90 Loon Mountain Rd Unit 953C · Lincoln, NH 03251

$22,000

1 bd · 2.0 ba · 635 sqft · Condo public records · 2 Days on market

Built 1987 $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 +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 of Loon Resort! This lock-off quarter share condo at Loon Mountain offers a fantastic opportunity to enjoy the slopes and all the resort amenities. Enjoy views of the mountains with the perfect location on level 9 so you can grab your skis and head out to the slopes. Great views of the Pemi River. 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 t

Key facts

• Slope-side access
• Luxury spa
• Ski-in/ski-out

Tags

• SKI-IN/SKI-OUT
• VIEWS OF THE MOUNTAINS
• SLOPE-SIDE ACCESS
• INDOOR AND OUTDOOR POOL
• FULL-SERVICE RESTAURANT
• LUXURY SPA

Property features AI

Finance

• Other: Paved public road frontage; Association documents available
• Financial info: Timeshare/fractional ownership (weeks): 13 weeks
• HOA & community: Condo fees apply; Monthly condo fee approximately $545.30 (includes cable, electric, heat, hot water, landscaping, recreation, trash, internet); Quarterly fee approximately $580 (may include special assessments)

Exterior

• Parking: 1-car garage
• Utilities: Public water; Public sewer; Circuit breaker electrical service; Fixed wireless internet available; Cable available; Underground utilities
• Home design: Garden-style unit; Part of Mountain Club condominium; Unit 953C; Built in 1987
• Construction: Wood frame construction; Wood exterior; Asphalt shingle roof
• Exterior features: Landscaped grounds; Ski area and ski trailside access; Walking trails; Mountain views

Interior

• Kitchen: Dishwasher; Microwave; Electric range; Refrigerator
• Bedrooms: 2 bedrooms
• Flooring: Carpet; Ceramic tile
• Bathrooms: 2 full bathrooms
• Heating & cooling: Propane heating; Baseboard heating; Wall AC units
• Interior features: Two rooms total; No basement
• Laundry & utility: Water heater (off boiler)

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $22k.

Deal economics

• At list price, monthly cash flow is $761 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $22k).
• Cap rate 47.8% 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-, 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 $635 of equity ($152 loan paydown + $483 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

• Only 2 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $22,000

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: 9.44% ✓
• Cap rate: 47.81%
• Cash-on-cash: 148.28%
• DSCR: 7.60
• GRM: 0.9

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: 9.23×
• Total profit: $50,686
• Equity at exit: $8,911

10-year hold

• IRR: —
• Equity multiple: 19.56×
• Total profit: $114,342
• Equity at exit: $13,014

Cash invested: $6,160 (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: 0.9×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$115
• Tax from tax record: −$17 /mo · $202/yr
• Insurance: −$9
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $761

Break-even live

Break-even rent $1,113

Max offer price $22,000

Occupancy floor 58%

Sensitivity live

Price	-10% $774	-5% $767	+0% $761	+5% $755	+10% $749
Rent	-10% $597	-5% $679	+0% $761	+5% $843	+10% $925
Rate	-1.0pp $772	-0.5pp $767	base $761	+0.5pp $755	+1.0pp $750

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: $5,500
• Closing costs: $660
• 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 1 events

1. 2026-05-21
   listed $22,000 Active

ⓘ 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: $341 · $28/mo
• Expected delta: +$139/yr (+$12/mo · 68.7%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$1,232
• − Property taxes: −$202
• − Insurance: −$110
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$640
• Taxable income: $9,892
• Est. tax owed @ 24.0%: −$2,374
• After-tax cash flow: $6,760/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

• 2026-05-21 Listed $22,000 PrimeMLS

Property tax history

-5.7%/yr

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