191 Sweden St · Berlin, NH 03570

$159,900

3 bd · 1.5 ba · 1,210 sqft · SingleFamily public records · 207 Days on market

Built 1920 2,613 sqft lot $132/sqft · 13% below area Est $185k · 13% 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 +13.5/15.0
• 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

This inviting three-bedroom home sits on a corner lot near the River Walk and Heritage Park. The first floor features a spacious kitchen, a dining room, a bright living room, a full bathroom, and a laundry area. Upstairs, you'll find three bedrooms and a half bath. The full basement offers ample space for a workshop, and the house is warmed by a recently updated hot water boiler. A one-car garage comes with a deck above, perfect for relaxing in warmer weather and enjoying the view.

Key facts

• Spacious kitchen
• Deck above
• Bright living room

Tags

• CORNER LOT
• SPACIOUS KITCHEN
• BRIGHT LIVING ROOM
• FULL BASEMENT
• DECK ABOVE

What this means for you Summary

Snapshot

• This is a 3-bed/1.5-bath single-family listed at $160k.

Deal economics

• At list price, monthly cash flow is $1k ($12k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $160k).
• Recommended offer: $141k (12.0% below list) — sets the bar for market timing.
• Cap rate 13.9% 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: 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 $17k of equity ($1k loan paydown + $16k 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 $45k cash investment doubles in ~2 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$43k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 207 days — a 12% lower offer ($141k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 23y ago; this cycle's ask has dropped $9k (5%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $78k; list at $160k implies a 105% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: built in 1920 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: moderate flood risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $140,712 (12.0% below list)

Questions for the listing agent

1. It's been on market 207 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. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 1.75% ✓
• Cap rate: 13.91%
• Cash-on-cash: 27.19%
• DSCR: 2.21
• GRM: 4.8

CMA / ARV

• ARV (median comp): $184,593
• List price: $159,900
• Delta: -13.38%
• 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
12 11Th St	0.34mi	3/1.5	1,276 (+6%)	2mo	$105,000	$82	74
106 Pershing Ave	0.52mi	3/1.0	1,248 (+3%)	2mo	$255,000	$204	67
80 Maynesboro St	0.40mi	3/1.0	1,248 (+3%)	9mo	$225,000	$180	67
433 Hillside Ave	0.59mi	3/1.5	1,209 (-0%)	9mo	$135,000	$112	64
1816 Hutchins St	0.31mi	2/2.0 (-1)	1,288 (+6%)	5mo	$167,900	$130	64
104 Summer St	0.59mi	3/1.5	1,276 (+6%)	3mo	$220,000	$172	61
157 Ruby St	0.58mi	3/1.0	1,197 (-1%)	10mo	$178,000	$149	61
40 12th St	0.53mi	3/1.5	1,363 (+13%)	1mo	$230,000	$169	53
86 Spruce St	0.65mi	4/1.0 (+1)	1,279 (+6%)	8mo	$169,000	$132	47
84 Summer St	0.61mi	2/2.0 (-1)	1,124 (-7%)	8mo	$110,000	$98	46
324 Church St	0.74mi	2/1.0 (-1)	1,272 (+5%)	6mo	$130,000	$102	45
152 Howard St	0.71mi	3/1.5	1,107 (-8%)	9mo	$270,000	$244	45

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: 44.9%
• Equity multiple: 4.39×
• Total profit: $151,799
• Equity at exit: $144,051

10-year hold

• IRR: 38.9%
• Equity multiple: 9.85×
• Total profit: $396,409
• Equity at exit: $310,651

Cash invested: $44,772 (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: 4.8×

Monthly cashflow live

• Estimated rent: $2,800 medium
• Mortgage (P&I): −$839
• Tax from tax record: −$292 /mo · $3,508/yr
• Insurance: −$67
• HOA: −$0
• Vacancy / Maint / Mgmt: −$588
• Net cashflow: $1,015

Break-even live

Break-even rent $1,516

Max offer price $159,900

Occupancy floor 59%

Sensitivity live

Price	-10% $1,105	-5% $1,060	+0% $1,015	+5% $969	+10% $924
Rent	-10% $793	-5% $904	+0% $1,015	+5% $1,125	+10% $1,236
Rate	-1.0pp $1,095	-0.5pp $1,055	base $1,015	+0.5pp $973	+1.0pp $931

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: $39,975
• Closing costs: $4,797
• 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	44d	1	0.95mi

Listing history 32 events

1. 2026-06-21
   days on market $159,900 Active 207 DOM
2. 2026-06-18
   days on market $159,900 Active 205 DOM
3. 2026-06-17
   days on market $159,900 Active 204 DOM
4. 2026-06-16
   days on market $159,900 Active 203 DOM
5. 2026-06-16
   status $159,900 Active 202 DOM
6. 2026-06-15
   days on market $159,900 Active with Contract 202 DOM
7. 2026-06-13
   days on market $159,900 Active with Contract 200 DOM
8. 2026-06-12
   statusdays on market $159,900 Active with Contract 199 DOM
9. 2026-06-09
   days on market $159,900 Active 196 DOM
10. 2026-06-08
    days on market $159,900 Active 195 DOM
11. 2026-06-07
    days on market $159,900 Active 194 DOM
12. 2026-06-07
    days on market $159,900 Active 193 DOM
13. 2026-06-04
    days on market $159,900 Active 190 DOM
14. 2026-06-02
    days on market $159,900 Active 189 DOM
15. 2026-06-01
    days on market $159,900 Active 188 DOM
16. 2026-05-31
    days on market $159,900 Active 187 DOM
17. 2026-05-20
    price $159,900 486-char remark

    Show marketing remark (486 chars)

    This inviting three-bedroom home sits on a corner lot near the River Walk and Heritage Park. The first floor features a spacious kitchen, a dining room, a bright living room, a full bathroom, and a laundry area. Upstairs, you'll find three bedrooms and a half bath. The full basement offers ample space for a workshop, and the house is warmed by a recently updated hot water boiler. A one-car garage comes with a deck above, perfect for relaxing in warmer weather and enjoying the view.

18. 2025-11-25
    listed $169,000 Active 486-char remark

    Show marketing remark (486 chars)

    This inviting three-bedroom home sits on a corner lot near the River Walk and Heritage Park. The first floor features a spacious kitchen, a dining room, a bright living room, a full bathroom, and a laundry area. Upstairs, you'll find three bedrooms and a half bath. The full basement offers ample space for a workshop, and the house is warmed by a recently updated hot water boiler. A one-car garage comes with a deck above, perfect for relaxing in warmer weather and enjoying the view.

19. 2020-07-20
    soldstatus $78,000
20. 2020-07-17
    soldstatus $78,000 Closed 442-char remark

    Show marketing remark (442 chars)

    Lovely home on a corner lot. Spacious house with 3 bedrooms, 1 1/2 baths, modern kitchen and separate dining room with hardwood floors. Large bathroom/laundry room on the first floor. Lots of storage/closets throughout. Basement has a workshop area and new light fixtures. There is a deck to sit out and enjoy the view on over the garage. Level lot and no hills to travel to get to it. This smoke free home is ready for a new family to enjoy.

21. 2020-05-14
    historical Active with Contract 442-char remark

    Show marketing remark (442 chars)

    Lovely home on a corner lot. Spacious house with 3 bedrooms, 1 1/2 baths, modern kitchen and separate dining room with hardwood floors. Large bathroom/laundry room on the first floor. Lots of storage/closets throughout. Basement has a workshop area and new light fixtures. There is a deck to sit out and enjoy the view on over the garage. Level lot and no hills to travel to get to it. This smoke free home is ready for a new family to enjoy.

22. 2020-05-01
    price $78,000 442-char remark

    Show marketing remark (442 chars)

    Lovely home on a corner lot. Spacious house with 3 bedrooms, 1 1/2 baths, modern kitchen and separate dining room with hardwood floors. Large bathroom/laundry room on the first floor. Lots of storage/closets throughout. Basement has a workshop area and new light fixtures. There is a deck to sit out and enjoy the view on over the garage. Level lot and no hills to travel to get to it. This smoke free home is ready for a new family to enjoy.

23. 2020-03-26
    price $82,000 442-char remark

    Show marketing remark (442 chars)

    Lovely home on a corner lot. Spacious house with 3 bedrooms, 1 1/2 baths, modern kitchen and separate dining room with hardwood floors. Large bathroom/laundry room on the first floor. Lots of storage/closets throughout. Basement has a workshop area and new light fixtures. There is a deck to sit out and enjoy the view on over the garage. Level lot and no hills to travel to get to it. This smoke free home is ready for a new family to enjoy.

24. 2020-03-16
    listed $87,500 Active 442-char remark

    Show marketing remark (442 chars)

    Lovely home on a corner lot. Spacious house with 3 bedrooms, 1 1/2 baths, modern kitchen and separate dining room with hardwood floors. Large bathroom/laundry room on the first floor. Lots of storage/closets throughout. Basement has a workshop area and new light fixtures. There is a deck to sit out and enjoy the view on over the garage. Level lot and no hills to travel to get to it. This smoke free home is ready for a new family to enjoy.

25. 2009-12-22
    soldstatus $50,000
26. 2009-08-27
    listed $47,000
27. 2006-11-28
    soldstatus $91,000
28. 2006-11-27
    soldstatus $90,630
29. 2006-02-08
    listed $85,000
30. 2003-11-20
    soldstatus $62,000
31. 2003-11-19
    soldstatus $62,000
32. 2003-06-30
    listed $64,900

ⓘ 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: $3,508 · $292/mo
• Projected year-2 tax: $3,508 · $292/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 5/10 Major FEMA zone X (unshaded) · 51% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 2/10 Low 8 d/yr ≥88°F today · 18 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: −$8,957
• − Property taxes: −$3,508
• − Insurance: −$800
• − Repairs & maintenance: −$2,688
• − Management: −$2,688
• − Depreciation: −$4,652
• Taxable income: $10,308
• Est. tax owed @ 24.0%: −$2,474
• After-tax cash flow: $9,700/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

+146.4% since first listed

16 events — show timeline

• 2026-05-20 Price Changed $159,900 PrimeMLS
• 2025-11-25 Listed $169,000 PrimeMLS
• 2020-07-20 Sold (Public Records) $78,000 Public Records
• 2020-07-17 Sold (MLS) $78,000 PrimeMLS
• 2020-05-14 Contingent — PrimeMLS
• 2020-05-01 Price Changed $78,000 PrimeMLS
• 2020-03-26 Price Changed $82,000 PrimeMLS
• 2020-03-16 Listed $87,500 PrimeMLS
• 2009-12-22 Sold (MLS) $50,000 PrimeMLS
• 2009-08-27 Listed $47,000 PrimeMLS
• 2006-11-28 Sold (Public Records) $91,000 Public Records
• 2006-11-27 Sold (MLS) $90,630 PrimeMLS
• 2006-02-08 Listed $85,000 PrimeMLS
• 2003-11-20 Sold (Public Records) $62,000 Public Records
• 2003-11-19 Sold (MLS) $62,000 PrimeMLS
• 2003-06-30 Listed $64,900 PrimeMLS

Property tax history

+3.6%/yr

Latest (2025): $3,508 · +8.8% YoY. Source: county tax records.