90 Loon Mountain Rd Unit 1126C · Lincoln, NH 03251

$30,000

1 bd · 2.0 ba · 635 sqft · Condo public records · 45 Days on market

Built 1987 $47/sqft · at area comps Est $35k · 13% under $738/mo HOA · 36% of rent ↓ 21% since listing

---

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 +13.5/15.0
• 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

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, 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 reso

Key facts

• Slope-side access
• Luxury spa
• Ski-in/ski-out

Tags

• SKI-IN/SKI-OUT
• SLOPE-SIDE ACCESS
• INDOOR AND OUTDOOR POOL
• FULL-SERVICE RESTAURANT
• LUXURY SPA
• HEALTH CLUB

Property features AI

Finance

• Other: Located in the Mountain Club at Loon development; Road frontage on a paved road
• Financial info: Timeshare/fractional ownership: Yes (weeks; 13 weeks)
• HOA & community: Condo fees apply (monthly and quarterly assessments); Typical condo fee covers cable, cooling, electric, heat, hot water, landscaping, plowing, recreation, trash, and internet; Association amenities include building maintenance, exercise facility, elevator, hot tub, indoor heated pool, sauna, coin laundry, locker rooms, snow removal, trash removal, and master insurance; Quarterly fee may include special assessments

Exterior

• Parking: 1-car garage; Paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electrical; Cable available; Fixed wireless internet; Underground utilities
• Home design: Garden-style unit; Existing construction; Unit/lot number 1126C; Built in 1987
• Construction: Wood frame construction; Clapboard exterior; Asphalt shingle roof
• Exterior features: Condo development; Landscaped grounds; Mountain views; River frontage; Ski area access; Ski trailside location; General view

Interior

• Kitchen: Dishwasher; Microwave; Refrigerator; Electric stove
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Baseboard heat; Wall AC units
• Interior features: 2 total rooms
• Laundry & utility: Water heater (off boiler)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $30k.

Deal economics

• At list price, monthly cash flow is $714 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $30k).
• Recommended offer: $29k (3.0% below list) — sets the bar for market timing.
• Cap rate 34.9% 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 $865 of equity ($207 loan paydown + $658 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($29k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $29,100 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. 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 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: 6.92% ✓
• Cap rate: 34.86%
• Cash-on-cash: 102.03%
• DSCR: 5.54
• GRM: 1.2

CMA / ARV

• ARV (median comp): $34,628
• List price: $30,000
• Delta: -13.36%
• Verdict: UNDERPRICED
• Comps: 18 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: —
• Equity multiple: 6.75×
• Total profit: $48,319
• Equity at exit: $12,151

10-year hold

• IRR: —
• Equity multiple: 14.16×
• Total profit: $110,531
• Equity at exit: $17,746

Cash invested: $8,400 (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: 1.2×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$157
• Tax from tax record: −$18 /mo · $222/yr
• Insurance: −$12
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $714

Break-even live

Break-even rent $1,173

Max offer price $30,000

Occupancy floor 61%

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: $7,500
• Closing costs: $900
• Reserves months: —
• Total cash needed: —

HOA detail condo

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

Listing history 18 events

1. 2026-06-18
   days on market $30,000 Active 45 DOM
2. 2026-06-17
   days on market $30,000 Active 44 DOM
3. 2026-06-16
   days on market $30,000 Active 43 DOM
4. 2026-06-15
   days on market $30,000 Active 42 DOM
5. 2026-06-13
   days on market $30,000 Active 40 DOM
6. 2026-06-12
   days on market $30,000 Active 39 DOM
7. 2026-06-09
   days on market $30,000 Active 36 DOM
8. 2026-06-08
   days on market $30,000 Active 35 DOM
9. 2026-06-07
   days on market $30,000 Active 34 DOM
10. 2026-06-07
    days on market $30,000 Active 33 DOM
11. 2026-06-04
    days on market $30,000 Active 30 DOM
12. 2026-06-02
    days on market $30,000 Active 29 DOM
13. 2026-06-01
    days on market $30,000 Active 28 DOM
14. 2026-05-31
    days on market $30,000 Active 27 DOM
15. 2026-05-04
    listed $30,000 Active 1195-char remark
16. 2025-10-20
    price $30,000
17. 2025-10-03
    price $35,000
18. 2024-12-26
    price $38,000

ⓘ 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: $222 · $18/mo
• Projected year-2 tax: $438 · $36/mo
• Expected delta: +$216/yr (+$18/mo · 97.3%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$1,680
• − Property taxes: −$222
• − Insurance: −$150
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$873
• Taxable income: $9,151
• Est. tax owed @ 24.0%: −$2,196
• After-tax cash flow: $6,374/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

-21.1% since first listed

4 events — show timeline

• 2026-05-04 Listed $30,000 PrimeMLS
• 2025-10-20 Price Changed $30,000 PrimeMLS
• 2025-10-03 Price Changed $35,000 PrimeMLS
• 2024-12-26 Price Changed $38,000 PrimeMLS

Property tax history

-0.1%/yr

Latest (2022): $222 · +0.5% YoY. Source: county tax records.