60 Cedar St · Berlin, NH 03570

$135,000

3 bd · 1.0 ba · 1,056 sqft · SingleFamily public records · 68 Days on market

Built 1880 9,583 sqft lot $128/sqft · 28% below area Est $186k · 28% under

---

Why this score? — see what drove the B 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 +23.6/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• DSCR +7.6/10.0
• 1% rule +7.1/10.0
• 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

It's time for a new owner! Sit on your enclosed porch with a coffee and be stunned by the Mountain views to include Mt. Washington and Wildcat Ski area. 1/4-acre lot offers plenty of parking for trailers, side by sides etc. Leave from the home on your ATV and the snowmobile trail is not far away. Vinyl replacement windows, wood siding and newer laminate flooring are just a few of the updates.

Key facts

• Mt washington
• Cranmore ski area
• Plenty of parking

Tags

• ENCLOSED PORCH
• MOUNTAIN VIEWS
• MT WASHINGTON
• CRANMORE SKI AREA
• 1/4-ACRE LOT
• PLENTY OF PARKING

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $135k.

Deal economics

• At list price, monthly cash flow is $254 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $135k).
• Recommended offer: $127k (6.0% below list) — sets the bar for market timing.
• Cap rate 8.5% vs local median 6.2% 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: 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: 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 ($933 loan paydown + $14k 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 $38k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$37k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 68 days — a 6% lower offer ($127k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: built in 1880 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $126,900 (6.0% below list)

Questions for the listing agent

1. It's been on market 68 days. Have you received any prior offers? Is the seller open to a 6% concession, seller financing, or rate buy-down credit?
2. Built in 1880 — 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: 1.21% ✓
• Cap rate: 8.55%
• Cash-on-cash: 8.05%
• DSCR: 1.36
• GRM: 6.9

CMA / ARV

• ARV (median comp): $186,410
• List price: $135,000
• Delta: -27.58%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
416 Madison Ave	0.42mi	3/1.0	1,046 (-1%)	11mo	$104,000	$99	69
84 Summer St	0.12mi	2/2.0 (-1)	1,124 (+6%)	8mo	$110,000	$98	68
433 Hillside Ave	0.04mi	3/1.5	1,209 (+14%)	9mo	$135,000	$112	64
157 Ruby St	0.11mi	3/1.0	1,197 (+13%)	10mo	$178,000	$149	64
474 Madison Ave	0.54mi	3/1.0	1,120 (+6%)	4mo	$237,500	$212	61
85 Grafton St	0.55mi	3/1.0	968 (-8%)	3mo	$30,000	$31	58
850 4Th Ave	0.58mi	3/1.0	1,022 (-3%)	12mo	$230,000	$225	57
263 Sweden St	0.71mi	3/1.0	1,013 (-4%)	9mo	$180,000	$178	52
119 Park St	0.40mi	3/1.5	1,197 (+13%)	8mo	$212,900	$178	51
191 Norway St	0.63mi	2/1.5 (-1)	1,020 (-3%)	10mo	$250,000	$245	50
770 Fourth Ave	0.65mi	2/1.0 (-1)	983 (-7%)	7mo	$113,325	$115	48
122 Sessions St	0.66mi	4/2.0 (+1)	1,176 (+11%)	5mo	$170,000	$145	37

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: 30.2%
• Equity multiple: 3.37×
• Total profit: $89,760
• Equity at exit: $121,619

10-year hold

• IRR: 26.2%
• Equity multiple: 7.66×
• Total profit: $251,802
• Equity at exit: $262,275

Cash invested: $37,800 (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: 6.9×

Monthly cashflow live

• Estimated rent: $1,630 medium
• Mortgage (P&I): −$708
• Tax from tax record: −$270 /mo · $3,242/yr
• Insurance: −$56
• HOA: −$0
• Vacancy / Maint / Mgmt: −$342
• Net cashflow: $254

Break-even live

Break-even rent $1,309

Max offer price $135,000

Occupancy floor 79%

Sensitivity live

Price	-10% $330	-5% $292	+0% $254	+5% $215	+10% $177
Rent	-10% $125	-5% $189	+0% $254	+5% $318	+10% $382
Rate	-1.0pp $322	-0.5pp $288	base $254	+0.5pp $219	+1.0pp $183

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: $33,750
• Closing costs: $4,050
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-21
   days on market $135,000 Active 68 DOM
2. 2026-06-18
   days on market $135,000 Active 66 DOM
3. 2026-06-17
   days on market $135,000 Active 65 DOM
4. 2026-06-16
   days on market $135,000 Active 64 DOM
5. 2026-06-16
   price $135,000 Active 63 DOM
6. 2026-06-15
   days on market $149,000 Active 63 DOM
7. 2026-06-13
   days on market $149,000 Active 61 DOM
8. 2026-06-12
   days on market $149,000 Active 60 DOM
9. 2026-06-09
   days on market $149,000 Active 57 DOM
10. 2026-06-08
    days on market $149,000 Active 56 DOM
11. 2026-06-07
    days on market $149,000 Active 55 DOM
12. 2026-06-07
    remarks 426-char remark
13. 2026-06-07
    pricedays on market $149,000 Active 54 DOM
14. 2026-06-04
    days on market $165,000 Active 51 DOM
15. 2026-06-02
    days on market $165,000 Active 50 DOM
16. 2026-06-01
    price $165,000 Active 49 DOM
17. 2026-06-01
    days on market $170,000 Active 49 DOM
18. 2026-05-31
    days on market $170,000 Active 48 DOM
19. 2026-04-13
    listed $179,000 Active 395-char remark

    Show marketing remark (395 chars)

    It's time for a new owner! Sit on your enclosed porch with a coffee and be stunned by the Mountain views to include Mt. Washington and Wildcat Ski area. 1/4-acre lot offers plenty of parking for trailers, side by sides etc. Leave from the home on your ATV and the snowmobile trail is not far away. Vinyl replacement windows, wood siding and newer laminate flooring are just a few of the updates.

ⓘ 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: $3,242 · $270/mo
• Projected year-2 tax: $3,242 · $270/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: $19,563
• − Mortgage interest: −$7,562
• − Property taxes: −$3,242
• − Insurance: −$675
• − Repairs & maintenance: −$1,565
• − Management: −$1,565
• − Depreciation: −$3,927
• Taxable income: $1,027
• Est. tax owed @ 24.0%: −$246
• After-tax cash flow: $2,796/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

• 2026-04-13 Listed $179,000 PrimeMLS

Property tax history

+2.3%/yr

Latest (2025): $3,242 · +8.8% YoY. Source: county tax records.