19 Saco St #42 · Conway, NH 03813

$210,000

2 bd · 1.0 ba · 984 sqft · Condo public records · 60 Days on market

Built 1987 $460/mo HOA · 26% 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
• ARV discount +7.5/15.0
• Cash flow +6.2/30.0
• Livability +3.7/5.0
• 1% rule +3.6/10.0
• Schools +3.2/10.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.5/10.0

Listing remarks MLS

Charming condo with a deeded carport in Saco Woods available now! This delightful top floor end unit features 2 spacious bedrooms and one well appointed full bath. Fully equipped kitchen has all new appliances and it is being sold with a stackable washer/dryer as well as portable AC units. All new flooring throughout as well as a modern bathroom upgrade. The open layout seamlessly connects the living and dining area flowing effortlessly to a covered porch- perfect for enjoying your morning coffee. Because this is a corner unit, it is bathed in natural light, enhancing its warm and welcoming appeal. Located in a desirable and tranquil condo development you'll enjoy easy access to walking trails and a playground. Conveniently situated just minutes away from a variety of restaurants and shopping options. Ski enthusiasts will appreciate the proximity to local skiing destinations as well.

Key facts

• Covered porch
• Natural light
• Portable ac units

Tags

• DEEDED CARPORT
• STACKABLE WASHER DRYER
• PORTABLE AC UNITS
• MODERN BATHROOM UPGRADE
• COVERED PORCH
• NATURAL LIGHT

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath condo listed at $210k.

Deal economics

• At list price, monthly cash flow is $-382 ($-5k/yr) — negative.
• To cash-flow at today's rent, offer at most $143k (32.1% below list).
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $180k (14.3% below list).
• Recommended offer: $143k (32.1% below list) — sets the bar for cash-flow.
• Cap rate 4.1% vs local median 3.0% in Conway — 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 74/100 on livability (#33 in NH, #4,690 nationally) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: schools D+, employment D, amenities F.
• Conway School District (rural): math 28% / reading 46% proficiency, ranked #73 of 98 in NH (top 74%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 26 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 357 units permitted in Carroll County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $22k of equity ($1k loan paydown + $21k appreciation (10.0% local appreciation)).
• Carroll County population projected at -27% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• By year 2, paydown + projected appreciation supports a ~$36k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 60 days — a 3% lower offer ($204k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y ago; this cycle's ask has dropped $19k (8%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $180k; 17% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 26% of rent.

Recommended offer $142,575 (32.1% 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 60 days. Have you received any prior offers? Is the seller open to a 32% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
4. Any open or pending special assessments — roof, HVAC, plumbing, elevator, façade? What's the per-unit balance and payoff schedule, and is the seller paying it off at close or rolling it to the buyer?
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. 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?
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 apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 0.86% ✗
• Cap rate: 4.11%
• Cash-on-cash: -7.79%
• DSCR: 0.65
• GRM: 9.7

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: 18.8%
• Equity multiple: 2.54×
• Total profit: $90,306
• Equity at exit: $189,185

10-year hold

• IRR: 17.5%
• Equity multiple: 5.86×
• Total profit: $285,537
• Equity at exit: $407,984

Cash invested: $58,800 (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 03813

• Home prices YoY: 5.4%
• Active inventory: 26
• Price-to-rent: 9.7×

Monthly cashflow live

• Estimated rent: $1,800 medium
• Mortgage (P&I): −$1,101
• Tax from tax record: −$155 /mo · $1,859/yr
• Insurance: −$88
• HOA: −$460
• Vacancy / Maint / Mgmt: −$378
• Net cashflow: $-382

Break-even live

Break-even rent $2,283

Max offer price $142,575

Occupancy floor —

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: $52,500
• Closing costs: $6,300
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
19 Saco St #91 Center Conway, NH	2.0	1.0	1015	$1,800	$1.77	44d	1	0.02mi

HOA detail condo

• Monthly dues: $460 · $5,520/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-04-26
   price $210,000 896-char remark

   Show marketing remark (896 chars)

   Charming condo with a deeded carport in Saco Woods available now! This delightful top floor end unit features 2 spacious bedrooms and one well appointed full bath. Fully equipped kitchen has all new appliances and it is being sold with a stackable washer/dryer as well as portable AC units. All new flooring throughout as well as a modern bathroom upgrade. The open layout seamlessly connects the living and dining area flowing effortlessly to a covered porch- perfect for enjoying your morning coffee. Because this is a corner unit, it is bathed in natural light, enhancing its warm and welcoming appeal. Located in a desirable and tranquil condo development you'll enjoy easy access to walking trails and a playground. Conveniently situated just minutes away from a variety of restaurants and shopping options. Ski enthusiasts will appreciate the proximity to local skiing destinations as well.

2. 2026-04-03
   price $219,000 896-char remark

   Show marketing remark (896 chars)

   Charming condo with a deeded carport in Saco Woods available now! This delightful top floor end unit features 2 spacious bedrooms and one well appointed full bath. Fully equipped kitchen has all new appliances and it is being sold with a stackable washer/dryer as well as portable AC units. All new flooring throughout as well as a modern bathroom upgrade. The open layout seamlessly connects the living and dining area flowing effortlessly to a covered porch- perfect for enjoying your morning coffee. Because this is a corner unit, it is bathed in natural light, enhancing its warm and welcoming appeal. Located in a desirable and tranquil condo development you'll enjoy easy access to walking trails and a playground. Conveniently situated just minutes away from a variety of restaurants and shopping options. Ski enthusiasts will appreciate the proximity to local skiing destinations as well.

3. 2026-03-22
   listed $229,000 Active 896-char remark

   Show marketing remark (896 chars)

   Charming condo with a deeded carport in Saco Woods available now! This delightful top floor end unit features 2 spacious bedrooms and one well appointed full bath. Fully equipped kitchen has all new appliances and it is being sold with a stackable washer/dryer as well as portable AC units. All new flooring throughout as well as a modern bathroom upgrade. The open layout seamlessly connects the living and dining area flowing effortlessly to a covered porch- perfect for enjoying your morning coffee. Because this is a corner unit, it is bathed in natural light, enhancing its warm and welcoming appeal. Located in a desirable and tranquil condo development you'll enjoy easy access to walking trails and a playground. Conveniently situated just minutes away from a variety of restaurants and shopping options. Ski enthusiasts will appreciate the proximity to local skiing destinations as well.

4. 2023-06-15
   soldstatus $180,000
5. 2023-06-14
   soldstatus $180,000 Closed 408-char remark

   Show marketing remark (408 chars)

   AFFORDABLE SACO WOODS END UNIT! Third floor, two bedroom condo with a deeded carport. The open living room and dining space provide direct access to the covered porch. This corner unit has plenty of windows and natural light. Association offers a recreation area with walking trails and playground. Convenient location close to all the shops, restaurants, and recreational activities the valley has to offer.

6. 2023-04-24
   historical Active with Contract 408-char remark

   Show marketing remark (408 chars)

   AFFORDABLE SACO WOODS END UNIT! Third floor, two bedroom condo with a deeded carport. The open living room and dining space provide direct access to the covered porch. This corner unit has plenty of windows and natural light. Association offers a recreation area with walking trails and playground. Convenient location close to all the shops, restaurants, and recreational activities the valley has to offer.

7. 2023-04-20
   listed $170,000 Active 408-char remark

   Show marketing remark (408 chars)

   AFFORDABLE SACO WOODS END UNIT! Third floor, two bedroom condo with a deeded carport. The open living room and dining space provide direct access to the covered porch. This corner unit has plenty of windows and natural light. Association offers a recreation area with walking trails and playground. Convenient location close to all the shops, restaurants, and recreational activities the valley has to offer.

8. 2002-06-28
   soldstatus $60,000

ⓘ 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: $1,859 · $155/mo
• Projected year-2 tax: $3,218 · $268/mo
• Expected delta: +$1,360/yr (+$113/mo · 73.1%)

ⓘ 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 3/10 Moderate 7 d/yr ≥94°F today · 15 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: $21,600
• − Mortgage interest: −$11,763
• − Property taxes: −$1,859
• − Insurance: −$1,050
• − Repairs & maintenance: −$1,728
• − Management: −$1,728
• − HOA: −$5,520
• − Depreciation: −$6,109
• Taxable loss: −$8,157
• Est. tax savings @ 24.0%: +$1,958
• After-tax cash flow: $-2,622/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: Conway School District
• NCES district ID: 3302490
• Math proficiency: 28% ▼ -8.00%
• Reading proficiency: 46% ▼ -1.00%
• Median HH income: $49,590
• Composite: 31.9/100
• National rank: #5859
• State rank: #73 of 98 in NH

Livability — Conway

• Score: 74/100
• State rank: #33
• US rank: #4690

Category grades

Amenities F Commute F Cost of living A+ Crime B- Employment D Housing A+ Health & safety A+ User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Conway, NH
• Population (ZIP): 3,897

Population outlook (Carroll County) Hauer SSP2

• Today (2025): 45,072 people
• By 2030: 43,158 · -4.2%
• By 2040: 38,044 · -15.6%
• By 2050: 33,087 · -26.6%
• By 2075: 25,661 · -43.1%
• By 2100: 18,684 · -58.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Two or more races 2% Native American 2% Asian 1%
• Common ancestry: Lithuanian 11% Slovak 10% Romanian 4%
• Foreign-born: 2%
• Languages at home: 98% English-only · French/Haitian/Cajun 1% Other Asian/Pacific 1%

Political lean MEDSL · Carroll

• 2024 margin: Toss-up / Even · D 48.8% · R 50.5%
• 2008→2024 swing: -8.0pp toward R · 2008: 6.3pp · 2024: -1.7pp
• All cycles: 2024: R+1.7 2020: D+1.5 2016: R+5.7 2012: R+0.8 2008: D+6.3

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 21.27%
• Current HPI: 417.7399
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+250.0% since first listed

8 events — show timeline

• 2026-04-26 Price Changed $210,000 PrimeMLS
• 2026-04-03 Price Changed $219,000 PrimeMLS
• 2026-03-22 Listed $229,000 PrimeMLS
• 2023-06-15 Sold (Public Records) $180,000 Public Records
• 2023-06-14 Sold (MLS) $180,000 PrimeMLS
• 2023-04-24 Contingent — PrimeMLS
• 2023-04-20 Listed $170,000 PrimeMLS
• 2002-06-28 Sold (Public Records) $60,000 Public Records

Property tax history

+2.9%/yr

Latest (2025): $1,859 · -4.6% YoY. Source: county tax records.