90 Loon Mountain Dr Unit 865C · Lincoln, NH 03251

$17,500

1 bd · 2.0 ba · 635 sqft · Condo public records · 29 Days on market

Built 1986 $28/sqft · 49% below area Est $34k · 49% under $738/mo HOA · 36% 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 +15.0/15.0
• 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

Experience the joy of slope-side living—every fourth week, throughout the year—at Loon Mountain, one of New Hampshire’s premier ski destinations. This quarter share condo offers a stress-free, luxurious mountain escape with full access to resort-style amenities. Picture yourself savoring après-ski drinks by the fire at the onsite pub, unwinding in the spa after a day on the slopes, or soaking in the outdoor hot tub as skiers glide by. Let the kids splash in the indoor pool while you recharge in the fitness center or enjoy a gourmet dinner just steps from your door. This unique unit features a flexible lock-off design—use the master suite or the studio side separately or rent one side while enjoying the other. Ownership at the Mountain Club can even open the door to vacation opportunities worldwide, with its exchange network. It’s a smart, affordable way to enjoy the mountains all year long. Call today for details or a private showing.

Key facts

• Fitness center
• Outdoor hot tub
• Quarter share condo

Tags

• QUARTER SHARE CONDO
• RESORT-STYLE AMENITIES
• ONSITE PUB
• OUTDOOR HOT TUB
• INDOOR POOL
• FITNESS CENTER

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $18k.

Deal economics

• At list price, monthly cash flow is $791 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $18k).
• Recommended offer: $17k (1.5% below list) — sets the bar for market timing.
• Cap rate 60.5% vs local median 4.9% 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: 114 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 $505 of equity ($121 loan paydown + $384 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 $5k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 29 days — a 2% lower offer ($17k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y 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.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $17,237 (1.5% below list)

Questions for the listing agent

1. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
2. 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?
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 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: 11.87% ✓
• Cap rate: 60.55%
• Cash-on-cash: 193.77%
• DSCR: 9.62
• GRM: 0.7

CMA / ARV

• ARV (median comp): $34,054
• List price: $17,500
• Delta: -41.27%
• Verdict: UNDERPRICED
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 11.66×
• Total profit: $52,248
• Equity at exit: $7,088

10-year hold

• IRR: —
• Equity multiple: 24.87×
• Total profit: $116,976
• Equity at exit: $10,352

Cash invested: $4,900 (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: 114
• Price-to-rent: 0.7×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$92
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$7
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $791

Break-even live

Break-even rent $1,075

Max offer price $17,500

Occupancy floor 57%

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: $4,375
• Closing costs: $525
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 25 events

1. 2026-06-18
   days on market $17,500 Active 29 DOM
2. 2026-06-17
   days on market $17,500 Active 28 DOM
3. 2026-06-16
   days on market $17,500 Active 27 DOM
4. 2026-06-15
   days on market $17,500 Active 26 DOM
5. 2026-06-13
   days on market $17,500 Active 24 DOM
6. 2026-06-12
   days on market $17,500 Active 23 DOM
7. 2026-06-09
   days on market $17,500 Active 20 DOM
8. 2026-06-08
   days on market $17,500 Active 19 DOM
9. 2026-06-07
   days on market $17,500 Active 18 DOM
10. 2026-06-07
    days on market $17,500 Active 17 DOM
11. 2026-06-04
    days on market $17,500 Active 14 DOM
12. 2026-06-02
    days on market $17,500 Active 13 DOM
13. 2026-06-01
    days on market $17,500 Active 12 DOM
14. 2026-05-31
    days on market $17,500 Active 11 DOM
15. 2026-05-20
    listed $17,500 Active 985-char remark

    Show marketing remark (985 chars)

    Experience the joy of slope-side living—every fourth week, throughout the year—at Loon Mountain, one of New Hampshire’s premier ski destinations. This quarter share condo offers a stress-free, luxurious mountain escape with full access to resort-style amenities. Picture yourself savoring après-ski drinks by the fire at the onsite pub, unwinding in the spa after a day on the slopes, or soaking in the outdoor hot tub as skiers glide by. Let the kids splash in the indoor pool while you recharge in the fitness center or enjoy a gourmet dinner just steps from your door. This unique unit features a flexible lock-off design—use the master suite or the studio side separately or rent one side while enjoying the other. Ownership at the Mountain Club can even open the door to vacation opportunities worldwide, with its exchange network. It’s a smart, affordable way to enjoy the mountains all year long. Call today for details or a private showing.

16. 2025-06-11
    price $24,000
17. 2024-03-11
    price $38,000
18. 2022-04-11
    soldstatus $25,000
19. 2022-04-08
    soldstatus $25,000 Closed
20. 2022-03-12
    status Pending
21. 2022-03-10
    listed $25,000 Active
22. 2018-05-02
    price $14,000
23. 2017-09-09
    price $15,000
24. 2015-07-31
    price $15,000
25. 2015-06-20
    price $16,500

ⓘ 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: $147 · $12/mo
• Projected year-2 tax: $264 · $22/mo
• Expected delta: +$117/yr (+$10/mo · 79.8%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$980
• − Property taxes: −$147
• − Insurance: −$88
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$509
• Taxable income: $10,353
• Est. tax owed @ 24.0%: −$2,485
• After-tax cash flow: $7,010/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

+6.1% since first listed

11 events — show timeline

• 2026-05-20 Listed $17,500 PrimeMLS
• 2025-06-11 Price Changed $24,000 PrimeMLS
• 2024-03-11 Price Changed $38,000 PrimeMLS
• 2022-04-11 Sold (Public Records) $25,000 Public Records
• 2022-04-08 Sold (MLS) $25,000 PrimeMLS
• 2022-03-12 Pending — PrimeMLS
• 2022-03-10 Listed $25,000 PrimeMLS
• 2018-05-02 Price Changed $14,000 PrimeMLS
• 2017-09-09 Price Changed $15,000 PrimeMLS
• 2015-07-31 Price Changed $15,000 PrimeMLS
• 2015-06-20 Price Changed $16,500 PrimeMLS

Property tax history

-1.2%/yr

Latest (2022): $147 · +0.0% YoY. Source: county tax records.