58 Hemlock Ln · Berlin, NH 03570

$150,000

3 bd · 1.5 ba · 1,329 sqft · SingleFamily public records · 273 Days on market

Built 1900 0.50 ac lot $113/sqft · at area comps Est $186k · 20% 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 +30.0/30.0
• ARV discount +15.0/15.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• 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

Experience peaceful living in this charming 3-bedroom, 1.5-bath home featuring five spacious rooms and 1,329 square feet of hardwood and parquet-floored comfort. Enjoy the convenience of an attached carport and enclosed porch, plus multiple storage buildings for all your needs, nestled on a private half-acre lot. This serene retreat offers tranquility just moments from town, with an enclosed sunroom that presents excellent renovation potential. Available to conventional or cashbuyers only, this inviting home is perfect for those seeking value, room to grow, and a quiet escape from the everyday.

Key facts

• Attached carport
• Enclosed sunroom
• Enclosed porch

Tags

• ATTACHED CARPORT
• ENCLOSED PORCH
• MULTIPLE STORAGE BUILDINGS
• PRIVATE HALF-ACRE LOT
• ENCLOSED SUNROOM
• RENOVATION POTENTIAL

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $150k.

Deal economics

• At list price, monthly cash flow is $986 ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $150k).
• Recommended offer: $132k (12.0% below list) — sets the bar for market timing.
• Cap rate 14.2% 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: 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; 1 comparable units currently listed for rent nearby; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $16k of equity ($1k loan paydown + $15k 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 $42k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$41k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 273 days — a 12% lower offer ($132k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 11y ago; this cycle's ask has dropped $15k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $130k; 15% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 3.0% of price; built in 1900 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $132,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 273 days. Have you received any prior offers? Is the seller open to a 12% 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. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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: 1.87% ✓
• Cap rate: 14.18%
• Cash-on-cash: 28.17%
• DSCR: 2.25
• GRM: 4.5

CMA / ARV

• ARV (median comp): $186,410
• List price: $150,000
• Delta: -19.53%
• 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
104 Summer St	0.12mi	3/1.5	1,276 (-4%)	3mo	$220,000	$172	86
86 Spruce St	0.21mi	4/1.0 (+1)	1,279 (-4%)	8mo	$169,000	$132	71
285 School St	0.34mi	3/1.5	1,399 (+5%)	7mo	$80,000	$57	69
433 Hillside Ave	0.23mi	3/1.5	1,209 (-9%)	9mo	$135,000	$112	66
71 Denmark St	0.38mi	2/1.5 (-1)	1,413 (+6%)	1mo	$146,900	$104	66
324 Church St	0.45mi	2/1.0 (-1)	1,272 (-4%)	6mo	$130,000	$102	59
665 Gendron St	0.69mi	2/2.0 (-1)	1,345 (+1%)	3mo	$200,000	$149	56
106 Pershing Ave	0.67mi	3/1.0	1,248 (-6%)	2mo	$255,000	$204	55
116 Washington St	0.45mi	3/2.0	1,519 (+14%)	1mo	$228,000	$150	53
1816 Hutchins St	0.70mi	2/2.0 (-1)	1,288 (-3%)	5mo	$167,900	$130	51
479 Burgess St	0.73mi	3/1.5	1,219 (-8%)	2mo	$136,000	$112	51
119 Park St	0.63mi	3/1.5	1,197 (-10%)	8mo	$212,900	$178	48

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: 45.7%
• Equity multiple: 4.44×
• Total profit: $144,649
• Equity at exit: $135,132

10-year hold

• IRR: 39.6%
• Equity multiple: 9.97×
• Total profit: $376,901
• Equity at exit: $291,417

Cash invested: $42,000 (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: 4.5×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$787
• Tax from tax record: −$377 /mo · $4,523/yr
• Insurance: −$62
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $986

Break-even live

Break-even rent $1,552

Max offer price $150,000

Occupancy floor 60%

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: $37,500
• Closing costs: $4,500
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1878 Riverside Dr Berlin, NH	2.0	1.0	1396	$2,800	$2.01	44d	1	1.44mi

Listing history 27 events

1. 2026-06-18
   days on market $150,000 Active 273 DOM
2. 2026-06-17
   days on market $150,000 Active 272 DOM
3. 2026-06-16
   days on market $150,000 Active 271 DOM
4. 2026-06-15
   days on market $150,000 Active 270 DOM
5. 2026-06-13
   days on market $150,000 Active 268 DOM
6. 2026-06-12
   days on market $150,000 Active 267 DOM
7. 2026-06-09
   days on market $150,000 Active 264 DOM
8. 2026-06-08
   days on market $150,000 Active 263 DOM
9. 2026-06-07
   days on market $150,000 Active 262 DOM
10. 2026-06-07
    days on market $150,000 Active 261 DOM
11. 2026-06-04
    days on market $150,000 Active 258 DOM
12. 2026-06-02
    days on market $150,000 Active 257 DOM
13. 2026-06-01
    days on market $150,000 Active 256 DOM
14. 2026-05-31
    days on market $150,000 Active 255 DOM
15. 2026-03-06
    price $150,000 601-char remark

    Show marketing remark (601 chars)

    Experience peaceful living in this charming 3-bedroom, 1.5-bath home featuring five spacious rooms and 1,329 square feet of hardwood and parquet-floored comfort. Enjoy the convenience of an attached carport and enclosed porch, plus multiple storage buildings for all your needs, nestled on a private half-acre lot. This serene retreat offers tranquility just moments from town, with an enclosed sunroom that presents excellent renovation potential. Available to conventional or cashbuyers only, this inviting home is perfect for those seeking value, room to grow, and a quiet escape from the everyday.

16. 2026-02-05
    status Active 601-char remark

    Show marketing remark (601 chars)

    Experience peaceful living in this charming 3-bedroom, 1.5-bath home featuring five spacious rooms and 1,329 square feet of hardwood and parquet-floored comfort. Enjoy the convenience of an attached carport and enclosed porch, plus multiple storage buildings for all your needs, nestled on a private half-acre lot. This serene retreat offers tranquility just moments from town, with an enclosed sunroom that presents excellent renovation potential. Available to conventional or cashbuyers only, this inviting home is perfect for those seeking value, room to grow, and a quiet escape from the everyday.

17. 2026-01-28
    historical Active with Contract 601-char remark

    Show marketing remark (601 chars)

    Experience peaceful living in this charming 3-bedroom, 1.5-bath home featuring five spacious rooms and 1,329 square feet of hardwood and parquet-floored comfort. Enjoy the convenience of an attached carport and enclosed porch, plus multiple storage buildings for all your needs, nestled on a private half-acre lot. This serene retreat offers tranquility just moments from town, with an enclosed sunroom that presents excellent renovation potential. Available to conventional or cashbuyers only, this inviting home is perfect for those seeking value, room to grow, and a quiet escape from the everyday.

18. 2025-10-15
    price $160,000 601-char remark

    Show marketing remark (601 chars)

    Experience peaceful living in this charming 3-bedroom, 1.5-bath home featuring five spacious rooms and 1,329 square feet of hardwood and parquet-floored comfort. Enjoy the convenience of an attached carport and enclosed porch, plus multiple storage buildings for all your needs, nestled on a private half-acre lot. This serene retreat offers tranquility just moments from town, with an enclosed sunroom that presents excellent renovation potential. Available to conventional or cashbuyers only, this inviting home is perfect for those seeking value, room to grow, and a quiet escape from the everyday.

19. 2025-09-18
    listed $165,000 Active 601-char remark

    Show marketing remark (601 chars)

    Experience peaceful living in this charming 3-bedroom, 1.5-bath home featuring five spacious rooms and 1,329 square feet of hardwood and parquet-floored comfort. Enjoy the convenience of an attached carport and enclosed porch, plus multiple storage buildings for all your needs, nestled on a private half-acre lot. This serene retreat offers tranquility just moments from town, with an enclosed sunroom that presents excellent renovation potential. Available to conventional or cashbuyers only, this inviting home is perfect for those seeking value, room to grow, and a quiet escape from the everyday.

20. 2023-08-08
    soldstatus $130,000 Closed 388-char remark

    Show marketing remark (388 chars)

    Nestled in a private and tranquil location, this 3 bedroom 1 1/2 bath home offers a serene escape from the hustle and bustle of everyday life. Situated on a half-acre lot, this property boasts a variety of desirable features, including a convenient carport and additional sheds for storage. There is an enclosed sunroom that will require some renovating. Conventional or cash offers only.

21. 2023-08-08
    soldstatus $130,000

    Show marketing remark (388 chars)

    Nestled in a private and tranquil location, this 3 bedroom 1 1/2 bath home offers a serene escape from the hustle and bustle of everyday life. Situated on a half-acre lot, this property boasts a variety of desirable features, including a convenient carport and additional sheds for storage. There is an enclosed sunroom that will require some renovating. Conventional or cash offers only.

22. 2023-07-07
    historical Active with Contract 388-char remark

    Show marketing remark (388 chars)

    Nestled in a private and tranquil location, this 3 bedroom 1 1/2 bath home offers a serene escape from the hustle and bustle of everyday life. Situated on a half-acre lot, this property boasts a variety of desirable features, including a convenient carport and additional sheds for storage. There is an enclosed sunroom that will require some renovating. Conventional or cash offers only.

23. 2023-06-27
    listed $139,000 Active 388-char remark

    Show marketing remark (388 chars)

    Nestled in a private and tranquil location, this 3 bedroom 1 1/2 bath home offers a serene escape from the hustle and bustle of everyday life. Situated on a half-acre lot, this property boasts a variety of desirable features, including a convenient carport and additional sheds for storage. There is an enclosed sunroom that will require some renovating. Conventional or cash offers only.

24. 2015-07-01
    soldstatus $33,500 Closed
25. 2015-06-12
    historical
26. 2015-06-09
    historical Active with Contract
27. 2015-05-12
    listed $35,000 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: $4,523 · $377/mo
• Projected year-2 tax: $4,523 · $377/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: $33,600
• − Mortgage interest: −$8,402
• − Property taxes: −$4,523
• − Insurance: −$750
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$4,364
• Taxable income: $10,185
• Est. tax owed @ 24.0%: −$2,444
• After-tax cash flow: $9,387/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

+328.6% since first listed

13 events — show timeline

• 2026-03-06 Price Changed $150,000 PrimeMLS
• 2026-02-05 Relisted — PrimeMLS
• 2026-01-28 Contingent — PrimeMLS
• 2025-10-15 Price Changed $160,000 PrimeMLS
• 2025-09-18 Listed $165,000 PrimeMLS
• 2023-08-08 Sold (Public Records) $130,000 Public Records
• 2023-08-08 Sold (MLS) $130,000 PrimeMLS
• 2023-07-07 Contingent — PrimeMLS
• 2023-06-27 Listed $139,000 PrimeMLS
• 2015-07-01 Sold (MLS) $33,500 PrimeMLS
• 2015-06-12 Delisted — PrimeMLS
• 2015-06-09 Contingent — PrimeMLS
• 2015-05-12 Listed $35,000 PrimeMLS

Property tax history

+4.5%/yr

Latest (2025): $4,523 · +8.8% YoY. Source: county tax records.