90 Loon Mountain Rd Unit 1030D · Lincoln, NH 03251

$39,900

1 bd · 2.0 ba · 635 sqft · Condo public records · 21 Days on market

Built 1987 $738/mo HOA · 36% 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 +5.0/10.0
• 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

Here is your families chance to affordably own a slope-side 1/4 share condominium at the base of Loon Mountain in the middle of the White Mountains! Recent upgrades include windows, large flat screen TV's, bedding, flooring, fresh paint and more to come. The resort offers a full restaurant and lounge area, ski-in, ski-out to Loon Mountain, a luxury spa and health club on site and some absolutely gorgeous views! You may use, loan, rent with the on-site rental desk or trade your week to over 4000 resorts worldwide using either RCI or Interval World exchange company memberships as well.

Key facts

• Level 10
• Private deck
• Kitchen

Tags

• SKI-IN/SKI-OUT
• LOCK-OFF QUARTER SHARE
• LEVEL 10
• TWO SEPARATE LIVING SPACES
• PRIVATE DECK
• KITCHEN

Property features AI

Finance

• Other: Association documents available; Located in the Mountain Club at Loon development; Resort property
• Financial info: Timeshare/fractional ownership (weeks) — 13 weeks
• HOA & community: Condo fees (monthly and quarterly options); Condo fee covers cable, cooling, electric, heat, hot water, landscaping, plowing, recreation, trash, and internet; Additional quarterly fee may include special assessments; Association amenities include building maintenance, exercise facility, elevator, indoor heated pool, in-ground pool, hot tub, sauna, locker rooms, coin laundry, snow removal, trash removal, master insurance, landscaping

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; Cable available; Underground utilities; Fixed wireless internet
• Home design: Condominium (Mountain Club at Loon); Garden-style architecture; Existing construction; Unit/lot number 1030D; Built in 1987
• Construction: Wood frame with clapboard exterior; Asphalt shingle roof
• Exterior features: Condo development; Landscaped grounds; Mountain views; River frontage; Ski area access; Ski trailside; Scenic views; Paved driveway; Paved road frontage

Interior

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

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $40k.

Deal economics

• At list price, monthly cash flow is $658 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $40k).
• Recommended offer: $39k (1.5% below list) — sets the bar for market timing.
• Cap rate 26.1% 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 $1k of equity ($276 loan paydown + $876 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 $11k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 21 days — a 2% lower offer ($39k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 6y 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 $40k implies a 185% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $39,301 (1.5% below list)

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. 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?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. 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?
5. 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.
6. 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.
7. 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: 5.20% ✓
• Cap rate: 26.09%
• Cash-on-cash: 70.70%
• DSCR: 4.15
• GRM: 1.6

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: 75.0%
• Equity multiple: 5.07×
• Total profit: $45,520
• Equity at exit: $16,161

10-year hold

• IRR: 75.3%
• Equity multiple: 10.50×
• Total profit: $106,093
• Equity at exit: $23,602

Cash invested: $11,172 (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: 1.6×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$209
• Tax from tax record: −$18 /mo · $222/yr
• Insurance: −$17
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $658

Break-even live

Break-even rent $1,243

Max offer price $39,900

Occupancy floor 63%

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: $9,975
• Closing costs: $1,197
• 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 20 events

1. 2026-06-18
   days on market $39,900 Active 21 DOM
2. 2026-06-17
   days on market $39,900 Active 20 DOM
3. 2026-06-16
   days on market $39,900 Active 19 DOM
4. 2026-06-15
   days on market $39,900 Active 18 DOM
5. 2026-06-13
   days on market $39,900 Active 16 DOM
6. 2026-06-12
   days on market $39,900 Active 15 DOM
7. 2026-06-09
   days on market $39,900 Active 12 DOM
8. 2026-06-08
   days on market $39,900 Active 11 DOM
9. 2026-06-07
   days on market $39,900 Active 10 DOM
10. 2026-06-07
    days on market $39,900 Active 9 DOM
11. 2026-06-04
    days on market $39,900 Active 6 DOM
12. 2026-06-02
    days on market $39,900 Active 5 DOM
13. 2026-06-01
    days on market $39,900 Active 4 DOM
14. 2026-05-31
    days on market $39,900 Active 3 DOM
15. 2026-05-28
    listed $39,900 Active
16. 2020-11-13
    soldstatus $14,000 Closed 590-char remark

    Show marketing remark (590 chars)

    Here is your families chance to affordably own a slope-side 1/4 share condominium at the base of Loon Mountain in the middle of the White Mountains! Recent upgrades include windows, large flat screen TV's, bedding, flooring, fresh paint and more to come. The resort offers a full restaurant and lounge area, ski-in, ski-out to Loon Mountain, a luxury spa and health club on site and some absolutely gorgeous views! You may use, loan, rent with the on-site rental desk or trade your week to over 4000 resorts worldwide using either RCI or Interval World exchange company memberships as well.

17. 2020-10-10
    status Pending 590-char remark

    Show marketing remark (590 chars)

    Here is your families chance to affordably own a slope-side 1/4 share condominium at the base of Loon Mountain in the middle of the White Mountains! Recent upgrades include windows, large flat screen TV's, bedding, flooring, fresh paint and more to come. The resort offers a full restaurant and lounge area, ski-in, ski-out to Loon Mountain, a luxury spa and health club on site and some absolutely gorgeous views! You may use, loan, rent with the on-site rental desk or trade your week to over 4000 resorts worldwide using either RCI or Interval World exchange company memberships as well.

18. 2020-09-24
    price $16,999 590-char remark

    Show marketing remark (590 chars)

    Here is your families chance to affordably own a slope-side 1/4 share condominium at the base of Loon Mountain in the middle of the White Mountains! Recent upgrades include windows, large flat screen TV's, bedding, flooring, fresh paint and more to come. The resort offers a full restaurant and lounge area, ski-in, ski-out to Loon Mountain, a luxury spa and health club on site and some absolutely gorgeous views! You may use, loan, rent with the on-site rental desk or trade your week to over 4000 resorts worldwide using either RCI or Interval World exchange company memberships as well.

19. 2020-08-19
    price $17,999 590-char remark

    Show marketing remark (590 chars)

    Here is your families chance to affordably own a slope-side 1/4 share condominium at the base of Loon Mountain in the middle of the White Mountains! Recent upgrades include windows, large flat screen TV's, bedding, flooring, fresh paint and more to come. The resort offers a full restaurant and lounge area, ski-in, ski-out to Loon Mountain, a luxury spa and health club on site and some absolutely gorgeous views! You may use, loan, rent with the on-site rental desk or trade your week to over 4000 resorts worldwide using either RCI or Interval World exchange company memberships as well.

20. 2020-06-11
    listed $18,999 Active 590-char remark

    Show marketing remark (590 chars)

    Here is your families chance to affordably own a slope-side 1/4 share condominium at the base of Loon Mountain in the middle of the White Mountains! Recent upgrades include windows, large flat screen TV's, bedding, flooring, fresh paint and more to come. The resort offers a full restaurant and lounge area, ski-in, ski-out to Loon Mountain, a luxury spa and health club on site and some absolutely gorgeous views! You may use, loan, rent with the on-site rental desk or trade your week to over 4000 resorts worldwide using either RCI or Interval World exchange company memberships as well.

ⓘ 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: $546 · $45/mo
• Expected delta: +$324/yr (+$27/mo · 145.9%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$2,235
• − Property taxes: −$222
• − Insurance: −$200
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$1,161
• Taxable income: $8,259
• Est. tax owed @ 24.0%: −$1,982
• After-tax cash flow: $5,916/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

+110.0% since first listed

6 events — show timeline

• 2026-05-28 Listed $39,900 PrimeMLS
• 2020-11-13 Sold (MLS) $14,000 PrimeMLS
• 2020-10-10 Pending — PrimeMLS
• 2020-09-24 Price Changed $16,999 PrimeMLS
• 2020-08-19 Price Changed $17,999 PrimeMLS
• 2020-06-11 Listed $18,999 PrimeMLS

Property tax history

-4.5%/yr

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