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

$35,000

1 bd · 2.5 ba · 657 sqft · Condo public records · 45 Days on market

Built 1987 $53/sqft · 8% above area Est $35k · at est. $738/mo HOA · 35% of rent ↓ 22% 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 +7.0/15.0
• 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

Slopeside @ Loon Mountain. Enjoy all four seasons in your top floor Pemi. River & MT-view suite one week a month as a quarter-share owner with a lifetime Warranty Deed. Enjoy being right @ the slopes for all the action and natural beauty of the White Mountains. The Mountain Club offers indoor and outdoor pools, public co-Ed Jacuzzi on the ski slopes and private men's & women's Jacuzzis, cardiovascular room, weight room, racquetball and more with full day-spa amenities too. There's also two restaurants on site, underground parking and an arcade for the children. Once you park your car, you're all set for family fun! Trade your ownership worldwide or rent if you can't use your time. The Mountain Club on Loon can't be beat for the location OR price. Come Play and Stay ~ Sorry no pets and no smoking allowed @The Club. ..

Key facts

• $738 HOA
• Garage
• Community pool

Property features AI

Finance

• Other: Condo name: Mountain Club
• Financial info: Timeshare/fractional ownership: Yes (weeks); Timeshare amount: 13 weeks
• HOA & community: Condo fees applicable; Monthly condo fee approximately $545.30; Quarterly fee approximately $580 (special assessments); Condo amenities include building maintenance, exercise facility, elevator, hot tub, indoor pool, in-ground pool, sauna, locker rooms, coin laundry, master insurance, landscaping, snow removal, trash removal and recreation; Fee covers cable, cooling, electric, heat, hot water, landscaping, plowing, recreation, trash and internet

Exterior

• Parking: One-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Cable available; LP/Bottle gas; Underground utilities; Fixed wireless internet
• Home design: Garden-style building; Condominium unit 1161B; Located in Mountain Club development
• Construction: Built in 1987; Wood siding; Asphalt shingle roof
• Exterior features: Landscaped grounds; Mountain views; Ski area access; Ski trailside; Scenic view

Interior

• Bathrooms: Two full bathrooms
• Heating & cooling: Baseboard heating; Wall AC units
• Interior features: Two rooms

What this means for you Summary

Snapshot

• This is a 1-bed/2.5-bath condo listed at $35k.

Deal economics

• At list price, monthly cash flow is $725 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $35k).
• Recommended offer: $34k (3.0% below list) — sets the bar for market timing.
• Cap rate 31.2% 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 $1k of equity ($242 loan paydown + $768 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 $10k cash investment doubles in ~2 years — after that, you're playing with house money.

Negotiation context

• It's been on market 45 days — a 3% lower offer ($34k) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts since 3y 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.

Risks & watch-outs

• Watch-outs: HOA is 35% of rent.

Recommended offer $33,950 (3.0% below list)

Questions for the listing agent

1. It's been on market 45 days. Have you received any prior offers? Is the seller open to a 3% 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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. 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?
6. 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.
7. 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.
8. 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: 6.07% ✓
• Cap rate: 31.16%
• Cash-on-cash: 88.79%
• DSCR: 4.95
• GRM: 1.4

CMA / ARV

• ARV (median comp): $34,643
• List price: $35,000
• Delta: 1.03%
• Verdict: FAIR
• Comps: 18 within 1.0 mi

Projected returns pro-forma

2.19% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 93.0%
• Equity multiple: 6.04×
• Total profit: $49,403
• Equity at exit: $14,177

10-year hold

• IRR: 93.1%
• Equity multiple: 12.60×
• Total profit: $113,681
• Equity at exit: $20,704

Cash invested: $9,800 (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: 1.4×

Monthly cashflow live

• Estimated rent: $2,124 medium
• Mortgage (P&I): −$184
• Tax from tax record: −$17 /mo · $203/yr
• Insurance: −$15
• HOA: −$738
• Vacancy / Maint / Mgmt: −$446
• Net cashflow: $725

Break-even live

Break-even rent $1,206

Max offer price $35,000

Occupancy floor 61%

Sensitivity live

Price	-10% $745	-5% $735	+0% $725	+5% $715	+10% $705
Rent	-10% $557	-5% $641	+0% $725	+5% $809	+10% $893
Rate	-1.0pp $743	-0.5pp $734	base $725	+0.5pp $716	+1.0pp $707

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: $8,750
• Closing costs: $1,050
• 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 20 events

1. 2026-06-21
   days on market $35,000 Active 45 DOM
2. 2026-06-18
   days on market $35,000 Active 43 DOM
3. 2026-06-17
   days on market $35,000 Active 42 DOM
4. 2026-06-16
   days on market $35,000 Active 41 DOM
5. 2026-06-15
   days on market $35,000 Active 40 DOM
6. 2026-06-13
   days on market $35,000 Active 38 DOM
7. 2026-06-12
   days on market $35,000 Active 37 DOM
8. 2026-06-09
   days on market $35,000 Active 34 DOM
9. 2026-06-08
   days on market $35,000 Active 33 DOM
10. 2026-06-07
    days on market $35,000 Active 32 DOM
11. 2026-06-07
    days on market $35,000 Active 31 DOM
12. 2026-06-04
    days on market $35,000 Active 28 DOM
13. 2026-06-02
    days on market $35,000 Active 27 DOM
14. 2026-06-01
    days on market $35,000 Active 26 DOM
15. 2026-05-31
    days on market $35,000 Active 25 DOM
16. 2026-05-06
    listed $35,000 Active 1233-char remark
17. 2023-09-01
    soldstatus $43,000 Closed 841-char remark

    Show marketing remark (841 chars)

    Slopeside @ Loon Mountain. Enjoy all four seasons in your top floor Pemi. River & MT-view suite one week a month as a quarter-share owner with a lifetime Warranty Deed. Enjoy being right @ the slopes for all the action and natural beauty of the White Mountains. The Mountain Club offers indoor and outdoor pools, public co-Ed Jacuzzi on the ski slopes and private men's & women's Jacuzzis, cardiovascular room, weight room, racquetball and more with full day-spa amenities too. There's also two restaurants on site, underground parking and an arcade for the children. Once you park your car, you're all set for family fun! Trade your ownership worldwide or rent if you can't use your time. The Mountain Club on Loon can't be beat for the location OR price. Come Play and Stay ~ Sorry no pets and no smoking allowed @The Club. ..

18. 2023-09-01
    soldstatus $43,000

    Show marketing remark (841 chars)

    Slopeside @ Loon Mountain. Enjoy all four seasons in your top floor Pemi. River & MT-view suite one week a month as a quarter-share owner with a lifetime Warranty Deed. Enjoy being right @ the slopes for all the action and natural beauty of the White Mountains. The Mountain Club offers indoor and outdoor pools, public co-Ed Jacuzzi on the ski slopes and private men's & women's Jacuzzis, cardiovascular room, weight room, racquetball and more with full day-spa amenities too. There's also two restaurants on site, underground parking and an arcade for the children. Once you park your car, you're all set for family fun! Trade your ownership worldwide or rent if you can't use your time. The Mountain Club on Loon can't be beat for the location OR price. Come Play and Stay ~ Sorry no pets and no smoking allowed @The Club. ..

19. 2023-08-15
    status Pending 841-char remark

    Show marketing remark (841 chars)

    Slopeside @ Loon Mountain. Enjoy all four seasons in your top floor Pemi. River & MT-view suite one week a month as a quarter-share owner with a lifetime Warranty Deed. Enjoy being right @ the slopes for all the action and natural beauty of the White Mountains. The Mountain Club offers indoor and outdoor pools, public co-Ed Jacuzzi on the ski slopes and private men's & women's Jacuzzis, cardiovascular room, weight room, racquetball and more with full day-spa amenities too. There's also two restaurants on site, underground parking and an arcade for the children. Once you park your car, you're all set for family fun! Trade your ownership worldwide or rent if you can't use your time. The Mountain Club on Loon can't be beat for the location OR price. Come Play and Stay ~ Sorry no pets and no smoking allowed @The Club. ..

20. 2023-08-09
    listed $45,000 Active 841-char remark

    Show marketing remark (841 chars)

    Slopeside @ Loon Mountain. Enjoy all four seasons in your top floor Pemi. River & MT-view suite one week a month as a quarter-share owner with a lifetime Warranty Deed. Enjoy being right @ the slopes for all the action and natural beauty of the White Mountains. The Mountain Club offers indoor and outdoor pools, public co-Ed Jacuzzi on the ski slopes and private men's & women's Jacuzzis, cardiovascular room, weight room, racquetball and more with full day-spa amenities too. There's also two restaurants on site, underground parking and an arcade for the children. Once you park your car, you're all set for family fun! Trade your ownership worldwide or rent if you can't use your time. The Mountain Club on Loon can't be beat for the location OR price. Come Play and Stay ~ Sorry no pets and no smoking allowed @The Club. ..

ⓘ 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: $483 · $40/mo
• Expected delta: +$280/yr (+$23/mo · 137.9%)

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

Taxation est. · year 1

• Rental income: $25,492
• − Mortgage interest: −$1,961
• − Property taxes: −$203
• − Insurance: −$175
• − Repairs & maintenance: −$2,039
• − Management: −$2,039
• − HOA: −$8,856
• − Depreciation: −$1,018
• Taxable income: $9,200
• Est. tax owed @ 24.0%: −$2,208
• After-tax cash flow: $6,494/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

-22.2% since first listed

5 events — show timeline

• 2026-05-06 Listed $35,000 PrimeMLS
• 2023-09-01 Sold (Public Records) $43,000 Public Records
• 2023-09-01 Sold (MLS) $43,000 PrimeMLS
• 2023-08-15 Pending — PrimeMLS
• 2023-08-09 Listed $45,000 PrimeMLS

Property tax history

+0.4%/yr

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