90 Loon Mountain Rd Unit 1161C · Lincoln, NH 03251

$21,500

1 bd · 2.5 ba · 657 sqft · Condo public records · 22 Days on market

Built 1987 $738/mo HOA · 35% of rent ↓ 38% 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

Ski-In/Ski-Out Condo at Mountain Club on Loon Resort! This 13-week fractional lock-off condo at the base of Loon Mountain offers an excellent opportunity to enjoy all four seasons in the White Mountains. Designed for flexibility, the condo is divided into two separate units. The club side features a king-sized bed and full bath. The studio side includes two Murphy beds, a kitchen, dining area, living room, deck and an additional full bath—perfect for accommodating family and guests. Enjoy breathtaking views of the Pemi River and surrounding mountains from the living areas and deck. The condo’s prime location places you just a short walk from all resort amenities, including dini

Key facts

• Ski-in/ski-out condo
• Breathtaking views
• Two separate units

Tags

• SKI-IN/SKI-OUT CONDO
• FRACTIONAL LOCK-OFF CONDO
• TWO SEPARATE UNITS
• BREATHTAKING VIEWS
• PRIME LOCATION
• SHORT WALK FROM AMENITIES

Property features AI

Finance

• HOA & community: Condo fees apply; Monthly condo fee of $545.31; Quarterly fee of $520 (special assessments); Association maintains building maintenance, landscaping, snow removal and trash removal; Community amenities include exercise facility, indoor pool, outdoor in-ground pool, hot tub, sauna, elevator, coin laundry, locker rooms, and master insurance

Exterior

• Parking: Detached 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical panel; Cable available; LP/bottled gas; Underground utilities; Fixed wireless internet
• Home design: Condo in the Mountain Club development; Unit 1161C; Garden architectural style; Existing construction; Facing unknown
• Construction: Wood siding; Shingle (asphalt) roof; Built in 1987
• Exterior features: Landscaped grounds; Mountain views; Ski area access; Ski trailside; Mountain view

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heat; Wall AC units
• Interior features: Two rooms; Garden-style unit

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath condo listed at $22k.

Deal economics

• At list price, monthly cash flow is $802 ($10k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $22k).
• Recommended offer: $21k (1.5% below list) — sets the bar for market timing.
• Cap rate 51.0% 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 $621 of equity ($149 loan paydown + $472 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 22 days — a 2% lower offer ($21k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $21,177 (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: 9.88% ✓
• Cap rate: 51.03%
• Cash-on-cash: 159.78%
• DSCR: 8.11
• GRM: 0.8

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: 9.84×
• Total profit: $53,221
• Equity at exit: $8,708

10-year hold

• IRR: —
• Equity multiple: 20.89×
• Total profit: $119,733
• Equity at exit: $12,718

Cash invested: $6,020 (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: $2,124 medium
• Mortgage (P&I): −$113
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$9
• HOA: −$738
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $802

Break-even live

Break-even rent $1,110

Max offer price $21,500

Occupancy floor 57%

Sensitivity live

Price	-10% $814	-5% $808	+0% $802	+5% $795	+10% $789
Rent	-10% $634	-5% $718	+0% $802	+5% $885	+10% $969
Rate	-1.0pp $812	-0.5pp $807	base $802	+0.5pp $796	+1.0pp $790

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: $5,375
• Closing costs: $645
• 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. 2026-06-21
   days on market $21,500 Active 22 DOM
2. 2026-06-18
   days on market $21,500 Active 20 DOM
3. 2026-06-17
   days on market $21,500 Active 19 DOM
4. 2026-06-16
   days on market $21,500 Active 18 DOM
5. 2026-06-15
   days on market $21,500 Active 17 DOM
6. 2026-06-13
   days on market $21,500 Active 15 DOM
7. 2026-06-12
   days on market $21,500 Active 14 DOM
8. 2026-06-09
   days on market $21,500 Active 11 DOM
9. 2026-06-08
   days on market $21,500 Active 10 DOM
10. 2026-06-07
    days on market $21,500 Active 9 DOM
11. 2026-06-07
    days on market $21,500 Active 8 DOM
12. 2026-06-04
    days on market $21,500 Active 5 DOM
13. 2026-06-02
    days on market $21,500 Active 4 DOM
14. 2026-06-01
    days on market $21,500 Active 3 DOM
15. 2026-05-31
    days on market $21,500 Active 2 DOM
16. 2026-05-29
    listed $21,500 Active
17. 2026-01-24
    price $24,000
18. 2025-10-31
    price $27,000
19. 2025-04-25
    price $29,900
20. 2025-02-21
    price $34,900

ⓘ 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: $336 · $28/mo
• Expected delta: +$133/yr (+$11/mo · 65.4%)

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

Taxation est. · year 1

• Rental income: $25,492
• − Mortgage interest: −$1,204
• − Property taxes: −$203
• − Insurance: −$108
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − HOA: −$8,856
• − Depreciation: −$625
• Taxable income: $10,417
• Est. tax owed @ 24.0%: −$2,500
• After-tax cash flow: $7,119/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

-38.4% since first listed

5 events — show timeline

• 2026-05-29 Listed $21,500 PrimeMLS
• 2026-01-24 Price Changed $24,000 PrimeMLS
• 2025-10-31 Price Changed $27,000 PrimeMLS
• 2025-04-25 Price Changed $29,900 PrimeMLS
• 2025-02-21 Price Changed $34,900 PrimeMLS

Property tax history

+0.4%/yr

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