90 Loon Mountain Rd Unit 1104 C · Lincoln, NH 03251

$34,000

1 bd · 2.0 ba · 664 sqft · Condo public records · 108 Days on market

Built 1987 $51/sqft · 6% above area Est $35k · at est. $738/mo HOA · 35% of rent

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Why this score? — see what drove the C- 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 +15.0/30.0
• ARV discount +8.3/15.0
• Appreciation +6.1/10.0
• 1% rule +5.0/10.0
• DSCR +5.0/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks MLS

Ski-In/Ski-Out Condo at Mountain Club of Loon Resort! This lock-off quarter share condo at Loon Mountain offers a fantastic opportunity to enjoy the slopes and all the resort amenities. With stunning views of the mountain's ski slopes and westerly sunset views. This condo is located in the Spa wing of the hotel with easy access the the restaurants and the health club. The unit is divided into two sides for versatile living options. The club side features a king-sized bed, full bath, and deck, while the studio side includes a kitchen, dining area, living room with two Murphy beds, and another full bath. Owners have 13 weeks per year to use the condo, with the option to rent it out through the front desk, or exchange it at thousands of resorts worldwide through companies like RCI Exchange or Interval International. The resort has everything you need: slope-side access to Loon Mountain's ski slopes, an indoor and outdoor pool, jacuzzi, full-service restaurant and bar, luxury spa, and health club. Utilities, maintenance, insurance, furniture, and appliances are all included in the condo dues. Plus, owners receive discounts at the restaurants and the Viaggio day spa, making it easy to enjoy everything the resort offers. If you're seeking a hassle-free getaway without the winter traffic, this is the perfect place!

Key facts

• Stunning views
• Spa wing
• Slope-side access

Tags

• SKI-IN/SKI-OUT
• LOCK-OFF QUARTER SHARE
• STUNNING VIEWS
• SPA WING
• SLOPE-SIDE ACCESS
• INDOOR AND OUTDOOR POOL

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $34k.

Deal economics

• At list price, monthly cash flow is $733 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $34k).
• Recommended offer: $31k (9.0% below list) — sets the bar for market timing.
• Cap rate 32.2% vs local median 5.9% in Lincoln — 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 68/100 on livability (#57 in NH) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A-, housing A-; Watch: health & safety C-, schools D+, amenities F.
• Lincoln-Woodstock School District (rural): math 40% / reading 40% proficiency, ranked #140 of 171 in NH (top 82%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases.
• Market conditions: 115 active listings in the ZIP; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $981 of equity ($235 loan paydown + $746 appreciation (2.2% local appreciation)).
• Grafton County population projected at -13% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (2.2% appreciation + 3.0% rent growth), your $10k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 108 days — a 9% lower offer ($31k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y ago; this cycle's ask has dropped $2k (6%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $20k; list at $34k implies a 70% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $30,940 (9.0% below list)

Questions for the listing agent

1. It's been on market 108 days. Have you received any prior offers? Is the seller open to a 9% concession, seller financing, or rate buy-down credit?
2. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
3. 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?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
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. 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.
8. 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.
9. 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: 6.26% ✓
• Cap rate: 32.16%
• Cash-on-cash: 92.38%
• DSCR: 5.11
• GRM: 1.3

CMA / ARV

• ARV (median comp): $34,643
• List price: $34,000
• Delta: -1.86%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 96.5%
• Equity multiple: 6.23×
• Total profit: $49,820
• Equity at exit: $13,772

10-year hold

• IRR: 96.6%
• Equity multiple: 13.02×
• Total profit: $114,422
• Equity at exit: $20,112

Cash invested: $9,520 (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 03251

• Home prices YoY: 0.4%
• Active inventory: 115
• Price-to-rent: 1.3×

Monthly cashflow live

• Estimated rent: $2,129 medium
• Mortgage (P&I): −$178
• Tax from tax record: −$19 /mo · $224/yr
• Insurance: −$14
• HOA: −$738
• Vacancy / Maint / Mgmt: −$447
• Net cashflow: $733

Break-even live

Break-even rent $1,201

Max offer price $34,000

Occupancy floor 61%

Sensitivity live

Price	-10% $752	-5% $743	+0% $733	+5% $723	+10% $714
Rent	-10% $565	-5% $649	+0% $733	+5% $817	+10% $901
Rate	-1.0pp $750	-0.5pp $742	base $733	+0.5pp $724	+1.0pp $715

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: $8,500
• Closing costs: $1,020
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $738 · $8,856/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-21
   days on market $34,000 Active 108 DOM
2. 2026-06-18
   days on market $34,000 Active 106 DOM
3. 2026-06-17
   price $34,000 Active 105 DOM
4. 2026-06-17
   days on market $36,000 Active 105 DOM
5. 2026-06-16
   days on market $36,000 Active 104 DOM
6. 2026-06-15
   days on market $36,000 Active 103 DOM
7. 2026-06-13
   days on market $36,000 Active 101 DOM
8. 2026-06-12
   days on market $36,000 Active 100 DOM
9. 2026-06-09
   days on market $36,000 Active 97 DOM
10. 2026-06-08
    days on market $36,000 Active 96 DOM
11. 2026-06-07
    days on market $36,000 Active 95 DOM
12. 2026-06-07
    days on market $36,000 Active 94 DOM
13. 2026-06-04
    days on market $36,000 Active 91 DOM
14. 2026-06-02
    days on market $36,000 Active 90 DOM
15. 2026-06-01
    days on market $36,000 Active 89 DOM
16. 2026-05-31
    days on market $36,000 Active 88 DOM
17. 2026-03-04
    listed $36,000 Active 1330-char remark

    Show marketing remark (1330 chars)

    Ski-In/Ski-Out Condo at Mountain Club of Loon Resort! This lock-off quarter share condo at Loon Mountain offers a fantastic opportunity to enjoy the slopes and all the resort amenities. With stunning views of the mountain's ski slopes and westerly sunset views. This condo is located in the Spa wing of the hotel with easy access the the restaurants and the health club. The unit is divided into two sides for versatile living options. The club side features a king-sized bed, full bath, and deck, while the studio side includes a kitchen, dining area, living room with two Murphy beds, and another full bath. Owners have 13 weeks per year to use the condo, with the option to rent it out through the front desk, or exchange it at thousands of resorts worldwide through companies like RCI Exchange or Interval International. The resort has everything you need: slope-side access to Loon Mountain's ski slopes, an indoor and outdoor pool, jacuzzi, full-service restaurant and bar, luxury spa, and health club. Utilities, maintenance, insurance, furniture, and appliances are all included in the condo dues. Plus, owners receive discounts at the restaurants and the Viaggio day spa, making it easy to enjoy everything the resort offers. If you're seeking a hassle-free getaway without the winter traffic, this is the perfect place!

18. 2021-01-29
    soldstatus $20,000 Closed 564-char remark

    Show marketing remark (564 chars)

    Here is your families opportunity to affordably own in the White Mountains!! Gaze at the ski slopes and the westerly sunset views from your windows!! The resort offers a full restaurant and bar, slope-side access to Loon Mountain ski slopes and a luxury spa and health club right on-site. You may use all 13 weeks of your ownership or rent it thru the on-site rental desk or trade it to thousands of resorts world-wide using an exchange company. Just bring a change of clothes and you are ready to start enjoying everything that the White Mountains have to offer!

19. 2021-01-05
    status Pending 564-char remark

    Show marketing remark (564 chars)

    Here is your families opportunity to affordably own in the White Mountains!! Gaze at the ski slopes and the westerly sunset views from your windows!! The resort offers a full restaurant and bar, slope-side access to Loon Mountain ski slopes and a luxury spa and health club right on-site. You may use all 13 weeks of your ownership or rent it thru the on-site rental desk or trade it to thousands of resorts world-wide using an exchange company. Just bring a change of clothes and you are ready to start enjoying everything that the White Mountains have to offer!

20. 2020-03-10
    listed $22,000 Active 564-char remark

    Show marketing remark (564 chars)

    Here is your families opportunity to affordably own in the White Mountains!! Gaze at the ski slopes and the westerly sunset views from your windows!! The resort offers a full restaurant and bar, slope-side access to Loon Mountain ski slopes and a luxury spa and health club right on-site. You may use all 13 weeks of your ownership or rent it thru the on-site rental desk or trade it to thousands of resorts world-wide using an exchange company. Just bring a change of clothes and you are ready to start enjoying everything that the White Mountains have to offer!

ⓘ 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: $224 · $19/mo
• Projected year-2 tax: $483 · $40/mo
• Expected delta: +$259/yr (+$22/mo · 115.4%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Taxation est. · year 1

• Rental income: $25,550
• − Mortgage interest: −$1,905
• − Property taxes: −$224
• − Insurance: −$170
• − Repairs & maintenance: −$2,044
• − Management: −$2,044
• − HOA: −$8,856
• − Depreciation: −$989
• Taxable income: $9,318
• Est. tax owed @ 24.0%: −$2,236
• After-tax cash flow: $6,558/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: Lincoln-Woodstock School District
• NCES district ID: 3304260
• Math proficiency: 40% ▬ 0.00%
• Reading proficiency: 40% ▼ -5.00%
• Median HH income: $45,324
• Composite: 36.47/100
• National rank: #9328
• State rank: #140 of 171 in NH

Livability — Lincoln

• Score: 68/100
• State rank: #57
• US rank: #9736

Category grades

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

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 1,484

Population outlook (Grafton County) Hauer SSP2

• Today (2025): 88,798 people
• By 2030: 87,131 · -1.9%
• By 2040: 82,000 · -7.7%
• By 2050: 77,064 · -13.2%
• By 2075: 68,769 · -22.6%
• By 2100: 61,631 · -30.6%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (86%)
• Race & ethnicity: White 86% Asian 12% Black 1%
• Common ancestry: Lithuanian 12% Slovak 6% Russian 3%
• Foreign-born: 12% · China, Canada, Vietnam
• Languages at home: 87% English-only · Chinese 10% French/Haitian/Cajun 1% Vietnamese 1%

Political lean MEDSL · Grafton

• 2024 margin: D (+19.9) · D 59.4% · R 39.4% · Other 1.2%
• 2008→2024 swing: -7.8pp toward R · 2008: 27.7pp · 2024: 19.9pp
• All cycles: 2024: D+19.9 2020: D+24.6 2016: D+19.0 2012: D+23.8 2008: D+27.7

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▲ 2.19%
• Current HPI: 531.2395
• Rent YoY: —
• Metro: —
• State GDP YoY: —
• F500 in state: 0

Price history

+63.6% since first listed

4 events — show timeline

• 2026-03-04 Listed $36,000 PrimeMLS
• 2021-01-29 Sold (MLS) $20,000 PrimeMLS
• 2021-01-05 Pending — PrimeMLS
• 2020-03-10 Listed $22,000 PrimeMLS

Property tax history

+0.0%/yr

Latest (2022): $224 · +0.4% YoY. Source: county tax records.