90 Loon Mountain Rd Unit 1201D · Lincoln, NH 03251

$20,000

1 bd · 2.0 ba · 635 sqft · Condo public records · 194 Days on market

Built 1987 $31/sqft · 35% below area Est $35k · 42% 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

NOW's the best time to buy a quarter-share ownership condo. @ Loon Mt. Enjoy the convenience & luxury of life @ the base of the ski slopes. Enjoy one week every 4th week of ownership & usage. Spoil yourself with 2 onsite restaurants & the valley’s premiere health club & day spa. All suites remodeled with Granite counter tops & tiled wet areas, along with new sliders and flat-screen TVs. The Primary Bdrm. side has a private bath and the Studio side across the interior hallway, which you can use or rent separately, consists of a kitchen/living/dining side with two Murphy beds and it's own full bath. 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 H. O. A. dues. You’re going to LOVE it here~ Call ahead to preview, as short-term rentals are abundant.

Key facts

• Onsite restaurants
• Brook views
• Day spa

Tags

• BASE OF THE SKI SLOPES
• BROOK VIEWS
• ONSITE RESTAURANTS
• PREMIERE HEALTH CLUB
• DAY SPA
• TILED WET AREAS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $20k.

Deal economics

• At list price, monthly cash flow is $775 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $20k).
• Recommended offer: $18k (12.0% below list) — sets the bar for market timing.
• Cap rate 52.8% 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-, amenities F, commute 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.
• Zoned schools: Lin-Wood Public School (Elem) (math 52% / reading 62%, grade C+, #56 of 263 statewide, top 22%, 112 students, 35% FRL); Lin-Wood Public School (Middle) (math 44% / reading 44%, grade D, #34 of 96 statewide, top 38%, 69 students, 28% FRL); Lin-Wood Public School (High) (math 30% / reading 50%, grade F, #59 of 90 statewide, top 69%, 87 students, 18% FRL) — zoned schools at 27% FRL track the district average.
• 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 $577 of equity ($138 loan paydown + $439 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 194 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 $17,600 (12.0% below list)

Questions for the listing agent

1. It's been on market 194 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: 10.38% ✓
• Cap rate: 52.81%
• Cash-on-cash: 166.14%
• DSCR: 8.39
• GRM: 0.8

CMA / ARV

• ARV (median comp): $34,643
• List price: $20,000
• Delta: -42.27%
• 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: 10.18×
• Total profit: $51,431
• Equity at exit: $8,101

10-year hold

• IRR: —
• Equity multiple: 21.65×
• Total profit: $115,620
• Equity at exit: $11,831

Cash invested: $5,600 (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: 0.8×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$105
• Tax from tax record: −$14 /mo · $168/yr
• Insurance: −$8
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $775

Break-even live

Break-even rent $1,095

Max offer price $20,000

Occupancy floor 58%

Sensitivity live

Price	-10% $787	-5% $781	+0% $775	+5% $770	+10% $764
Rent	-10% $611	-5% $693	+0% $775	+5% $857	+10% $939
Rate	-1.0pp $785	-0.5pp $780	base $775	+0.5pp $770	+1.0pp $765

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: $5,000
• Closing costs: $600
• 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 $20,000 Active 194 DOM
2. 2026-06-21
   days on market $20,000 Active 193 DOM
3. 2026-06-18
   days on market $20,000 Active 191 DOM
4. 2026-06-17
   days on market $20,000 Active 190 DOM
5. 2026-06-16
   days on market $20,000 Active 189 DOM
6. 2026-06-15
   days on market $20,000 Active 188 DOM
7. 2026-06-13
   days on market $20,000 Active 186 DOM
8. 2026-06-12
   days on market $20,000 Active 185 DOM
9. 2026-06-09
   days on market $20,000 Active 182 DOM
10. 2026-06-08
    days on market $20,000 Active 181 DOM
11. 2026-06-07
    days on market $20,000 Active 180 DOM
12. 2026-06-07
    days on market $20,000 Active 179 DOM
13. 2026-06-04
    days on market $20,000 Active 176 DOM
14. 2026-06-02
    days on market $20,000 Active 175 DOM
15. 2026-06-01
    days on market $20,000 Active 174 DOM
16. 2026-05-31
    days on market $20,000 Active 173 DOM
17. 2026-05-09
    price $20,000 893-char remark

    Show marketing remark (893 chars)

    NOW's the best time to buy a quarter-share ownership condo. @ Loon Mt. Enjoy the convenience & luxury of life @ the base of the ski slopes. Enjoy one week every 4th week of ownership & usage. Spoil yourself with 2 onsite restaurants & the valley’s premiere health club & day spa. All suites remodeled with Granite counter tops & tiled wet areas, along with new sliders and flat-screen TVs. The Primary Bdrm. side has a private bath and the Studio side across the interior hallway, which you can use or rent separately, consists of a kitchen/living/dining side with two Murphy beds and it's own full bath. 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 H. O. A. dues. You’re going to LOVE it here~ Call ahead to preview, as short-term rentals are abundant.

18. 2025-12-09
    listed $25,000 Active 893-char remark

    Show marketing remark (893 chars)

    NOW's the best time to buy a quarter-share ownership condo. @ Loon Mt. Enjoy the convenience & luxury of life @ the base of the ski slopes. Enjoy one week every 4th week of ownership & usage. Spoil yourself with 2 onsite restaurants & the valley’s premiere health club & day spa. All suites remodeled with Granite counter tops & tiled wet areas, along with new sliders and flat-screen TVs. The Primary Bdrm. side has a private bath and the Studio side across the interior hallway, which you can use or rent separately, consists of a kitchen/living/dining side with two Murphy beds and it's own full bath. 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 H. O. A. dues. You’re going to LOVE it here~ Call ahead to preview, as short-term rentals are abundant.

19. 2025-10-09
    soldstatus $439,000
20. 2021-03-26
    soldstatus $175,000

ⓘ 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: $168 · $14/mo
• Projected year-2 tax: $302 · $25/mo
• Expected delta: +$134/yr (+$11/mo · 79.8%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$1,120
• − Property taxes: −$168
• − Insurance: −$100
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$582
• Taxable income: $10,107
• Est. tax owed @ 24.0%: −$2,426
• After-tax cash flow: $6,878/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

-88.6% since first listed

4 events — show timeline

• 2026-05-09 Price Changed $20,000 PrimeMLS
• 2025-12-09 Listed $25,000 PrimeMLS
• 2025-10-09 Sold (Public Records) $439,000 Public Records
• 2021-03-26 Sold (Public Records) $175,000 Public Records

Property tax history

-1.0%/yr

Latest (2022): $168 · +0.0% YoY. Source: county tax records.