22 S Mountain Dr Unit 401/403 · Lincoln, NH 03251

$27,900

2 bd · 2.0 ba · 1,141 sqft · Timeshare · 13 Days on market

Built 2021 $87/mo HOA · 1% of rent ↓ 20% 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

Pricing Decrease!!!! The owner says, , SELL IT!! Take advantage of this price drop just in time to come ski Loon Mountain. All reasonable offers will be considered, , Hurry. Here is your families chance to own week #4 every year, a fantastic ski week in January, at the Riverwalk at Loon Resort which is right smack dab in the White Mountains of New Hampshire! This beautifully decorated 2 bedroom, lock-off style condo, can be used all together to sleep up to 8 people, or you can use 1 side and rent out the other as the Studio side has it's own efficiency kitchen. With the resort supplied private shuttle service to the Loon Mountain Ski Slopes (about a mile up the street), or with the expansion of Loon Mountain coming this winter, you will be able to walk across the bridge to the lifts as well. The Riverwalk also offers a very nicely equipped, state of the art fitness center, a heated indoor/outdoor pool, a hot tub, a skating area, walk to town access and much more. You may also use your week, rent your week, or join the RCI exchange company so you can exchange your week to over 4000 resorts world-wide!

Key facts

• Fitness center
• Hot tub
• Skating area

Tags

• LOCK-OFF STYLE UNIT
• EFFICIENCY KITCHEN
• FITNESS CENTER
• HEATED INDOOR OUTDOOR POOL
• HOT TUB
• SKATING AREA

Property features AI

Finance

• Other: Located in a resort community; Paved, public, publicly maintained road frontage
• Financial info: Timeshare/fractional ownership (weeks) — 1 week
• HOA & community: Condo association with fees; Annual condo fee; Association covers cable, cooling, electric, heat, hot water, landscaping, plowing, recreation, sewer, trash, water, taxes, and internet; Association amenities include building maintenance, elevator, heated in-ground pool, hot tub, exercise facility, security, master insurance, landscaping, snow removal, and trash removal

Exterior

• Parking: Shared paved driveway
• Utilities: Public water; Public sewer; Circuit breaker electric panel; Fixed wireless internet available; Cable service available
• Home design: Garden-style architecture; Existing construction; Units 401/403; Built in 2021
• Construction: Composition exterior; Metal roof; Built in 2021
• Exterior features: Condo development setting; Landscaped grounds; Mountain and water views; River frontage on the Pemigewasset River; Walking trails nearby; Located in town and close to shopping; Near skiing and snowmobile trails

Interior

• Bathrooms: 2 full bathrooms
• Heating & cooling: Hot water heating; Central AC
• Interior features: 4 total rooms

What this means for you Summary

Snapshot

• This is a 2-bed/2.0-bath timeshare listed at $28k.

Deal economics

• At list price, monthly cash flow is $12k ($150k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($16k rent vs $28k).
• Cap rate 543.3% 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; 4 comparable units currently listed for rent nearby; rentals lingering (median 44d 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 $805 of equity ($193 loan paydown + $612 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

• Only 13 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 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.
• Current owner paid $14k; list at $28k implies a 92% gain — meaningful room to come down on a strong offer.

Recommended offer $27,900

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 57.92% ✓
• Cap rate: 543.33%
• Cash-on-cash: 1917.97%
• DSCR: 86.34
• GRM: 0.1

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: —
• Equity multiple: 103.12×
• Total profit: $797,728
• Equity at exit: $11,301

10-year hold

• IRR: —
• Equity multiple: 222.10×
• Total profit: $1,727,255
• Equity at exit: $16,504

Cash invested: $7,812 (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: 0.1×

Monthly cashflow live

• Estimated rent: $16,159 medium
• Mortgage (P&I): −$146
• Tax est. 1.5%: −$35 /mo · $418/yr
• Insurance: −$12
• HOA: −$87
• Vacancy / Maint / Mgmt: −$3,393
• Net cashflow: $12,486

Break-even live

Break-even rent $354

Max offer price $27,900

Occupancy floor 18%

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: $6,975
• Closing costs: $837
• Reserves months: —
• Total cash needed: —

Rent comps 4 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	43d	1	0.13mi
51 Pollard Rd Unit 4 Lincoln, NH	2.0	2.0	1000	$2,250	$2.25	43d	1	0.60mi
51 Pollard Rd Lincoln, NH	2.0	2.0	1000	$15,000	$15.00	43d	1	0.60mi
15 Winter Way #4 Lincoln, NH	3.0	2.5	1443	$18,000	$12.47	43d	1	0.86mi

HOA detail

• Monthly dues: $87 · $1,044/yr
• Likely covers: poolgym

Listing history 11 events

1. 2026-06-18
   days on market $27,900 Active 13 DOM
2. 2026-06-17
   days on market $27,900 Active 12 DOM
3. 2026-06-16
   days on market $27,900 Active 11 DOM
4. 2026-06-15
   days on market $27,900 Active 10 DOM
5. 2026-06-13
   days on market $27,900 Active 8 DOM
6. 2026-06-12
   days on market $27,900 Active 7 DOM
7. 2026-06-09
   days on market $27,900 Active 4 DOM
8. 2026-06-08
   days on market $27,900 Active 3 DOM
9. 2026-06-07
   days on market $27,900 Active 2 DOM
10. 2026-06-07
    remarks 699-char remark
11. 2026-06-07
    listed $27,900 Active 1 DOM

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 4/10 Moderate FEMA zone X (unshaded) · 24% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 3/10 Moderate 8 d/yr ≥86°F today · 18 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 4% chance of damaging wind over 30 yrs
• 🫁 Air quality 1/10 Low 0 unhealthy d/yr today · 0 by 30 yrs out

Taxation est. · year 1

• Rental income: $193,911
• − Mortgage interest: −$1,563
• − Property taxes: −$418
• − Insurance: −$140
• − Repairs & maintenance: −$15,513
• − Management: −$15,513
• − HOA: −$1,044
• − Depreciation: −$812
• Taxable income: $158,909
• Est. tax owed @ 24.0%: −$38,138
• After-tax cash flow: $111,694/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

-20.1% since first listed

11 events — show timeline

• 2026-06-05 Listed $27,900 PrimeMLS
• 2024-03-21 Sold (MLS) $14,500 PrimeMLS
• 2024-02-24 Contingent — PrimeMLS
• 2024-01-18 Price Changed $14,900 PrimeMLS
• 2023-12-11 Price Changed $19,900 PrimeMLS
• 2023-12-11 Relisted — PrimeMLS
• 2023-12-01 Delisted — PrimeMLS
• 2023-07-21 Listed $24,900 PrimeMLS
• 2022-10-28 Sold (MLS) $33,000 PrimeMLS
• 2022-10-01 Pending — PrimeMLS
• 2022-09-28 Listed $34,900 PrimeMLS