90 Loon Mountain Rd Unit 858B · Lincoln, NH 03251

$25,000

1 bd · 2.0 ba · 635 sqft · Condo public records · 215 Days on market

Built 1987 $39/sqft · 18% below area Est $35k · 28% under $738/mo HOA · 36% of rent ↓ 44% 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 +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

Ski-In/Ski-Out Condo at Mountain Club of Loon Resort! This lock-off slope side quarter share condo at Loon Mountain offers a fantastic opportunity to enjoy the slopes and all the resort amenities. With stunning views of the mountain's ski slopes, the unit is divided into two sides for versatile living options. The club side features a king-sized bed, full bath, and deck, while the studio side includes a kitchen, dining area, living room with two Murphy beds, and another full bath. Owners have 13 weeks per year to use the condo, with the option to rent it out through the front desk, or exchange it at thousands of resorts worldwide through companies like RCI Exchange or Interval International. The resort has everything you need: slope-side access to Loon Mountain's ski slopes, an indoor and outdoor pool, jacuzzi, full-service restaurant and bar, luxury spa, and health club. Utilities, maintenance, insurance, furniture, and appliances are all included in the condo dues. Plus, owners receive discounts at the restaurants and the Viaggio day spa, making it easy to enjoy everything the resort offers. If you're seeking a hassle-free getaway without the winter traffic, this is the perfect place!

Key facts

• Slope side
• Jacuzzi
• Luxury spa

Tags

• SKI-IN/SKI-OUT
• SLOPE SIDE
• INDOOR AND OUTDOOR POOL
• JACUZZI
• FULL-SERVICE RESTAURANT
• LUXURY SPA

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $25k.

Deal economics

• At list price, monthly cash flow is $747 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $25k).
• Recommended offer: $22k (12.0% below list) — sets the bar for market timing.
• Cap rate 42.1% 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 $722 of equity ($173 loan paydown + $549 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 $7k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 215 days — a 12% lower offer ($22k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 4y ago; this cycle's ask has dropped $8k (24%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $22,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 215 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: 8.31% ✓
• Cap rate: 42.14%
• Cash-on-cash: 128.03%
• DSCR: 6.70
• GRM: 1.0

CMA / ARV

• ARV (median comp): $34,628
• List price: $25,000
• Delta: -27.80%
• 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: 8.14×
• Total profit: $50,006
• Equity at exit: $10,126

10-year hold

• IRR: —
• Equity multiple: 17.19×
• Total profit: $113,356
• Equity at exit: $14,788

Cash invested: $7,000 (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: 1.0×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$131
• Tax from tax record: −$14 /mo · $170/yr
• Insurance: −$10
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $747

Break-even live

Break-even rent $1,131

Max offer price $25,000

Occupancy floor 59%

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: $6,250
• Closing costs: $750
• Reserves months: —
• Total cash needed: —

HOA detail condo

• Monthly dues: $738 · $8,856/yr
• Likely covers: pool
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 21 events

1. 2026-06-18
   days on market $25,000 Active 215 DOM
2. 2026-06-17
   days on market $25,000 Active 214 DOM
3. 2026-06-16
   days on market $25,000 Active 213 DOM
4. 2026-06-15
   days on market $25,000 Active 212 DOM
5. 2026-06-13
   days on market $25,000 Active 210 DOM
6. 2026-06-12
   days on market $25,000 Active 209 DOM
7. 2026-06-09
   days on market $25,000 Active 206 DOM
8. 2026-06-08
   days on market $25,000 Active 205 DOM
9. 2026-06-07
   days on market $25,000 Active 204 DOM
10. 2026-06-07
    days on market $25,000 Active 203 DOM
11. 2026-06-04
    days on market $25,000 Active 200 DOM
12. 2026-06-02
    days on market $25,000 Active 199 DOM
13. 2026-06-01
    days on market $25,000 Active 198 DOM
14. 2026-05-31
    days on market $25,000 Active 197 DOM
15. 2026-03-14
    price $25,000 1206-char remark

    Show marketing remark (1206 chars)

    Ski-In/Ski-Out Condo at Mountain Club of Loon Resort! This lock-off slope side quarter share condo at Loon Mountain offers a fantastic opportunity to enjoy the slopes and all the resort amenities. With stunning views of the mountain's ski slopes, the unit is divided into two sides for versatile living options. The club side features a king-sized bed, full bath, and deck, while the studio side includes a kitchen, dining area, living room with two Murphy beds, and another full bath. Owners have 13 weeks per year to use the condo, with the option to rent it out through the front desk, or exchange it at thousands of resorts worldwide through companies like RCI Exchange or Interval International. The resort has everything you need: slope-side access to Loon Mountain's ski slopes, an indoor and outdoor pool, jacuzzi, full-service restaurant and bar, luxury spa, and health club. Utilities, maintenance, insurance, furniture, and appliances are all included in the condo dues. Plus, owners receive discounts at the restaurants and the Viaggio day spa, making it easy to enjoy everything the resort offers. If you're seeking a hassle-free getaway without the winter traffic, this is the perfect place!

16. 2026-03-13
    price $29,900 1206-char remark

    Show marketing remark (1206 chars)

    Ski-In/Ski-Out Condo at Mountain Club of Loon Resort! This lock-off slope side quarter share condo at Loon Mountain offers a fantastic opportunity to enjoy the slopes and all the resort amenities. With stunning views of the mountain's ski slopes, the unit is divided into two sides for versatile living options. The club side features a king-sized bed, full bath, and deck, while the studio side includes a kitchen, dining area, living room with two Murphy beds, and another full bath. Owners have 13 weeks per year to use the condo, with the option to rent it out through the front desk, or exchange it at thousands of resorts worldwide through companies like RCI Exchange or Interval International. The resort has everything you need: slope-side access to Loon Mountain's ski slopes, an indoor and outdoor pool, jacuzzi, full-service restaurant and bar, luxury spa, and health club. Utilities, maintenance, insurance, furniture, and appliances are all included in the condo dues. Plus, owners receive discounts at the restaurants and the Viaggio day spa, making it easy to enjoy everything the resort offers. If you're seeking a hassle-free getaway without the winter traffic, this is the perfect place!

17. 2025-11-15
    listed $33,000 Active 1206-char remark

    Show marketing remark (1206 chars)

    Ski-In/Ski-Out Condo at Mountain Club of Loon Resort! This lock-off slope side quarter share condo at Loon Mountain offers a fantastic opportunity to enjoy the slopes and all the resort amenities. With stunning views of the mountain's ski slopes, the unit is divided into two sides for versatile living options. The club side features a king-sized bed, full bath, and deck, while the studio side includes a kitchen, dining area, living room with two Murphy beds, and another full bath. Owners have 13 weeks per year to use the condo, with the option to rent it out through the front desk, or exchange it at thousands of resorts worldwide through companies like RCI Exchange or Interval International. The resort has everything you need: slope-side access to Loon Mountain's ski slopes, an indoor and outdoor pool, jacuzzi, full-service restaurant and bar, luxury spa, and health club. Utilities, maintenance, insurance, furniture, and appliances are all included in the condo dues. Plus, owners receive discounts at the restaurants and the Viaggio day spa, making it easy to enjoy everything the resort offers. If you're seeking a hassle-free getaway without the winter traffic, this is the perfect place!

18. 2023-07-07
    soldstatus $43,000 Closed 722-char remark

    Show marketing remark (722 chars)

    Come enjoy the best quarter share condominium Loon Mt. has to offer at the base of the ski slopes for luxury and convenience in a remodeled suite with additional remodeling all included in dues. Spoil yourself with 2 onsite restaurants, the valleys premiere health & day spa with massage therapy and more. All suites formerly upgraded with Granite counter tops, tiled wet areas, new carpeting, paint, furnishings, sliders, flat screen TVs, are now being upgraded again throughout! So much luxury and fun for so little $$. Trade ownership here worldwide for a lifetime of new experiences OR rent your suite to help carry the HOA dues. You're going to LOVE it here~ * * Call ahead to preview rentals here abound * *

19. 2023-07-07
    soldstatus $43,000

    Show marketing remark (722 chars)

    Come enjoy the best quarter share condominium Loon Mt. has to offer at the base of the ski slopes for luxury and convenience in a remodeled suite with additional remodeling all included in dues. Spoil yourself with 2 onsite restaurants, the valleys premiere health & day spa with massage therapy and more. All suites formerly upgraded with Granite counter tops, tiled wet areas, new carpeting, paint, furnishings, sliders, flat screen TVs, are now being upgraded again throughout! So much luxury and fun for so little $$. Trade ownership here worldwide for a lifetime of new experiences OR rent your suite to help carry the HOA dues. You're going to LOVE it here~ * * Call ahead to preview rentals here abound * *

20. 2023-06-14
    status Pending 722-char remark

    Show marketing remark (722 chars)

    Come enjoy the best quarter share condominium Loon Mt. has to offer at the base of the ski slopes for luxury and convenience in a remodeled suite with additional remodeling all included in dues. Spoil yourself with 2 onsite restaurants, the valleys premiere health & day spa with massage therapy and more. All suites formerly upgraded with Granite counter tops, tiled wet areas, new carpeting, paint, furnishings, sliders, flat screen TVs, are now being upgraded again throughout! So much luxury and fun for so little $$. Trade ownership here worldwide for a lifetime of new experiences OR rent your suite to help carry the HOA dues. You're going to LOVE it here~ * * Call ahead to preview rentals here abound * *

21. 2022-06-03
    listed $45,000 Active 722-char remark

    Show marketing remark (722 chars)

    Come enjoy the best quarter share condominium Loon Mt. has to offer at the base of the ski slopes for luxury and convenience in a remodeled suite with additional remodeling all included in dues. Spoil yourself with 2 onsite restaurants, the valleys premiere health & day spa with massage therapy and more. All suites formerly upgraded with Granite counter tops, tiled wet areas, new carpeting, paint, furnishings, sliders, flat screen TVs, are now being upgraded again throughout! So much luxury and fun for so little $$. Trade ownership here worldwide for a lifetime of new experiences OR rent your suite to help carry the HOA dues. You're going to LOVE it here~ * * Call ahead to preview rentals here abound * *

ⓘ 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: $170 · $14/mo
• Projected year-2 tax: $358 · $30/mo
• Expected delta: +$188/yr (+$16/mo · 110.3%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$1,400
• − Property taxes: −$170
• − Insurance: −$125
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$727
• Taxable income: $9,654
• Est. tax owed @ 24.0%: −$2,317
• After-tax cash flow: $6,645/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

-44.4% since first listed

7 events — show timeline

• 2026-03-14 Price Changed $25,000 PrimeMLS
• 2026-03-13 Price Changed $29,900 PrimeMLS
• 2025-11-15 Listed $33,000 PrimeMLS
• 2023-07-07 Sold (Public Records) $43,000 Public Records
• 2023-07-07 Sold (MLS) $43,000 PrimeMLS
• 2023-06-14 Pending — PrimeMLS
• 2022-06-03 Listed $45,000 PrimeMLS

Property tax history

-7.7%/yr

Latest (2022): $170 · +0.0% YoY. Source: county tax records.