249 High St · Berlin, NH 03570

$130,000

3 bd · 2.0 ba · 1,874 sqft · SingleFamily public records · 2 Days on market

Built 1891 3,049 sqft lot Est $202k · 36% under

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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 +28.8/30.0
• ARV discount +15.0/15.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 1% rule +9.2/10.0
• 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

8095 RECENTLY REFURBISHED, REALLY NICE INSIDE, AMTROL WATER SYSTEM. THIS IS A MUST SEE PROPERTY. A LOT OF VALUE HERE FOR THE MONEY

Key facts

• Enclosed side porch
• Small front porch
• 2nd floor deck

Tags

• FIRST FLOOR BEDROOM
• ENCLOSED SIDE PORCH
• 2ND FLOOR DECK
• SMALL FRONT PORCH
• NEXT DOOR TO PLAYGROUND
• SHORT WAYS FROM RIVER

Property features AI

Finance

• Other: Documents available: Deed, Property Disclosure, Tax Map

Exterior

• Parking: Paved driveway; One off-street parking spot and on-street parking
• Utilities: Public water; Public sewer; 200 amp electric service with circuit breakers (Eversource); Oil supplied by Irving; High-speed internet available; Cable and telephone available
• Home design: Multi-level New Englander style; Existing construction; Built in 1891
• Construction: Wood frame construction; Asbestos exterior; Asphalt shingle roof; Year built 1891
• Exterior features: City lot with sidewalks, in-town location; Near snowmobile trails and schools; Paved driveway; Street parking available; one off-street parking spot (per directions)

Interior

• Kitchen: Electric range; Microwave; Refrigerator
• Bedrooms: Master bedroom on 2nd level (approx. 12 x 19); Bedroom on 1st level (approx. 12 x 11); Bedroom on 2nd level (approx. 13 x 9)
• Flooring: Carpet; Softwood floors
• Bathrooms: Two full bathrooms (one on 1st level, one on 2nd level)
• Heating & cooling: Oil heat with baseboard and hot water systems; Cooling listed as other
• Interior features: Seven total rooms; Unfinished basement with storage space, concrete floor, bulkhead, interior and exterior stairs, and interior access; Den on second level
• Laundry & utility: Washer and dryer; Water heater

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $438 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $130k).
• Cap rate 10.3% vs local median 7.1% 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).
• 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 $14k of equity ($899 loan paydown + $13k 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 $36k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$35k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.
• 3 sale attempts since 25y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $55k; list at $130k implies a 136% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: property tax is 2.6% of price; built in 1891 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $130,000

Questions for the listing agent

1. Built in 1891 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.42% ✓
• Cap rate: 10.34%
• Cash-on-cash: 14.45%
• DSCR: 1.64
• GRM: 5.9

CMA / ARV

• ARV (on-the-fly): $202,392
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
216 Prospect St	0.13mi	3/1.0	1,728 (-8%)	2mo	$234,900	$136	76
210 Willow St	0.22mi	3/2.0	1,977 (+6%)	7mo	$325,000	$164	74
242 Willard St	0.08mi	3/1.5	1,664 (-11%)	9mo	$170,000	$102	68
263 School St	0.24mi	3/2.0	1,649 (-12%)	2mo	$235,000	$143	67
199 Park St	0.08mi	4/2.0 (+1)	1,616 (-14%)	5mo	$175,000	$108	64
418 High St	0.26mi	3/1.0	1,730 (-8%)	10mo	$151,000	$87	63
485 Madison Ave	0.44mi	3/1.0	1,997 (+7%)	9mo	$275,000	$138	57
79 Mount Forist St	0.63mi	4/2.0 (+1)	1,873 (-0%)	11mo	$109,900	$59	56
386 High St	0.22mi	4/1.5 (+1)	1,670 (-11%)	12mo	$170,000	$102	55
502 1St Ave	0.74mi	3/1.5	1,966 (+5%)	7mo	$180,000	$92	49
41 Whittemore Ave	0.55mi	3/1.5	2,132 (+14%)	10mo	$150,000	$70	42
624 Second Ave	0.62mi	4/1.5 (+1)	1,623 (-13%)	9mo	$243,900	$150	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: 35.0%
• Equity multiple: 3.71×
• Total profit: $98,825
• Equity at exit: $117,114

10-year hold

• IRR: 30.1%
• Equity multiple: 8.40×
• Total profit: $269,261
• Equity at exit: $252,561

Cash invested: $36,400 (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: 5.9×

Monthly cashflow live

• Estimated rent: $1,840 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$279 /mo · $3,350/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$386
• Net cashflow: $438

Break-even live

Break-even rent $1,285

Max offer price $130,000

Occupancy floor 71%

Sensitivity live

Price	-10% $512	-5% $475	+0% $438	+5% $402	+10% $365
Rent	-10% $293	-5% $366	+0% $438	+5% $511	+10% $584
Rate	-1.0pp $504	-0.5pp $471	base $438	+0.5pp $405	+1.0pp $370

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: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 3 events

1. 2026-06-21
   days on market $130,000 Active 2 DOM
2. 2026-06-18
   remarks 699-char remark
3. 2026-06-18
   listed $130,000 Active 1 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: $3,350 · $279/mo
• Projected year-2 tax: $3,350 · $279/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 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: $22,078
• − Mortgage interest: −$7,282
• − Property taxes: −$3,350
• − Insurance: −$650
• − Repairs & maintenance: −$1,766
• − Management: −$1,766
• − Depreciation: −$3,782
• Taxable income: $3,482
• Est. tax owed @ 24.0%: −$836
• After-tax cash flow: $4,425/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

+136.8% since first listed

6 events — show timeline

• 2026-06-18 Listed $130,000 PrimeMLS
• 2003-03-21 Sold (MLS) $55,000 PrimeMLS
• 2003-02-12 Listed $55,000 PrimeMLS
• 2002-03-15 Sold (MLS) $49,900 PrimeMLS
• 2002-03-14 Sold (Public Records) $49,900 Public Records
• 2001-07-10 Listed $54,900 PrimeMLS

Property tax history

+4.0%/yr

Latest (2025): $3,350 · +8.8% YoY. Source: county tax records.