90 Loon Mountain Rd Unit 1325D · Lincoln, NH 03251

$27,500

1 bd · 2.5 ba · 657 sqft · Condo public records · 335 Days on market

Built 1987 $42/sqft · 15% below area Est $35k · 21% under $738/mo HOA · 35% 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

Mountain Club on Loon – Quarter Share Ownership Enjoy a carefree lifestyle at the Mountain Club on Loon with this top-floor, 1-bedroom lock-off unit featuring cathedral ceilings and a whirlpool jetted tub. Located right at the base of Loon’s ski slopes, this property offers true slope-side convenience and year-round amenities and the Viaggio Day Spa. Ownership includes full access to the resort’s extensive on-site facilities: • Indoor & outdoor pools • Jacuzzis & sauna • Fitness center with cardio & weight rooms • On-site hair salon • Restaurants right on property With quarter-share ownership, you’ll enjoy a low-maintenance, turn-key mountain retreat with professional management, making it easy to enjoy all the area has to offer — from skiing and snowboarding in winter to hiking and exploring in summer.

Key facts

• Fitness center
• On site hair salon
• Cathedral ceilings

Tags

• TOP FLOOR UNIT
• CATHEDRAL CEILINGS
• WHIRLPOOL JETTED TUB
• INDOOR OUTDOOR POOLS
• FITNESS CENTER
• ON SITE HAIR SALON

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath condo listed at $28k.

Deal economics

• At list price, monthly cash flow is $768 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $28k).
• Recommended offer: $24k (12.0% below list) — sets the bar for market timing.
• Cap rate 39.8% 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 $794 of equity ($190 loan paydown + $604 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 335 days — a 12% lower offer ($24k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 5y 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 $20k; 38% above their basis — modest negotiation headroom, anchor on the comps not their cost.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $24,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 335 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: 7.72% ✓
• Cap rate: 39.79%
• Cash-on-cash: 119.63%
• DSCR: 6.32
• GRM: 1.1

CMA / ARV

• ARV (median comp): $34,628
• List price: $27,500
• Delta: -20.58%
• 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: 7.69×
• Total profit: $51,524
• Equity at exit: $11,139

10-year hold

• IRR: —
• Equity multiple: 16.20×
• Total profit: $117,043
• Equity at exit: $16,267

Cash invested: $7,700 (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: 1.1×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$144
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$11
• HOA: −$738
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $768

Break-even live

Break-even rent $1,153

Max offer price $27,500

Occupancy floor 59%

Sensitivity live

Price	-10% $783	-5% $775	+0% $768	+5% $760	+10% $752
Rent	-10% $600	-5% $684	+0% $768	+5% $852	+10% $935
Rate	-1.0pp $781	-0.5pp $775	base $768	+0.5pp $760	+1.0pp $753

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: $6,875
• Closing costs: $825
• 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 18 events

1. 2026-06-18
   days on market $27,500 Active 335 DOM
2. 2026-06-17
   days on market $27,500 Active 334 DOM
3. 2026-06-16
   days on market $27,500 Active 333 DOM
4. 2026-06-15
   days on market $27,500 Active 332 DOM
5. 2026-06-13
   days on market $27,500 Active 330 DOM
6. 2026-06-12
   days on market $27,500 Active 329 DOM
7. 2026-06-09
   days on market $27,500 Active 326 DOM
8. 2026-06-08
   days on market $27,500 Active 325 DOM
9. 2026-06-07
   days on market $27,500 Active 324 DOM
10. 2026-06-07
    days on market $27,500 Active 323 DOM
11. 2026-06-04
    days on market $27,500 Active 320 DOM
12. 2026-06-02
    days on market $27,500 Active 319 DOM
13. 2026-06-01
    days on market $27,500 Active 318 DOM
14. 2026-05-31
    days on market $27,500 Active 317 DOM
15. 2025-07-18
    listed $27,500 Active 887-char remark

    Show marketing remark (887 chars)

    Mountain Club on Loon – Quarter Share Ownership Enjoy a carefree lifestyle at the Mountain Club on Loon with this top-floor, 1-bedroom lock-off unit featuring cathedral ceilings and a whirlpool jetted tub. Located right at the base of Loon’s ski slopes, this property offers true slope-side convenience and year-round amenities and the Viaggio Day Spa. Ownership includes full access to the resort’s extensive on-site facilities: • Indoor & outdoor pools • Jacuzzis & sauna • Fitness center with cardio & weight rooms • On-site hair salon • Restaurants right on property With quarter-share ownership, you’ll enjoy a low-maintenance, turn-key mountain retreat with professional management, making it easy to enjoy all the area has to offer — from skiing and snowboarding in winter to hiking and exploring in summer.

16. 2021-03-15
    soldstatus $19,900 Closed 723-char remark

    Show marketing remark (723 chars)

    Here is your families opportunity to affordably own in the White Mountains!! This top floor Regency Suite is a 1 bedroom lock off that sleeps 6 people. The club side offers a king sized bed and full bath. The studio side offers kitchen, dining and living room with 2 Murphy beds, cathedral ceiling and deck. The resort offers a full restaurant and bar, slope-side access to Loon Mountain ski slopes and a luxury spa and health club right on-site. You may use all 13 weeks of your ownership or rent it thru the on-site rental desk or trade it to thousands of resorts world-wide using an exchange company. Just bring a change of clothes and you are ready to start enjoying everything that the White Mountains have to offer!

17. 2021-02-01
    status Pending 723-char remark

    Show marketing remark (723 chars)

    Here is your families opportunity to affordably own in the White Mountains!! This top floor Regency Suite is a 1 bedroom lock off that sleeps 6 people. The club side offers a king sized bed and full bath. The studio side offers kitchen, dining and living room with 2 Murphy beds, cathedral ceiling and deck. The resort offers a full restaurant and bar, slope-side access to Loon Mountain ski slopes and a luxury spa and health club right on-site. You may use all 13 weeks of your ownership or rent it thru the on-site rental desk or trade it to thousands of resorts world-wide using an exchange company. Just bring a change of clothes and you are ready to start enjoying everything that the White Mountains have to offer!

18. 2021-01-19
    listed $19,900 Active 723-char remark

    Show marketing remark (723 chars)

    Here is your families opportunity to affordably own in the White Mountains!! This top floor Regency Suite is a 1 bedroom lock off that sleeps 6 people. The club side offers a king sized bed and full bath. The studio side offers kitchen, dining and living room with 2 Murphy beds, cathedral ceiling and deck. The resort offers a full restaurant and bar, slope-side access to Loon Mountain ski slopes and a luxury spa and health club right on-site. You may use all 13 weeks of your ownership or rent it thru the on-site rental desk or trade it to thousands of resorts world-wide using an exchange company. Just bring a change of clothes and you are ready to start enjoying everything that the White Mountains have to offer!

ⓘ 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: $203 · $17/mo
• Projected year-2 tax: $401 · $33/mo
• Expected delta: +$198/yr (+$17/mo · 97.7%)

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

Taxation est. · year 1

• Rental income: $25,492
• − Mortgage interest: −$1,540
• − Property taxes: −$203
• − Insurance: −$138
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − HOA: −$8,856
• − Depreciation: −$800
• Taxable income: $9,876
• Est. tax owed @ 24.0%: −$2,370
• After-tax cash flow: $6,841/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

+38.2% since first listed

4 events — show timeline

• 2025-07-18 Listed $27,500 PrimeMLS
• 2021-03-15 Sold (MLS) $19,900 PrimeMLS
• 2021-02-01 Pending — PrimeMLS
• 2021-01-19 Listed $19,900 PrimeMLS

Property tax history

+0.4%/yr

Latest (2022): $203 · +0.5% YoY. Source: county tax records.