39 Abenaki Ln · Berlin, NH 03570

$73,900

3 bd · 1.0 ba · 1,235 sqft · SingleFamily public records · 200 Days on market

Built 1920 Fair condition 5,662 sqft lot $60/sqft · 59% below area

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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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• Appreciation +10.0/10.0
• ARV discount +7.5/15.0
• Livability +3.3/5.0
• Schools +2.8/10.0
• Rent growth +2.5/5.0
• Condition / age +2.2/5.0

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 $74k. Condition is rated fair.

Deal economics

• At list price, monthly cash flow is $597 ($7k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $74k).
• Recommended offer: $65k (12.0% below list) — sets the bar for market timing.
• Cap rate 16.0% vs local median 7.5% 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: amenities F, commute F, employment 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.
• Zoned schools: Berlin Elementary School (math 35% / reading 33%, grade F, #188 of 263 statewide, top 71%, 422 students, 62% FRL); Berlin Middle School (math 14% / reading 27%, grade F, #88 of 96 statewide, top 93%, 220 students, 47% FRL); Berlin Senior High School (math 27% / reading 32%, grade F, #82 of 90 statewide, top 91%, 368 students, 39% FRL) — zoned schools at 50% FRL track the district average.
• Market conditions: 138 active listings in the ZIP; lower-income renter base — watch delinquency; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).
• At $1,656/mo this rent would consume 45% of the median local household income ($44k/yr) (locally 16% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• In year one you build about $8k of equity ($511 loan paydown + $7k 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 $21k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 5, 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 200 days — a 12% lower offer ($65k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 11y ago; this cycle's ask has dropped $38k (34%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: property tax is 4.8% of price; built in 1920 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $65,032 (12.0% below list)

Questions for the listing agent

1. It's been on market 200 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Have any recent inspections been done? Can we get a copy of the seller's disclosures and any deferred-maintenance estimates?
3. Built in 1920 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
4. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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. 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.
9. 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.
10. 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: 2.24% ✓
• Cap rate: 15.99%
• Cash-on-cash: 34.63%
• DSCR: 2.54
• GRM: 3.7

CMA / ARV

• ARV (median comp): $179,682
• List price: $73,900
• Delta: -52.75%
• 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
86 Elm St	0.17mi	3/1.0	1,280 (+4%)	0mo	$172,000	$134	86
104 Summer St	0.14mi	3/1.5	1,276 (+3%)	4mo	$220,000	$172	82
66 Spruce St	0.23mi	2/1.0 (-1)	1,170 (-5%)	0mo	$163,800	$140	75
479 Burgess St	0.61mi	3/1.5	1,219 (-1%)	4mo	$136,000	$112	64
106 Pershing Ave	0.74mi	3/1.0	1,248 (+1%)	3mo	$255,000	$204	61
115 Sweden St	0.55mi	3/1.5	1,146 (-7%)	0mo	$226,500	$198	60
642 Howland St	0.71mi	3/1.5	1,206 (-2%)	6mo	$119,000	$99	56
167 Norway St	0.61mi	3/1.0	1,071 (-13%)	2mo	$117,500	$110	48
71 Denmark St	0.50mi	2/1.5 (-1)	1,413 (+14%)	2mo	$146,900	$104	44
665 Gendron St	0.61mi	2/2.0 (-1)	1,345 (+9%)	5mo	$200,000	$149	44
407 Coos St	0.62mi	3/1.5	1,064 (-14%)	4mo	$195,000	$183	43
243 Sweden St	0.72mi	3/1.0	1,050 (-15%)	2mo	$64,900	$62	40

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: 50.9%
• Equity multiple: 4.79×
• Total profit: $78,425
• Equity at exit: $66,575

10-year hold

• IRR: 44.6%
• Equity multiple: 10.73×
• Total profit: $201,338
• Equity at exit: $143,571

Cash invested: $20,692 (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 →

Buyer's market Market conditions within 1.0 mi — comparable homes for sale

Active competition Active MLS

• For sale now: 29 active · 23 under contract
• Months of supply: 7.6 mo (13%/mo absorbed)
• Median asking: $179,000 ($151/sqft)
• Median days on market: 65 d
• This list price: 3% of active listings are priced below it
• ARV vs active asking: -3.4% vs current asking $/sqft

Closed sales set the value; these active listings set current market conditions and a practical price ceiling.

ZIP-level market 03570

• Home prices YoY: 14.3%
• Active inventory: 138
• Price-to-rent: 3.7×

Monthly cashflow live

• Estimated rent: $1,656 medium
• Mortgage (P&I): −$388
• Tax from tax record: −$293 /mo · $3,511/yr
• Insurance: −$31
• HOA: −$0
• Vacancy / Maint / Mgmt: −$348
• Net cashflow: $597

Break-even live

Break-even rent $900

Max offer price $73,900

Occupancy floor 59%

Sensitivity live

Price	-10% $848	-5% $823	+0% $597	+5% $576	+10% $555
Rent	-10% $466	-5% $532	+0% $597	+5% $662	+10% $728
Rate	-1.0pp $634	-0.5pp $616	base $597	+0.5pp $578	+1.0pp $558

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: $18,475
• Closing costs: $2,217
• Club membership (one-time): —
• Reserves months: —
• Total cash needed: —

Listing history 50 events

1. 2026-08-08
   days on market $73,900 Active 200 DOM
2. 2026-08-07
   days on market $73,900 Active 199 DOM
3. 2026-08-06
   days on market $73,900 Active 198 DOM
4. 2026-08-05
   days on market $73,900 Active 197 DOM
5. 2026-08-04
   days on market $73,900 Active 196 DOM
6. 2026-08-03
   days on market $73,900 Active 195 DOM
7. 2026-07-31
   days on market $73,900 Active 192 DOM
8. 2026-07-30
   pricedays on market $73,900 Active 191 DOM
9. 2026-07-29
   days on market $84,900 Active 190 DOM
10. 2026-07-27
    days on market $84,900 Active 188 DOM
11. 2026-07-25
    days on market $84,900 Active 186 DOM
12. 2026-07-24
    days on market $84,900 Active 185 DOM
13. 2026-07-23
    days on market $84,900 Active 184 DOM
14. 2026-07-22
    days on market $84,900 Active 183 DOM
15. 2026-07-21
    days on market $84,900 Active 182 DOM
16. 2026-07-20
    days on market $84,900 Active 181 DOM
17. 2026-07-18
    days on market $84,900 Active 179 DOM
18. 2026-07-17
    days on market $84,900 Active 177 DOM
19. 2026-07-15
    days on market $84,900 Active 176 DOM
20. 2026-07-14
    days on market $84,900 Active 175 DOM
21. 2026-07-13
    days on market $84,900 Active 174 DOM
22. 2026-07-12
    days on market $84,900 Active 173 DOM
23. 2026-07-12
    days on market $84,900 Active 172 DOM
24. 2026-07-10
    days on market $84,900 Active 171 DOM
25. 2026-07-09
    days on market $84,900 Active 170 DOM
26. 2026-07-08
    days on market $84,900 Active 168 DOM
27. 2026-07-06
    days on market $84,900 Active 167 DOM
28. 2026-07-05
    days on market $84,900 Active 166 DOM
29. 2026-07-05
    days on market $84,900 Active 165 DOM
30. 2026-07-03
    days on market $84,900 Active 164 DOM
31. 2026-07-02
    days on market $84,900 Active 163 DOM
32. 2026-07-01
    days on market $84,900 Active 162 DOM
33. 2026-06-30
    price $84,900 Active 161 DOM
34. 2026-06-30
    days on market $89,900 Active 161 DOM
35. 2026-06-29
    days on market $89,900 Active 160 DOM
36. 2026-06-28
    days on market $89,900 Active 159 DOM
37. 2026-06-27
    days on market $89,900 Active 158 DOM
38. 2026-06-26
    days on market $89,900 Active 157 DOM
39. 2026-06-22
    days on market $89,900 Active 153 DOM
40. 2026-06-21
    days on market $89,900 Active 152 DOM
41. 2026-06-21
    days on market $89,900 Active 151 DOM
42. 2026-06-18
    days on market $89,900 Active 149 DOM
43. 2026-06-17
    days on market $89,900 Active 148 DOM
44. 2026-06-16
    days on market $89,900 Active 147 DOM
45. 2026-06-15
    days on market $89,900 Active 146 DOM
46. 2026-06-13
    days on market $89,900 Active 144 DOM
47. 2026-06-12
    days on market $89,900 Active 143 DOM
48. 2026-06-09
    days on market $89,900 Active 140 DOM
49. 2026-06-08
    days on market $89,900 Active 139 DOM
50. 2026-06-07
    days on market $89,900 Active 138 DOM

ⓘ 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: $19,869
• − Mortgage interest: −$4,140
• − Property taxes: −$3,511
• − Insurance: −$370
• − Repairs & maintenance: −$1,589
• − Management: −$1,589
• − Depreciation: −$2,150
• Taxable income: $6,520
• Est. tax owed @ 24.0%: −$1,565
• After-tax cash flow: $5,600/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 · 2 photos

Fair 45/100 Moderate rehab Est. rehab $30,875–$55,575 screening

This home requires moderate renovations, including exterior repairs and landscaping, to improve its condition and value.

Repairs flagged

• Major exterior siding — Significant wear and tear
• Major exterior paint — Peeling and chipping
• Major landscaping — Overgrown and unkempt
• Major interior walls — Painted walls show signs of wear

Value-add opportunities

• Both painting and repainting — Fresh paint can improve curb appeal and interior aesthetics ↑
• Both landscaping — A well-maintained yard can increase both resale and rental value ↑

ⓘ Rehab cost is a screening estimate — Moderate scope × the home's square footage at US $/sqft rules of thumb (the same model as the Flip Finder). Get contractor quotes + a written scope before underwriting.

F Composite school gradezoned avg 28/100

Zoned Schools

Elementary Berlin Elementary School F NH #188/263 Nat'l #24,299/41,679 Middle Berlin Middle School F NH #88/96 Nat'l #11,564/14,009 High Berlin Senior High School F NH #82/90 Nat'l #11,215/17,239

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

C Composite livability gradescore 66/100

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
• County: Coos · 30,912 people
• City population: 9,473
• Population (ZIP): 9,473
• Household income: $43,972
• Rent vs Own: 39.4% rent · 60.6% own
• Severe rent burden: 16% of renters

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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%

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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%

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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.