12 Victoria Ln · Berlin, NH 03570

$84,900

1 bd · 1.5 ba · 560 sqft · Manufactured public records · 109 Days on market

Built 2021 Fair condition $300/mo HOA · 27% of rent

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Why this score? — see what drove the D+ 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).

• Appreciation +10.0/10.0
• Cash flow +8.8/30.0
• 1% rule +8.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Rent growth +2.5/5.0
• DSCR +2.4/10.0
• Schools +2.2/10.0
• Condition / age +2.2/5.0

Listing remarks MLS

IF YOU ARE LOOKING FOR EASY LIVING, LOOK NO FURTHER!!! Beautiful maintenance free Energy Star 2021 CHAMPION 40’ x 14’ mobile home located in a very well-kept manufactured home park on the north end of Berlin. This home offers some very nice views of the mountains. This floor plans enters you into a very cozy living room and kitchen and dining area along with one bedroom and bath . This would make a perfect primary home for someone looking to downsize or a perfect second home for someone who wants to enjoy all the activities this area has to offer and not worry about maintaining a large home.

Key facts

• Mobile home
• Built 2021
• Listed 109 days

Tags

• VIEWS OF THE MOUNTAINS
• MOBILE HOME
• MANUFACTURED HOME PARK

What this means for you Summary

Snapshot

• This is a 1-bed/1.5-bath manufactured listed at $85k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $-69 ($-831/yr) — negative.
• To cash-flow at today's rent, offer at most $73k (14.4% below list).
• Meets the 1% rule at list price ($1k rent vs $85k).
• Recommended offer: $73k (14.4% below list) — sets the bar for cash-flow.

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 $9k of equity ($587 loan paydown + $8k 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 $24k cash investment doubles in ~3 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$32k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 109 days — a 9% lower offer ($77k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $5k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 27% of rent.

Recommended offer $72,663 (14.4% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 109 days. Have you received any prior offers? Is the seller open to a 14% concession, seller financing, or rate buy-down credit?
3. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
4. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
5. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
6. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
7. 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?
8. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
9. 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.
10. 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.
11. 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: 1.30% ✓
• Cap rate: 5.31%
• Cash-on-cash: -3.50%
• DSCR: 0.84
• GRM: 6.4

CMA / ARV

No comps found within radius.

Projected returns pro-forma

10.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 21.9%
• Equity multiple: 2.77×
• Total profit: $42,063
• Equity at exit: $76,485

10-year hold

• IRR: 19.8%
• Equity multiple: 6.38×
• Total profit: $127,806
• Equity at exit: $164,942

Cash invested: $23,772 (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: 6.4×

Monthly cashflow live

• Estimated rent: $1,106 medium
• Mortgage (P&I): −$445
• Tax from tax record: −$162 /mo · $1,949/yr
• Insurance: −$35
• HOA: −$300
• Vacancy / Maint / Mgmt: −$232
• Net cashflow: $-69

Break-even live

Break-even rent $1,194

Max offer price $72,663

Occupancy floor —

Sensitivity live

Price	-10% $-21	-5% $-45	+0% $-69	+5% $-93	+10% $-117
Rent	-10% $-157	-5% $-113	+0% $-69	+5% $-26	+10% $18
Rate	-1.0pp $-27	-0.5pp $-48	base $-69	+0.5pp $-91	+1.0pp $-114

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: $21,225
• Closing costs: $2,547
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $300 · $3,600/yr

Listing history 19 events

1. 2026-06-21
   days on market $84,900 Active 109 DOM
2. 2026-06-18
   days on market $84,900 Active 107 DOM
3. 2026-06-17
   days on market $84,900 Active 106 DOM
4. 2026-06-16
   days on market $84,900 Active 105 DOM
5. 2026-06-15
   days on market $84,900 Active 104 DOM
6. 2026-06-13
   days on market $84,900 Active 102 DOM
7. 2026-06-12
   days on market $84,900 Active 101 DOM
8. 2026-06-09
   days on market $84,900 Active 98 DOM
9. 2026-06-08
   days on market $84,900 Active 97 DOM
10. 2026-06-07
    days on market $84,900 Active 96 DOM
11. 2026-06-07
    days on market $84,900 Active 95 DOM
12. 2026-06-04
    days on market $84,900 Active 92 DOM
13. 2026-06-02
    days on market $84,900 Active 91 DOM
14. 2026-06-01
    days on market $84,900 Active 90 DOM
15. 2026-05-31
    days on market $84,900 Active 89 DOM
16. 2026-03-03
    listed $90,000 Active 610-char remark

    Show marketing remark (610 chars)

    IF YOU ARE LOOKING FOR EASY LIVING, LOOK NO FURTHER!!! Beautiful maintenance free Energy Star 2021 CHAMPION 40’ x 14’ mobile home located in a very well-kept manufactured home park on the north end of Berlin. This home offers some very nice views of the mountains. This floor plans enters you into a very cozy living room and kitchen and dining area along with one bedroom and bath . This would make a perfect primary home for someone looking to downsize or a perfect second home for someone who wants to enjoy all the activities this area has to offer and not worry about maintaining a large home.

17. 2022-05-16
    soldstatus $77,400 Closed 610-char remark

    Show marketing remark (610 chars)

    IF YOU ARE LOOKING FOR EASY LIVING, LOOK NO FURTHER!!! Beautiful maintenance free Energy Star 2021 CHAMPION 40’ x 14’ mobile home located in a very well-kept manufactured home park on the north end of Berlin. This home offers some very nice views of the mountains. This floor plans enters you into a very cozy living room and kitchen and dining area along with one bedroom and bath . This would make a perfect primary home for someone looking to downsize or a perfect second home for someone who wants to enjoy all the activities this area has to offer and not worry about maintaining a large home.

18. 2022-04-06
    historical Active with Contract 610-char remark

    Show marketing remark (610 chars)

    IF YOU ARE LOOKING FOR EASY LIVING, LOOK NO FURTHER!!! Beautiful maintenance free Energy Star 2021 CHAMPION 40’ x 14’ mobile home located in a very well-kept manufactured home park on the north end of Berlin. This home offers some very nice views of the mountains. This floor plans enters you into a very cozy living room and kitchen and dining area along with one bedroom and bath . This would make a perfect primary home for someone looking to downsize or a perfect second home for someone who wants to enjoy all the activities this area has to offer and not worry about maintaining a large home.

19. 2022-01-26
    listed $79,900 Active 610-char remark

    Show marketing remark (610 chars)

    IF YOU ARE LOOKING FOR EASY LIVING, LOOK NO FURTHER!!! Beautiful maintenance free Energy Star 2021 CHAMPION 40’ x 14’ mobile home located in a very well-kept manufactured home park on the north end of Berlin. This home offers some very nice views of the mountains. This floor plans enters you into a very cozy living room and kitchen and dining area along with one bedroom and bath . This would make a perfect primary home for someone looking to downsize or a perfect second home for someone who wants to enjoy all the activities this area has to offer and not worry about maintaining a large home.

ⓘ 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: $1,949 · $162/mo
• Projected year-2 tax: $1,949 · $162/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 1/10 Low 7 d/yr ≥88°F today · 16 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: $13,272
• − Mortgage interest: −$4,756
• − Property taxes: −$1,949
• − Insurance: −$424
• − Repairs & maintenance: −$1,062
• − Management: −$1,062
• − HOA: −$3,600
• − Depreciation: −$2,470
• Taxable loss: −$2,050
• Est. tax savings @ 24.0%: +$492
• After-tax cash flow: $-339/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.

Condition & rehab AI · 1 photo

Fair 45/100 Cosmetic rehab

This mobile home is in fair condition with good curb appeal and minimal repairs needed. Painting the exterior and improving landscaping can significantly enhance its value.

Value-add opportunities

• Both Painting the exterior — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers or renters.
• Both Landscaping improvements — A well-maintained yard can improve the home's curb appeal and make it more attractive to potential buyers or renters.
• Rental HVAC maintenance — A well-maintained HVAC system can improve comfort and reduce energy costs, making the home more attractive to renters.
• Both Interior cleaning — A clean interior can make the home more attractive to potential buyers or renters and improve the overall impression of the home.

Renovation cost estimate screening

Value-add ROI direction

• Both Painting the exterior — Fresh paint can enhance the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Both Landscaping improvements — A well-maintained yard can improve the home's curb appeal and make it more attractive to potential buyers or renters. ↑
• Rental HVAC maintenance — A well-maintained HVAC system can improve comfort and reduce energy costs, making the home more attractive to renters. ↑
• Both Interior cleaning — A clean interior can make the home more attractive to potential buyers or renters and improve the overall impression of the home. ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

+12.6% since first listed

4 events — show timeline

• 2026-03-03 Listed $90,000 PrimeMLS
• 2022-05-16 Sold (MLS) $77,400 PrimeMLS
• 2022-04-06 Contingent — PrimeMLS
• 2022-01-26 Listed $79,900 PrimeMLS

Property tax history

+7.0%/yr

Latest (2025): $1,949 · +8.2% YoY. Source: county tax records.