25 Laurel St · Berlin, NH 03570

$161,900

4 bd · 2.0 ba · 1,296 sqft · SingleFamily public records · 13 Days on market

Built 1925 10,018 sqft lot $125/sqft · 20% below area Est $203k · 20% 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 +15.9/30.0
• ARV discount +15.0/15.0
• Appreciation +10.0/10.0
• 1% rule +6.0/10.0
• DSCR +4.9/10.0
• 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

Charming older home on a beautiful corner lot. Relax or entertain in your Gazebo, deck or patio. Shed and plenty of off street parking. Property boasts views of the town and Mt. Forest. Updated kitchen with new appliances- including a gas range. Remodeled/upgraded bathroom. Hardwood floors and original woodwork throughout. Large living room with wood burning fireplace with large mantle. Sunroom has new roofing, and this accommodates the washer and dryer. Four bedrooms upstairs-; largest two which have attached closets. Large unfinished basement with concrete flooring and walk up attic allow for plenty of storage space (or convert to attic office space). Newer oil furnace for steam radiator heating. 100 amp circuit breakers. Property is surveyed and in a quiet neighborhood. More pictures to come!

Key facts

• Flexible sunroom
• Remodeled kitchen
• Corner lot

Tags

• CORNER LOT
• REMODELED KITCHEN
• UPDATED BATHROOM
• WORKING WOOD-BURNING FIREPLACE
• ORIGINAL BUILT-IN HUTCH
• FLEXIBLE SUNROOM

Property features AI

Exterior

• Parking: Paved driveway
• Utilities: Public water; Public sewer; 100 amp electrical service with circuit breakers; Fiber optic internet available; Cable available
• Home design: Cape / New Englander style; Existing property; Built in 1925
• Construction: Wood siding; Asphalt shingle roof
• Exterior features: Corner city lot; Paved driveway; 200 ft. road frontage on a public road

Interior

• Bathrooms: 1 full bathroom
• Heating & cooling: Hot water radiator heat
• Interior features: 8 rooms; Full basement with interior access and bulkhead

What this means for you Summary

Snapshot

• This is a 4-bed/2.0-bath single-family listed at $162k.

Deal economics

• At list price, monthly cash flow is $78 ($941/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $162k).

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: 100 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$44k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 2 sale attempts 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.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1925 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $161,900

Questions for the listing agent

1. Built in 1925 — 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: 1.10% ✓
• Cap rate: 6.87%
• Cash-on-cash: 2.08%
• DSCR: 1.09
• GRM: 7.6

CMA / ARV

• ARV (median comp): $203,297
• List price: $161,900
• Delta: -9.00%
• 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
507 First Ave	0.04mi	3/2.0 (-1)	1,374 (+6%)	4mo	$153,500	$112	80
123 Mount Forist St	0.16mi	3/2.0 (-1)	1,265 (-2%)	10mo	$92,500	$73	75
403 2Nd Ave	0.23mi	5/1.0 (+1)	1,296 (0%)	12mo	$110,000	$85	70
122 Sessions St	0.36mi	4/2.0	1,176 (-9%)	5mo	$170,000	$145	64
291 First Ave	0.32mi	3/1.5 (-1)	1,210 (-7%)	10mo	$164,999	$136	58
226 Glen Ave	0.35mi	3/1.0 (-1)	1,387 (+7%)	11mo	$138,400	$100	54
661 4Th Ave	0.31mi	3/1.0 (-1)	1,134 (-12%)	3mo	$85,000	$75	53
479 Burgess St	0.66mi	3/1.5 (-1)	1,219 (-6%)	2mo	$136,000	$112	51
730 Sixth Ave	0.43mi	3/1.5 (-1)	1,452 (+12%)	3mo	$240,000	$165	51
398 Burgess St	0.65mi	3/1.5 (-1)	1,167 (-10%)	6mo	$75,000	$64	41
119 Park St	0.70mi	3/1.5 (-1)	1,197 (-8%)	8mo	$212,900	$178	41
881 Fourth Ave	0.59mi	3/2.0 (-1)	1,155 (-11%)	16mo	$180,000	$156	36

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: 25.8%
• Equity multiple: 3.06×
• Total profit: $93,321
• Equity at exit: $145,852

10-year hold

• IRR: 22.7%
• Equity multiple: 6.98×
• Total profit: $271,192
• Equity at exit: $314,536

Cash invested: $45,332 (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: 100
• Price-to-rent: 7.6×

Monthly cashflow live

• Estimated rent: $1,775 medium
• Mortgage (P&I): −$849
• Tax from tax record: −$407 /mo · $4,885/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$373
• Net cashflow: $78

Break-even live

Break-even rent $1,675

Max offer price $161,900

Occupancy floor 91%

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: $40,475
• Closing costs: $4,857
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   days on market $161,900 Active 13 DOM
2. 2026-06-17
   days on market $161,900 Active 12 DOM
3. 2026-06-16
   days on market $161,900 Active 11 DOM
4. 2026-06-15
   days on market $161,900 Active 10 DOM
5. 2026-06-13
   days on market $161,900 Active 8 DOM
6. 2026-06-12
   days on market $161,900 Active 7 DOM
7. 2026-06-09
   days on market $161,900 Active 4 DOM
8. 2026-06-08
   days on market $161,900 Active 3 DOM
9. 2026-06-07
   days on market $161,900 Active 2 DOM
10. 2026-06-07
    pricedays on marketlisting id $161,900 Active 1 DOM
11. 2026-06-04
    days on market $185,000 Active 22 DOM
12. 2026-06-02
    days on market $185,000 Active 21 DOM
13. 2026-06-01
    days on market $185,000 Active 20 DOM
14. 2026-05-31
    days on market $185,000 Active 19 DOM
15. 2026-05-12
    listed $185,000 Active 806-char remark

    Show marketing remark (806 chars)

    Charming older home on a beautiful corner lot. Relax or entertain in your Gazebo, deck or patio. Shed and plenty of off street parking. Property boasts views of the town and Mt. Forest. Updated kitchen with new appliances- including a gas range. Remodeled/upgraded bathroom. Hardwood floors and original woodwork throughout. Large living room with wood burning fireplace with large mantle. Sunroom has new roofing, and this accommodates the washer and dryer. Four bedrooms upstairs-; largest two which have attached closets. Large unfinished basement with concrete flooring and walk up attic allow for plenty of storage space (or convert to attic office space). Newer oil furnace for steam radiator heating. 100 amp circuit breakers. Property is surveyed and in a quiet neighborhood. More pictures to come!

16. 2026-01-28
    price $185,900
17. 2026-01-06
    price $199,900
18. 2025-12-09
    price $209,900
19. 2024-03-18
    soldstatus $499,000

ⓘ 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: $4,885 · $407/mo
• Projected year-2 tax: $4,885 · $407/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 · 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: $21,296
• − Mortgage interest: −$9,069
• − Property taxes: −$4,885
• − Insurance: −$810
• − Repairs & maintenance: −$1,704
• − Management: −$1,704
• − Depreciation: −$4,710
• Taxable loss: −$1,585
• Est. tax savings @ 24.0%: +$380
• After-tax cash flow: $1,321/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

-67.6% since first listed

6 events — show timeline

• 2026-06-05 Listed $161,900 PrimeMLS
• 2026-05-12 Listed $185,000 FSBO.com
• 2026-01-28 Price Changed $185,900 PrimeMLS
• 2026-01-06 Price Changed $199,900 PrimeMLS
• 2025-12-09 Price Changed $209,900 PrimeMLS
• 2024-03-18 Sold (Public Records) $499,000 Public Records

Property tax history

+4.0%/yr

Latest (2025): $4,885 · +8.8% YoY. Source: county tax records.