooms: Bedrooms not specified
• Bathrooms: 1 full bath; 1 half bath
• Heating & cooling: Propane heating; Baseboard heat; Hot water heating; Wood stove; Wood boiler
• Interior features: 7 total rooms; Full unfinished basement with bulkhead and walkout
• Laundry & utility: Washer; Dryer; Water heater (off boiler)

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $170k.

Deal economics

• At list price, monthly cash flow is $114 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $170k).
• Recommended offer: $164k (3.0% 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: 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; 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 $47k 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 35 days — a 3% lower offer ($164k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $164,415 (3.0% below list)

Questions for the listing agent

1. It's been on market 35 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 1.06% ✓
• Cap rate: 7.10%
• Cash-on-cash: 2.89%
• DSCR: 1.13
• GRM: 7.8

CMA / ARV

• ARV (on-the-fly): $167,724
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
116 Washington St	0.25mi	3/2.0	1,519 (-2%)	1mo	$228,000	$150	82
263 School St	0.18mi	3/2.0	1,649 (+6%)	2mo	$235,000	$143	77
285 School St	0.15mi	3/1.5	1,399 (-10%)	7mo	$80,000	$57	71
216 Prospect St	0.19mi	3/1.0	1,728 (+11%)	2mo	$234,900	$136	69
485 Champlain St	0.60mi	3/1.0	1,548 (-0%)	5mo	$110,000	$71	66
242 Willard St	0.32mi	3/1.5	1,664 (+7%)	9mo	$170,000	$102	66
199 Park St	0.36mi	4/2.0 (+1)	1,616 (+4%)	5mo	$175,000	$108	65
71 Denmark St	0.52mi	2/1.5 (-1)	1,413 (-9%)	1mo	$146,900	$104	55
843 5th Ave	0.67mi	4/2.0 (+1)	1,560 (+0%)	9mo	$170,000	$109	53
418 High St	0.48mi	3/1.0	1,730 (+11%)	10mo	$151,000	$87	48
408 Champlain St	0.70mi	2/1.5 (-1)	1,697 (+9%)	12mo	$175,000	$103	37
665 Gendron St	0.73mi	2/2.0 (-1)	1,345 (-13%)	3mo	$200,000	$149	34

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: 26.4%
• Equity multiple: 3.10×
• Total profit: $99,705
• Equity at exit: $152,699

10-year hold

• IRR: 23.2%
• Equity multiple: 7.07×
• Total profit: $288,112
• Equity at exit: $329,301

Cash invested: $47,460 (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: 7.8×

Monthly cashflow live

• Estimated rent: $1,801 medium
• Mortgage (P&I): −$889
• Tax from tax record: −$349 /mo · $4,187/yr
• Insurance: −$71
• HOA: −$0
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $114

Break-even live

Break-even rent $1,656

Max offer price $169,500

Occupancy floor 89%

Sensitivity live

Price	-10% $210	-5% $162	+0% $114	+5% $66	+10% $18
Rent	-10% $-28	-5% $43	+0% $114	+5% $185	+10% $257
Rate	-1.0pp $200	-0.5pp $157	base $114	+0.5pp $70	+1.0pp $26

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: $42,375
• Closing costs: $5,085
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-22
   days on market $169,500 Active 35 DOM
2. 2026-06-21
   days on market $169,500 Active 34 DOM
3. 2026-06-21
   days on market $169,500 Active 33 DOM
4. 2026-06-18
   days on market $169,500 Active 31 DOM
5. 2026-06-17
   days on market $169,500 Active 30 DOM
6. 2026-06-16
   days on market $169,500 Active 29 DOM
7. 2026-06-15
   days on market $169,500 Active 28 DOM
8. 2026-06-13
   days on market $169,500 Active 26 DOM
9. 2026-06-12
   days on market $169,500 Active 25 DOM
10. 2026-06-09
    days on market $169,500 Active 22 DOM
11. 2026-06-08
    days on market $169,500 Active 21 DOM
12. 2026-06-07
    days on market $169,500 Active 20 DOM
13. 2026-06-07
    days on market $169,500 Active 19 DOM
14. 2026-06-04
    days on market $169,500 Active 16 DOM
15. 2026-06-02
    days on market $169,500 Active 15 DOM
16. 2026-06-01
    days on market $169,500 Active 14 DOM
17. 2026-05-31
    days on market $169,500 Active 13 DOM
18. 2026-05-18
    listed $169,500 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: $4,187 · $349/mo
• Projected year-2 tax: $4,187 · $349/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 ≥85°F today · 17 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: $21,611
• − Mortgage interest: −$9,495
• − Property taxes: −$4,187
• − Insurance: −$848
• − Repairs & maintenance: −$1,729
• − Management: −$1,729
• − Depreciation: −$4,931
• Taxable loss: −$1,307
• Est. tax savings @ 24.0%: +$314
• After-tax cash flow: $1,685/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

1 event — show timeline

• 2026-05-18 Listed $169,500 PrimeMLS

Property tax history

+4.1%/yr

Latest (2025): $4,187 · +8.8% YoY. Source: county tax records.