25 Turcotte St · Berlin, NH 03570

$99,900

4 bd · 1.0 ba · 1,632 sqft · SingleFamily public records · 34 Days on market

Built 1943 0.46 ac lot $61/sqft · 50% below area Est $198k · 50% 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

LOVELY GAMBREL HOME ON LARGE CORNER LOT IN A VERY NICE LOCATION! LARGE LIVING ROOM FEATURES BEAMS, WOODBURNING STOVE ON A BRICK HEARTH AND LOTS OF WINDOWS.

Key facts

• Corner flat lot
• 0.46 acre lot
• 2 garage spots

Tags

• CORNER FLAT LOT

Property features AI

Finance

• Financial info: Property is listed as foreclosed / bank-owned / REO

Exterior

• Parking: Detached garage with space for 2 cars
• Utilities: Public water (metered); Public sewer; Circuit breaker electrical service; No internet service listed
• Home design: Gambrel architectural style; Existing structure; Beige exterior
• Construction: Built in 1943; Wood frame with vinyl siding; Asphalt shingle roof
• Exterior features: City lot on a corner, level terrain; Paved driveway; 200 feet road frontage on a public paved road

Interior

• Bathrooms: One full bathroom; One half bathroom
• Heating & cooling: Oil heating; Baseboard heating; Hot water heating
• Interior features: Seven total rooms; Unfinished basement with concrete floor and sump pump; interior access

What this means for you Summary

Snapshot

• This is a 4-bed/1.0-bath single-family listed at $100k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $100k).
• Recommended offer: $97k (3.0% below list) — sets the bar for market timing.
• Cap rate 15.6% 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: 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).
• 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 $11k of equity ($691 loan paydown + $10k 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 $28k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 4, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 34 days — a 3% lower offer ($97k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 22y ago; this cycle's ask has dropped $10k (9%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: built in 1943 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $96,903 (3.0% below list)

Questions for the listing agent

1. It's been on market 34 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Built in 1943 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
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: 1.86% ✓
• Cap rate: 15.60%
• Cash-on-cash: 33.23%
• DSCR: 2.48
• GRM: 4.5

CMA / ARV

• ARV (median comp): $197,834
• List price: $99,900
• Delta: -49.50%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Show comp detail 3 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
28 Rheims St	0.23mi	4/1.0	1,700 (+4%)	14mo	$280,000	$165	70
1786 Hutchins St	0.18mi	4/2.5	1,829 (+12%)	7mo	$203,000	$111	60
539 Lincoln Ave	0.74mi	3/1.0 (-1)	1,396 (-14%)	13mo	$295,000	$211	25

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: 49.7%
• Equity multiple: 4.71×
• Total profit: $103,768
• Equity at exit: $89,998

10-year hold

• IRR: 43.4%
• Equity multiple: 10.54×
• Total profit: $266,841
• Equity at exit: $194,084

Cash invested: $27,972 (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: $1,854 medium
• Mortgage (P&I): −$524
• Tax est. 1.5%: −$125 /mo · $1,498/yr
• Insurance: −$42
• HOA: −$0
• Vacancy / Maint / Mgmt: −$389
• Net cashflow: $775

Break-even live

Break-even rent $874

Max offer price $99,900

Occupancy floor 53%

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: $24,975
• Closing costs: $2,997
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-18
   price $99,900 Active 34 DOM
2. 2026-06-18
   days on market $109,900 Active 34 DOM
3. 2026-06-17
   days on market $109,900 Active 33 DOM
4. 2026-06-16
   days on market $109,900 Active 32 DOM
5. 2026-06-15
   days on market $109,900 Active 31 DOM
6. 2026-06-13
   days on market $109,900 Active 29 DOM
7. 2026-06-12
   days on market $109,900 Active 28 DOM
8. 2026-06-09
   days on market $109,900 Active 25 DOM
9. 2026-06-08
   days on market $109,900 Active 24 DOM
10. 2026-06-07
    days on market $109,900 Active 23 DOM
11. 2026-06-07
    days on market $109,900 Active 22 DOM
12. 2026-06-04
    days on market $109,900 Active 19 DOM
13. 2026-06-02
    days on market $109,900 Active 18 DOM
14. 2026-06-01
    days on market $109,900 Active 17 DOM
15. 2026-05-31
    days on market $109,900 Active 16 DOM
16. 2026-05-15
    listed $109,900 Active 149-char remark
17. 2004-08-23
    soldstatus $99,900
18. 2004-08-18
    soldstatus $99,900 155-char remark

    Show marketing remark (155 chars)

    LOVELY GAMBREL HOME ON LARGE CORNER LOT IN A VERY NICE LOCATION! LARGE LIVING ROOM FEATURES BEAMS, WOODBURNING STOVE ON A BRICK HEARTH AND LOTS OF WINDOWS.

19. 2004-06-25
    listed $99,900 155-char remark

    Show marketing remark (155 chars)

    LOVELY GAMBREL HOME ON LARGE CORNER LOT IN A VERY NICE LOCATION! LARGE LIVING ROOM FEATURES BEAMS, WOODBURNING STOVE ON A BRICK HEARTH AND LOTS OF WINDOWS.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

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: $22,252
• − Mortgage interest: −$5,596
• − Property taxes: −$1,498
• − Insurance: −$500
• − Repairs & maintenance: −$1,780
• − Management: −$1,780
• − Depreciation: −$2,906
• Taxable income: $8,192
• Est. tax owed @ 24.0%: −$1,966
• After-tax cash flow: $7,329/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

+10.0% since first listed

4 events — show timeline

• 2026-05-15 Listed $109,900 PrimeMLS
• 2004-08-23 Sold (Public Records) $99,900 Public Records
• 2004-08-18 Sold (MLS) $99,900 PrimeMLS
• 2004-06-25 Listed $99,900 PrimeMLS

Property tax history

+5.3%/yr

Latest (2025): $5,114 · +6.9% YoY. Source: county tax records.