277 Sweden St · Berlin, NH 03570

$179,900

3 bd · 1.0 ba · 1,456 sqft · SingleFamily public records · 13 Days on market

Built 1954 6,098 sqft lot Est $246k · 27% 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

Spacious four bedroom home on desirable street. This lovely home sits pretty at the top of a hill with a private backyard. Inside you will find hardwood floors throughout most of the house. First floor has a nice kitchen with plenty of cabinet space, living room, full bath, and two bedrooms. Second floor has a 3/4 bath and two more large bedrooms. In the winter months, take advantage of the garage being under the house by never stepping foot in the snow. This property also comes with a new pellet stove to save on high oil prices.

Key facts

• Nice driveway
• Brand-new flooring
• Androscoggin river

Tags

• ANDROSCOGGIN RIVER
• MOUNTAIN VIEWS
• NICE DRIVEWAY
• BRAND-NEW FLOORING

Property features AI

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; 100 Amp electric; High-speed internet available; Cable available
• Home design: Cape-style home; Existing construction; Entry level: Walkout basement
• Construction: Vinyl siding; Metal roof; Built in 1954
• Exterior features: Paved driveway; Curbing; Mountain views; Public road frontage; Directions: Main St to 10th St to Sweden St

Interior

• Flooring: Hardwood flooring; Other flooring
• Bathrooms: 2 full bathrooms
• Heating & cooling: Oil heating; Pellet stove; Hot water heating
• Interior features: 7 total rooms; Walkout basement with storage space

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $180k.

Deal economics

• At list price, monthly cash flow is $779 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $180k).
• Cap rate 11.5% vs local median 6.2% 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: 102 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 95 units permitted in Coos County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $19k of equity ($1k loan paydown + $18k 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 $50k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 2, paydown + projected appreciation supports a ~$31k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts since 19y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $138k; 30% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: property tax is 2.8% of price; built in 1954 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $179,900

Questions for the listing agent

1. Built in 1954 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Property tax is high relative to price — has the assessment been appealed recently, and will the sale trigger a re-assessment?
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: 1.56% ✓
• Cap rate: 11.49%
• Cash-on-cash: 18.56%
• DSCR: 1.83
• GRM: 5.4

CMA / ARV

• ARV (on-the-fly): $246,064
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
71 Denmark St	0.28mi	2/1.5 (-1)	1,413 (-3%)	1mo	$146,900	$104	74
40 12th St	0.41mi	3/1.5	1,363 (-6%)	1mo	$230,000	$169	68
12 11Th St	0.23mi	3/1.5	1,276 (-12%)	2mo	$105,000	$82	65
148 Norway St	0.21mi	4/1.0 (+1)	1,364 (-6%)	19mo	$163,500	$120	59
28 10Th St	0.13mi	3/1.5	1,260 (-14%)	16mo	$175,000	$139	56
539 Lincoln Ave	0.60mi	3/1.0	1,396 (-4%)	13mo	$295,000	$211	54
1816 Hutchins St	0.32mi	2/2.0 (-1)	1,288 (-12%)	5mo	$167,900	$130	53
80 Maynesboro St	0.40mi	3/1.0	1,248 (-14%)	9mo	$225,000	$180	50
106 Pershing Ave	0.58mi	3/1.0	1,248 (-14%)	2mo	$255,000	$204	48
104 Summer St	0.70mi	3/1.5	1,276 (-12%)	3mo	$220,000	$172	42
14 Winter St	0.74mi	4/2.0 (+1)	1,382 (-5%)	19mo	$275,000	$199	32
60 Poplar St	0.65mi	2/2.5 (-1)	1,296 (-11%)	18mo	$210,000	$162	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: 38.1%
• Equity multiple: 3.93×
• Total profit: $147,750
• Equity at exit: $162,068

10-year hold

• IRR: 32.8%
• Equity multiple: 8.87×
• Total profit: $396,399
• Equity at exit: $349,506

Cash invested: $50,372 (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: 5.4×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$943
• Tax from tax record: −$415 /mo · $4,976/yr
• Insurance: −$75
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $779

Break-even live

Break-even rent $1,814

Max offer price $179,900

Occupancy floor 67%

Sensitivity live

Price	-10% $881	-5% $830	+0% $779	+5% $728	+10% $677
Rent	-10% $558	-5% $668	+0% $779	+5% $890	+10% $1,000
Rate	-1.0pp $870	-0.5pp $825	base $779	+0.5pp $732	+1.0pp $685

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: $44,975
• Closing costs: $5,397
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1878 Riverside Dr Berlin, NH	2.0	1.0	1396	$2,800	$2.01	45d	1	0.81mi

Listing history 10 events

1. 2026-04-13
   status Pending
2. 2026-04-03
   status Active
3. 2026-03-27
   status Pending
4. 2026-03-23
   listed $179,900 Active
5. 2022-08-08
   soldstatus $138,000 Closed 535-char remark

   Show marketing remark (535 chars)

   Spacious four bedroom home on desirable street. This lovely home sits pretty at the top of a hill with a private backyard. Inside you will find hardwood floors throughout most of the house. First floor has a nice kitchen with plenty of cabinet space, living room, full bath, and two bedrooms. Second floor has a 3/4 bath and two more large bedrooms. In the winter months, take advantage of the garage being under the house by never stepping foot in the snow. This property also comes with a new pellet stove to save on high oil prices.

6. 2022-06-29
   historical Active with Contract 535-char remark

   Show marketing remark (535 chars)

   Spacious four bedroom home on desirable street. This lovely home sits pretty at the top of a hill with a private backyard. Inside you will find hardwood floors throughout most of the house. First floor has a nice kitchen with plenty of cabinet space, living room, full bath, and two bedrooms. Second floor has a 3/4 bath and two more large bedrooms. In the winter months, take advantage of the garage being under the house by never stepping foot in the snow. This property also comes with a new pellet stove to save on high oil prices.

7. 2022-06-18
   price $140,000 535-char remark

   Show marketing remark (535 chars)

   Spacious four bedroom home on desirable street. This lovely home sits pretty at the top of a hill with a private backyard. Inside you will find hardwood floors throughout most of the house. First floor has a nice kitchen with plenty of cabinet space, living room, full bath, and two bedrooms. Second floor has a 3/4 bath and two more large bedrooms. In the winter months, take advantage of the garage being under the house by never stepping foot in the snow. This property also comes with a new pellet stove to save on high oil prices.

8. 2022-05-19
   listed $159,000 Active 535-char remark

   Show marketing remark (535 chars)

   Spacious four bedroom home on desirable street. This lovely home sits pretty at the top of a hill with a private backyard. Inside you will find hardwood floors throughout most of the house. First floor has a nice kitchen with plenty of cabinet space, living room, full bath, and two bedrooms. Second floor has a 3/4 bath and two more large bedrooms. In the winter months, take advantage of the garage being under the house by never stepping foot in the snow. This property also comes with a new pellet stove to save on high oil prices.

9. 2008-04-16
   soldstatus $55,750 323-char remark

   Show marketing remark (323 chars)

   Spacious seven room, four bedroom home situated on a . 14 acres+/- city lot. This home features on the first floor a kitchen, living room, two bedrooms and a full bath. The two bedrooms and living room have hardwood floors. The living room also has a woodstove. Upstairs has two additional large bedrooms with a spare room.

10. 2007-08-06
    listed $59,000 323-char remark

    Show marketing remark (323 chars)

    Spacious seven room, four bedroom home situated on a . 14 acres+/- city lot. This home features on the first floor a kitchen, living room, two bedrooms and a full bath. The two bedrooms and living room have hardwood floors. The living room also has a woodstove. Upstairs has two additional large bedrooms with a spare room.

ⓘ 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: $4,976 · $415/mo
• Projected year-2 tax: $4,976 · $415/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 7 d/yr ≥88°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: $33,600
• − Mortgage interest: −$10,077
• − Property taxes: −$4,976
• − Insurance: −$900
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$5,233
• Taxable income: $7,038
• Est. tax owed @ 24.0%: −$1,689
• After-tax cash flow: $7,658/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

+204.9% since first listed

10 events — show timeline

• 2026-04-13 Pending — PrimeMLS
• 2026-04-03 Relisted — PrimeMLS
• 2026-03-27 Pending — PrimeMLS
• 2026-03-23 Listed $179,900 PrimeMLS
• 2022-08-08 Sold (MLS) $138,000 PrimeMLS
• 2022-06-29 Contingent — PrimeMLS
• 2022-06-18 Price Changed $140,000 PrimeMLS
• 2022-05-19 Listed $159,000 PrimeMLS
• 2008-04-16 Sold (MLS) $55,750 PrimeMLS
• 2007-08-06 Listed $59,000 PrimeMLS

Property tax history

+5.5%/yr

Latest (2025): $4,976 · +8.8% YoY. Source: county tax records.