90 Loon Mountain Rd Unit 861D · Lincoln, NH 03251

$17,000

1 bd · 2.0 ba · 635 sqft · Condo public records · 246 Days on market

Built 1987 $27/sqft · 44% below area $734/mo HOA · 35% of rent ↓ 36% since listing

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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 +5.0/10.0
• 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

Are you looking to ski right outside to the beautiful slopes of Loon Mountain? Well look no further, this quarter share unit with gorgeous views of the Pemi River and the White Mountains, is located in the Loon wing of the wonderful Mountain Club of Loon Resort. It gives you 13 weeks per year of usage, which you can enjoy for yourself and your family or rent it out through the on-site rental program, or if you choose, trade it to one of thousands of resorts worldwide using exchange companies such as RCI Exchange or Interval International. The resort offers an on-site full restaurant, (with discounts for owners), and bar, slope-side access to Loon Mountain ski slopes, indoor and outdoor pools & jacuzzi, and a luxury spa and health club. All of your utilities, maintenance, insurance, furniture, appliances, and health club are included in your dues. As an owner, you receive discounts to the restaurants and also to the Viaggio Spa as well. So, if you are looking to avoid the crazy winter or summer traffic, and have all of the facilities right down the hall from you, this is just the place for you!

Key facts

• View of pemi river
• $734 HOA
• Garage

Tags

• VIEW OF PEMI RIVER
• INDOOR AND OUTDOOR POOLS
• LUXURY SPA AND HEALTH CLUB
• ON-SITE FULL RESTAURANT
• ON-SITE RENTAL PROGRAM

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $17k.

Deal economics

• At list price, monthly cash flow is $798 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $17k).
• Recommended offer: $15k (12.0% below list) — sets the bar for market timing.
• Cap rate 62.6% 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 $491 of equity ($118 loan paydown + $373 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 246 days — a 12% lower offer ($15k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $14,960 (12.0% below list)

Questions for the listing agent

1. It's been on market 246 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: 12.22% ✓
• Cap rate: 62.63%
• Cash-on-cash: 201.19%
• DSCR: 9.95
• GRM: 0.7

CMA / ARV

• ARV (median comp): $34,628
• List price: $17,000
• Delta: -50.91%
• 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: 12.06×
• Total profit: $52,642
• Equity at exit: $6,886

10-year hold

• IRR: —
• Equity multiple: 25.73×
• Total profit: $117,738
• Equity at exit: $10,056

Cash invested: $4,760 (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): −$89
• Tax from tax record: −$12 /mo · $147/yr
• Insurance: −$7
• HOA: −$734
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $798

Break-even live

Break-even rent $1,066

Max offer price $17,000

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: $4,250
• Closing costs: $510
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $734 · $8,808/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 20 events

1. 2026-06-18
   days on market $17,000 Active 246 DOM
2. 2026-06-17
   days on market $17,000 Active 245 DOM
3. 2026-06-16
   days on market $17,000 Active 244 DOM
4. 2026-06-15
   days on market $17,000 Active 243 DOM
5. 2026-06-13
   days on market $17,000 Active 241 DOM
6. 2026-06-12
   days on market $17,000 Active 240 DOM
7. 2026-06-09
   days on market $17,000 Active 237 DOM
8. 2026-06-08
   days on market $17,000 Active 236 DOM
9. 2026-06-07
   days on market $17,000 Active 235 DOM
10. 2026-06-07
    days on market $17,000 Active 234 DOM
11. 2026-06-04
    days on market $17,000 Active 231 DOM
12. 2026-06-02
    days on market $17,000 Active 230 DOM
13. 2026-06-01
    days on market $17,000 Active 229 DOM
14. 2026-05-31
    days on market $17,000 Active 228 DOM
15. 2026-03-17
    price $18,500 1116-char remark

    Show marketing remark (1116 chars)

    Are you looking to ski right outside to the beautiful slopes of Loon Mountain? Well look no further, this quarter share unit with gorgeous views of the Pemi River and the White Mountains, is located in the Loon wing of the wonderful Mountain Club of Loon Resort. It gives you 13 weeks per year of usage, which you can enjoy for yourself and your family or rent it out through the on-site rental program, or if you choose, trade it to one of thousands of resorts worldwide using exchange companies such as RCI Exchange or Interval International. The resort offers an on-site full restaurant, (with discounts for owners), and bar, slope-side access to Loon Mountain ski slopes, indoor and outdoor pools & jacuzzi, and a luxury spa and health club. All of your utilities, maintenance, insurance, furniture, appliances, and health club are included in your dues. As an owner, you receive discounts to the restaurants and also to the Viaggio Spa as well. So, if you are looking to avoid the crazy winter or summer traffic, and have all of the facilities right down the hall from you, this is just the place for you!

16. 2025-10-15
    listed $22,500 Active 1116-char remark

    Show marketing remark (1116 chars)

    Are you looking to ski right outside to the beautiful slopes of Loon Mountain? Well look no further, this quarter share unit with gorgeous views of the Pemi River and the White Mountains, is located in the Loon wing of the wonderful Mountain Club of Loon Resort. It gives you 13 weeks per year of usage, which you can enjoy for yourself and your family or rent it out through the on-site rental program, or if you choose, trade it to one of thousands of resorts worldwide using exchange companies such as RCI Exchange or Interval International. The resort offers an on-site full restaurant, (with discounts for owners), and bar, slope-side access to Loon Mountain ski slopes, indoor and outdoor pools & jacuzzi, and a luxury spa and health club. All of your utilities, maintenance, insurance, furniture, appliances, and health club are included in your dues. As an owner, you receive discounts to the restaurants and also to the Viaggio Spa as well. So, if you are looking to avoid the crazy winter or summer traffic, and have all of the facilities right down the hall from you, this is just the place for you!

17. 2025-08-02
    price $23,000
18. 2025-03-17
    price $24,500
19. 2025-03-01
    price $25,000
20. 2025-01-23
    price $29,000

ⓘ 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: $147 · $12/mo
• Projected year-2 tax: $259 · $22/mo
• Expected delta: +$112/yr (+$9/mo · 76.1%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$952
• − Property taxes: −$147
• − Insurance: −$85
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,808
• − Depreciation: −$495
• Taxable income: $10,446
• Est. tax owed @ 24.0%: −$2,507
• After-tax cash flow: $7,070/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

-36.2% since first listed

6 events — show timeline

• 2026-03-17 Price Changed $18,500 PrimeMLS
• 2025-10-15 Listed $22,500 PrimeMLS
• 2025-08-02 Price Changed $23,000 PrimeMLS
• 2025-03-17 Price Changed $24,500 PrimeMLS
• 2025-03-01 Price Changed $25,000 PrimeMLS
• 2025-01-23 Price Changed $29,000 PrimeMLS

Property tax history

-1.2%/yr

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