48 Cooper Memorial Dr #213 · Lincoln, NH 03251

$300,000

1 bd · 2.0 ba · 800 sqft · Condo public records · 151 Days on market

Built 1986 $564/mo HOA · 18% 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 +7.5/15.0
• Appreciation +6.1/10.0
• 1% rule +5.7/10.0
• DSCR +4.6/10.0
• 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

Enjoy easy living and mountain views form this 1 bedroom suite. The property features a break away suite that has 2 queen size beds that can be rented out separately The other side of the property has a full size kitchen, dining, living area and Murphy bed. Rent out 1 side or the entire unit! The rest of the building offers an indoor pool, work out area, and great room for card playing , a game of pool or just a quite space to enjoy. Rivergreen is located in the downtown area of Lincoln and you can easily walk to several restaurants and shopping hot spots. During ski season the shuttle bus will take you to Loon on weekends and holiday week.

Key facts

• Exercise facility
• Ski lockers
• Private balcony

Tags

• PRIVATE BALCONY
• INDOOR POOL
• EXERCISE FACILITY
• SKI LOCKERS
• COMMON AREA

Property features AI

Finance

• Other: Furnishings included with sale
• HOA & community: Condo fees apply; Monthly condo fee includes cable, landscaping, plowing, recreation, trash, and internet; Association amenities include exercise facility, indoor pool, hot tub, master insurance, landscaping, snow removal, and trash removal

Exterior

• Parking: Shared paved driveway
• Utilities: Public water; Public sewer; Electric service with circuit breakers (NH Electric Co-op); Cable internet available
• Home design: Garden-style condominium; Located in the Rivergreen condo community; Unit number 213; Built in 1986
• Construction: Wood frame construction with stucco exterior; Metal roof; Surveyed
• Exterior features: Landscaped grounds; Walking trails and nearby paths; Close to shopping, skiing, and snowmobile trails; Near schools; Paved, common/shared driveway

Interior

• Kitchen: Kitchen (main level)
• Bedrooms: One bedroom (main level)
• Bathrooms: Two full bathrooms (main level)
• Heating & cooling: Baseboard heat; Mini-split cooling
• Interior features: Six total rooms; Foyer

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $300k.

Deal economics

• At list price, monthly cash flow is $92 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($3k rent vs $300k).
• Recommended offer: $264k (12.0% below list) — sets the bar for market timing.

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-, amenities F, commute 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.
• Zoned schools: Lin-Wood Public School (Elem) (math 52% / reading 62%, grade C+, #56 of 263 statewide, top 22%, 112 students, 35% FRL) — zoned schools at 35% FRL track the district average.
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Lincoln-Woodstock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 115 active listings in the ZIP; 3 comparable units currently listed for rent nearby; rentals lingering (median 45d on market — plan ~5-8 weeks vacancy on turnover, expect pricing pressure); 100% of comp listings sitting > 30 days — soft ceiling on asking rent; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $9k of equity ($2k loan paydown + $7k 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 $84k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 5, paydown + projected appreciation supports a ~$38k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 151 days — a 12% lower offer ($264k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 21y 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 $190k; list at $300k implies a 58% gain — meaningful room to come down on a strong offer.

Recommended offer $264,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 151 days. Have you received any prior offers? Is the seller open to a 12% 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: 1.07% ✓
• Cap rate: 6.66%
• Cash-on-cash: 1.32%
• DSCR: 1.06
• GRM: 7.8

CMA / ARV

No comps found within radius.

Projected returns pro-forma

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

5-year hold

• IRR: 6.5%
• Equity multiple: 1.35×
• Total profit: $29,726
• Equity at exit: $121,513

10-year hold

• IRR: 9.8%
• Equity multiple: 2.36×
• Total profit: $114,161
• Equity at exit: $177,461

Cash invested: $84,000 (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: 7.8×

Monthly cashflow live

• Estimated rent: $3,204 medium
• Mortgage (P&I): −$1,573
• Tax from tax record: −$177 /mo · $2,122/yr
• Insurance: −$125
• HOA: −$564
• Vacancy / Maint / Mgmt: −$673
• Net cashflow: $92

Break-even live

Break-even rent $3,087

Max offer price $300,000

Occupancy floor 92%

Sensitivity live

Price	-10% $262	-5% $177	+0% $92	+5% $8	+10% $-77
Rent	-10% $-161	-5% $-34	+0% $92	+5% $219	+10% $346
Rate	-1.0pp $244	-0.5pp $169	base $92	+0.5pp $15	+1.0pp $-64

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: $75,000
• Closing costs: $9,000
• Reserves months: —
• Total cash needed: —

Rent comps 3 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
48 Cooper Memorial Dr #203 Lincoln, NH	1.0	2.0	800	$1,600	$2.00	44d	1	0.02mi
51 Pollard Rd Unit 4 Lincoln, NH	2.0	2.0	1000	$2,250	$2.25	44d	1	0.54mi
51 Pollard Rd Lincoln, NH	2.0	2.0	1000	$15,000	$15.00	44d	1	0.54mi

HOA detail condo

• Monthly dues: $564 · $6,768/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 8 events

1. 2026-06-21
   days on market $300,000 Active 151 DOM
2. 2026-06-18
   days on market $300,000 Active 149 DOM
3. 2026-06-17
   days on market $300,000 Active 148 DOM
4. 2026-06-16
   days on market $300,000 Active 147 DOM
5. 2026-06-15
   days on market $300,000 Active 146 DOM
6. 2026-06-13
   days on market $300,000 Active 144 DOM
7. 2026-06-12
   remarks 699-char remark
8. 2026-06-12
   listed $300,000 Active 143 DOM

ⓘ 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: $2,122 · $177/mo
• Projected year-2 tax: $4,331 · $361/mo
• Expected delta: +$2,209/yr (+$184/mo · 104.1%)

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

Taxation est. · year 1

• Rental income: $38,454
• − Mortgage interest: −$16,805
• − Property taxes: −$2,122
• − Insurance: −$1,500
• − Repairs & maintenance: −$3,076
• − Management: −$3,076
• − HOA: −$6,768
• − Depreciation: −$8,727
• Taxable loss: −$3,621
• Est. tax savings @ 24.0%: +$869
• After-tax cash flow: $1,979/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

• Census place: Lincoln, NH
• 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

+122.2% since first listed

7 events — show timeline

• 2026-01-20 Listed $300,000 PrimeMLS
• 2021-10-25 Sold (MLS) $190,000 PrimeMLS
• 2021-10-05 Pending — PrimeMLS
• 2021-06-28 Listed $191,900 PrimeMLS
• 2005-04-11 Sold (MLS) $130,600 PrimeMLS
• 2005-03-22 Delisted — PrimeMLS
• 2005-01-13 Listed $135,000 PrimeMLS

Property tax history

+4.5%/yr

Latest (2024): $2,122 · +0.0% YoY. Source: county tax records.