90 Loon Mt. Rd Unit 1041C · Lincoln, NH 03251

$21,000

1 bd · 2.0 ba · 635 sqft · Condo public records · 144 Days on market

Built 1987 $33/sqft · 31% below area Est $35k · 39% under $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 +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

It's your chance to own a coveted Pemi-River facing suite in the Slopeside quarter share within the newly remodeled Mountain Club on Loon. The living/dining room space offers plenty of space for all including a Queen-size Murphy bed and a full-sized too. This freshly remodeled suite sleeps six easily and is uniquely situated in the building to afford walking to dining and the health spa without an elevator. This suite has a covered deck and 2 full baths. The primary ensuite has a private bath. The Mtn. Club has a million-dollar health club and day spa amenities, two on-site restaurants, a new snack shack, a full family arcade everyone loves, underground parking, slopeside Loon access and ski slope views. Ownership affords worry-free convenience, versatility, affordability and year-round family fun for all ~ Call ahead to preview, rentals are prevalent. Not to mention, you can rent your suite if you're not able to use your one week every fourth week of ownership year-round OR trade it by joining RCI or II for worldwide adventures! The only slopeside condominium suite hotel on Loon that's an owner owned & managed association. Sq. ft. per builder specs, Buyers/Agents to do own due diligence.

Key facts

• Covered deck
• Day spa amenities
• Private bath

Tags

• PEMI-RIVER FACING SUITE
• NEWLY REMODELED MOUNTAIN CLUB
• COVERED DECK
• PRIVATE BATH
• MILLION-DOLLAR HEALTH CLUB
• DAY SPA AMENITIES

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $21k.

Deal economics

• At list price, monthly cash flow is $767 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $21k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 50.1% vs local median 5.9% 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: 115 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 $606 of equity ($145 loan paydown + $461 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 $6k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 144 days — a 12% lower offer ($18k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $18,480 (12.0% below list)

Questions for the listing agent

1. It's been on market 144 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: 9.89% ✓
• Cap rate: 50.11%
• Cash-on-cash: 156.50%
• DSCR: 7.96
• GRM: 0.8

CMA / ARV

• ARV (median comp): $34,628
• List price: $21,000
• Delta: -39.35%
• 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: 9.67×
• Total profit: $50,969
• Equity at exit: $8,506

10-year hold

• IRR: —
• Equity multiple: 20.52×
• Total profit: $114,790
• Equity at exit: $12,422

Cash invested: $5,880 (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: 0.8×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$110
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$9
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $767

Break-even live

Break-even rent $1,106

Max offer price $21,000

Occupancy floor 58%

Sensitivity live

Price	-10% $779	-5% $773	+0% $767	+5% $761	+10% $755
Rent	-10% $603	-5% $685	+0% $767	+5% $849	+10% $931
Rate	-1.0pp $777	-0.5pp $772	base $767	+0.5pp $761	+1.0pp $756

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: $5,250
• Closing costs: $630
• 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 16 events

1. 2026-06-21
   days on market $21,000 Active 144 DOM
2. 2026-06-18
   days on market $21,000 Active 142 DOM
3. 2026-06-17
   days on market $21,000 Active 141 DOM
4. 2026-06-16
   days on market $21,000 Active 140 DOM
5. 2026-06-15
   days on market $21,000 Active 139 DOM
6. 2026-06-13
   days on market $21,000 Active 137 DOM
7. 2026-06-12
   days on market $21,000 Active 136 DOM
8. 2026-06-09
   days on market $21,000 Active 133 DOM
9. 2026-06-08
   days on market $21,000 Active 132 DOM
10. 2026-06-07
    days on market $21,000 Active 131 DOM
11. 2026-06-07
    days on market $21,000 Active 130 DOM
12. 2026-06-04
    days on market $21,000 Active 127 DOM
13. 2026-06-02
    days on market $21,000 Active 126 DOM
14. 2026-06-01
    days on market $21,000 Active 125 DOM
15. 2026-05-31
    days on market $21,000 Active 124 DOM
16. 2026-01-27
    listed $21,000 Active 1213-char remark

    Show marketing remark (1213 chars)

    It's your chance to own a coveted Pemi-River facing suite in the Slopeside quarter share within the newly remodeled Mountain Club on Loon. The living/dining room space offers plenty of space for all including a Queen-size Murphy bed and a full-sized too. This freshly remodeled suite sleeps six easily and is uniquely situated in the building to afford walking to dining and the health spa without an elevator. This suite has a covered deck and 2 full baths. The primary ensuite has a private bath. The Mtn. Club has a million-dollar health club and day spa amenities, two on-site restaurants, a new snack shack, a full family arcade everyone loves, underground parking, slopeside Loon access and ski slope views. Ownership affords worry-free convenience, versatility, affordability and year-round family fun for all ~ Call ahead to preview, rentals are prevalent. Not to mention, you can rent your suite if you're not able to use your one week every fourth week of ownership year-round OR trade it by joining RCI or II for worldwide adventures! The only slopeside condominium suite hotel on Loon that's an owner owned & managed association. Sq. ft. per builder specs, Buyers/Agents to do own due diligence.

ⓘ 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: $202 · $17/mo
• Projected year-2 tax: $330 · $27/mo
• Expected delta: +$128/yr (+$11/mo · 63.3%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$1,176
• − Property taxes: −$202
• − Insurance: −$105
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$611
• Taxable income: $9,982
• Est. tax owed @ 24.0%: −$2,396
• After-tax cash flow: $6,806/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

1 event — show timeline

• 2026-01-27 Listed $21,000 PrimeMLS

Property tax history

-5.7%/yr

Latest (2022): $202 · +0.5% YoY. Source: county tax records.