39 Abenaki Ln · Berlin, NH 03570

$89,900

3 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 149 Days on market

Built 1920 5,662 sqft lot $73/sqft · 48% below area Est $172k · 48% 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

It won't take much to make this house your home. Great level corner lot with plenty of off-street parking. Nice front and side porch. Main level has living room, dining room, kitchen and one bedroom along with a full bath and laundry room. Upstairs you will find a great open style den or family room plus two more bedrooms. Full basement with both interior and exterior access plus an outdoor shed. Convenient location.

Key facts

• Front and side porch
• Open style den
• Full basement

Tags

• LEVEL CORNER LOT
• OFF-STREET PARKING
• FRONT AND SIDE PORCH
• OPEN STYLE DEN
• FULL BASEMENT
• OUTDOOR SHED

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $90k.

Deal economics

• At list price, monthly cash flow is $523 ($6k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $90k).
• Recommended offer: $79k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.3% 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: 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 $10k of equity ($622 loan paydown + $9k 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 $25k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$34k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 149 days — a 12% lower offer ($79k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $22k (20%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 3.9% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $79,112 (12.0% below list)

Questions for the listing agent

1. It's been on market 149 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 1920 — 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: 13.28%
• Cash-on-cash: 24.94%
• DSCR: 2.11
• GRM: 4.5

CMA / ARV

• ARV (median comp): $172,362
• List price: $89,900
• Delta: -47.84%
• 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	0.14mi	3/1.5	1,276 (+3%)	3mo	$220,000	$172	84
86 Spruce St	0.20mi	4/1.0 (+1)	1,279 (+4%)	8mo	$169,000	$132	73
479 Burgess St	0.61mi	3/1.5	1,219 (-1%)	2mo	$136,000	$112	66
324 Church St	0.47mi	2/1.0 (-1)	1,272 (+3%)	6mo	$130,000	$102	63
106 Pershing Ave	0.74mi	3/1.0	1,248 (+1%)	2mo	$255,000	$204	62
119 Park St	0.61mi	3/1.5	1,197 (-3%)	8mo	$212,900	$178	58
642 Howland St	0.71mi	3/1.5	1,206 (-2%)	4mo	$119,000	$99	58
285 School St	0.27mi	3/1.5	1,399 (+13%)	7mo	$80,000	$57	57
398 Burgess St	0.73mi	3/1.5	1,167 (-6%)	6mo	$75,000	$64	50
71 Denmark St	0.50mi	2/1.5 (-1)	1,413 (+14%)	1mo	$146,900	$104	45
665 Gendron St	0.61mi	2/2.0 (-1)	1,345 (+9%)	3mo	$200,000	$149	45
407 Coos St	0.62mi	3/1.5	1,064 (-14%)	2mo	$195,000	$183	44

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: 43.1%
• Equity multiple: 4.27×
• Total profit: $82,416
• Equity at exit: $80,989

10-year hold

• IRR: 37.3%
• Equity multiple: 9.61×
• Total profit: $216,772
• Equity at exit: $174,656

Cash invested: $25,172 (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: $1,677 medium
• Mortgage (P&I): −$471
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$37
• HOA: −$0
• Vacancy / Maint / Mgmt: −$352
• Net cashflow: $523

Break-even live

Break-even rent $1,015

Max offer price $89,900

Occupancy floor 64%

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: $22,475
• Closing costs: $2,697
• Reserves months: —
• Total cash needed: —

Listing history 26 events

1. 2026-06-18
   days on market $89,900 Active 149 DOM
2. 2026-06-17
   days on market $89,900 Active 148 DOM
3. 2026-06-16
   days on market $89,900 Active 147 DOM
4. 2026-06-15
   days on market $89,900 Active 146 DOM
5. 2026-06-13
   days on market $89,900 Active 144 DOM
6. 2026-06-12
   days on market $89,900 Active 143 DOM
7. 2026-06-09
   days on market $89,900 Active 140 DOM
8. 2026-06-08
   days on market $89,900 Active 139 DOM
9. 2026-06-07
   days on market $89,900 Active 138 DOM
10. 2026-06-07
    days on market $89,900 Active 137 DOM
11. 2026-06-04
    days on market $89,900 Active 134 DOM
12. 2026-06-02
    days on market $89,900 Active 133 DOM
13. 2026-06-01
    days on market $89,900 Active 132 DOM
14. 2026-05-31
    days on market $89,900 Active 131 DOM
15. 2026-04-27
    price $94,900 420-char remark

    Show marketing remark (420 chars)

    It won't take much to make this house your home. Great level corner lot with plenty of off-street parking. Nice front and side porch. Main level has living room, dining room, kitchen and one bedroom along with a full bath and laundry room. Upstairs you will find a great open style den or family room plus two more bedrooms. Full basement with both interior and exterior access plus an outdoor shed. Convenient location.

16. 2026-03-25
    price $99,900 420-char remark

    Show marketing remark (420 chars)

    It won't take much to make this house your home. Great level corner lot with plenty of off-street parking. Nice front and side porch. Main level has living room, dining room, kitchen and one bedroom along with a full bath and laundry room. Upstairs you will find a great open style den or family room plus two more bedrooms. Full basement with both interior and exterior access plus an outdoor shed. Convenient location.

17. 2026-02-21
    price $106,000 420-char remark

    Show marketing remark (420 chars)

    It won't take much to make this house your home. Great level corner lot with plenty of off-street parking. Nice front and side porch. Main level has living room, dining room, kitchen and one bedroom along with a full bath and laundry room. Upstairs you will find a great open style den or family room plus two more bedrooms. Full basement with both interior and exterior access plus an outdoor shed. Convenient location.

18. 2026-01-20
    listed $111,900 Active 420-char remark

    Show marketing remark (420 chars)

    It won't take much to make this house your home. Great level corner lot with plenty of off-street parking. Nice front and side porch. Main level has living room, dining room, kitchen and one bedroom along with a full bath and laundry room. Upstairs you will find a great open style den or family room plus two more bedrooms. Full basement with both interior and exterior access plus an outdoor shed. Convenient location.

19. 2022-04-14
    soldstatus $140,000
20. 2022-04-13
    soldstatus $140,000 Closed 484-char remark

    Show marketing remark (484 chars)

    Wonderfully maintained home on a corner lot. Property is currently rented by a reliable tenant who has cared for the property since 2018. First floor has a cozy living area, dining room, one bedroom, laundry room, and full bathroom. Heading upstairs to the second floor you will walk into a large open room that could be used as a play area, tv room, or fourth bedroom. There are two more bedrooms on this floor. Outside there is a large paved driveway leading to a private backyard.

21. 2022-02-15
    historical Active with Contract 484-char remark

    Show marketing remark (484 chars)

    Wonderfully maintained home on a corner lot. Property is currently rented by a reliable tenant who has cared for the property since 2018. First floor has a cozy living area, dining room, one bedroom, laundry room, and full bathroom. Heading upstairs to the second floor you will walk into a large open room that could be used as a play area, tv room, or fourth bedroom. There are two more bedrooms on this floor. Outside there is a large paved driveway leading to a private backyard.

22. 2021-12-09
    listed $140,000 Active 484-char remark

    Show marketing remark (484 chars)

    Wonderfully maintained home on a corner lot. Property is currently rented by a reliable tenant who has cared for the property since 2018. First floor has a cozy living area, dining room, one bedroom, laundry room, and full bathroom. Heading upstairs to the second floor you will walk into a large open room that could be used as a play area, tv room, or fourth bedroom. There are two more bedrooms on this floor. Outside there is a large paved driveway leading to a private backyard.

23. 2015-08-07
    soldstatus $35,000 Closed
24. 2015-07-27
    historical
25. 2015-06-15
    price $39,000
26. 2015-02-03
    listed $49,900 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: $3,511 · $293/mo
• Projected year-2 tax: $3,511 · $293/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 6% 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: $20,121
• − Mortgage interest: −$5,036
• − Property taxes: −$3,511
• − Insurance: −$450
• − Repairs & maintenance: −$1,610
• − Management: −$1,610
• − Depreciation: −$2,615
• Taxable income: $5,290
• Est. tax owed @ 24.0%: −$1,270
• After-tax cash flow: $5,008/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

+90.2% since first listed

12 events — show timeline

• 2026-04-27 Price Changed $94,900 PrimeMLS
• 2026-03-25 Price Changed $99,900 PrimeMLS
• 2026-02-21 Price Changed $106,000 PrimeMLS
• 2026-01-20 Listed $111,900 PrimeMLS
• 2022-04-14 Sold (Public Records) $140,000 Public Records
• 2022-04-13 Sold (MLS) $140,000 PrimeMLS
• 2022-02-15 Contingent — PrimeMLS
• 2021-12-09 Listed $140,000 PrimeMLS
• 2015-08-07 Sold (MLS) $35,000 PrimeMLS
• 2015-07-27 Delisted — PrimeMLS
• 2015-06-15 Price Changed $39,000 PrimeMLS
• 2015-02-03 Listed $49,900 PrimeMLS

Property tax history

+5.4%/yr

Latest (2025): $3,511 · +8.8% YoY. Source: county tax records.