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

$29,000

1 bd · 2.0 ba · 635 sqft · Condo public records · 437 Days on market

Built 1987 $46/sqft · 5% below area Est $35k · 16% under $738/mo HOA · 36% of rent ↓ 17% 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 +14.8/15.0
• 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

Enjoy Loon Mountain slopeside living @ its finest in this quarter-share condo. suite with ski slope views and skiing, summer mountain biking and non stop year-round family fun for all. Enjoy the convenience of the on-site underground garage where you can park out of the weather and walk right into your hallway, two on-site restaurants, full health & day-spa amenities, plus all the fun of Loon and the White Mts. year round. You can rent your suite through the on-site front desk rental service when you aren't able to be here, or privately trade your ownership here worldwide with "like for like" accommodations through RCI or II. A truly versatile ownership opportunity. You're going to LOVE it here ~ Please call ahead to preview as rentals are abundant.

Key facts

• Day spa amenities
• Slopeside views
• Full health spa

Tags

• SLOPESIDE VIEWS
• ON-SITE UNDERGROUND GARAGE
• TWO ON-SITE RESTAURANTS
• FULL HEALTH SPA
• DAY SPA AMENITIES
• MOUNTAIN AND RIVER VIEWS

What this means for you Summary

Snapshot

• This is a 1-bed/2.0-bath condo listed at $29k.

Deal economics

• At list price, monthly cash flow is $724 ($9k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $29k).
• Recommended offer: $26k (12.0% below list) — sets the bar for market timing.
• Cap rate 36.3% 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 $837 of equity ($200 loan paydown + $637 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 $8k cash investment doubles in ~1 year — after that, you're playing with house money.

Negotiation context

• It's been on market 437 days — a 12% lower offer ($26k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Watch-outs: HOA is 36% of rent.

Recommended offer $25,520 (12.0% below list)

Questions for the listing agent

1. It's been on market 437 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: 7.16% ✓
• Cap rate: 36.26%
• Cash-on-cash: 107.03%
• DSCR: 5.76
• GRM: 1.2

CMA / ARV

• ARV (median comp): $34,643
• List price: $29,000
• Delta: -16.29%
• 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: 7.02×
• Total profit: $48,875
• Equity at exit: $11,746

10-year hold

• IRR: —
• Equity multiple: 14.74×
• Total profit: $111,562
• Equity at exit: $17,155

Cash invested: $8,120 (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: 1.2×

Monthly cashflow live

• Estimated rent: $2,077 medium
• Mortgage (P&I): −$152
• Tax from tax record: −$14 /mo · $170/yr
• Insurance: −$12
• HOA: −$738
• Vacancy / Maint / Mgmt: −$436
• Net cashflow: $724

Break-even live

Break-even rent $1,160

Max offer price $29,000

Occupancy floor 60%

Sensitivity live

Price	-10% $741	-5% $732	+0% $724	+5% $716	+10% $708
Rent	-10% $560	-5% $642	+0% $724	+5% $806	+10% $888
Rate	-1.0pp $739	-0.5pp $732	base $724	+0.5pp $717	+1.0pp $709

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: $7,250
• Closing costs: $870
• 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 18 events

1. 2026-06-21
   days on market $29,000 Active 437 DOM
2. 2026-06-18
   days on market $29,000 Active 435 DOM
3. 2026-06-17
   days on market $29,000 Active 434 DOM
4. 2026-06-16
   days on market $29,000 Active 433 DOM
5. 2026-06-15
   days on market $29,000 Active 432 DOM
6. 2026-06-13
   days on market $29,000 Active 430 DOM
7. 2026-06-12
   days on market $29,000 Active 429 DOM
8. 2026-06-09
   days on market $29,000 Active 426 DOM
9. 2026-06-08
   days on market $29,000 Active 425 DOM
10. 2026-06-07
    days on market $29,000 Active 424 DOM
11. 2026-06-07
    days on market $29,000 Active 423 DOM
12. 2026-06-04
    days on market $29,000 Active 420 DOM
13. 2026-06-02
    days on market $29,000 Active 419 DOM
14. 2026-06-01
    days on market $29,000 Active 418 DOM
15. 2026-05-31
    days on market $29,000 Active 417 DOM
16. 2026-02-25
    price $29,000 775-char remark

    Show marketing remark (775 chars)

    Enjoy Loon Mountain slopeside living @ its finest in this quarter-share condo. suite with ski slope views and skiing, summer mountain biking and non stop year-round family fun for all. Enjoy the convenience of the on-site underground garage where you can park out of the weather and walk right into your hallway, two on-site restaurants, full health & day-spa amenities, plus all the fun of Loon and the White Mts. year round. You can rent your suite through the on-site front desk rental service when you aren't able to be here, or privately trade your ownership here worldwide with "like for like" accommodations through RCI or II. A truly versatile ownership opportunity. You're going to LOVE it here ~ Please call ahead to preview as rentals are abundant.

17. 2025-11-13
    price $32,000 775-char remark

    Show marketing remark (775 chars)

    Enjoy Loon Mountain slopeside living @ its finest in this quarter-share condo. suite with ski slope views and skiing, summer mountain biking and non stop year-round family fun for all. Enjoy the convenience of the on-site underground garage where you can park out of the weather and walk right into your hallway, two on-site restaurants, full health & day-spa amenities, plus all the fun of Loon and the White Mts. year round. You can rent your suite through the on-site front desk rental service when you aren't able to be here, or privately trade your ownership here worldwide with "like for like" accommodations through RCI or II. A truly versatile ownership opportunity. You're going to LOVE it here ~ Please call ahead to preview as rentals are abundant.

18. 2025-04-09
    listed $35,000 Active 775-char remark

    Show marketing remark (775 chars)

    Enjoy Loon Mountain slopeside living @ its finest in this quarter-share condo. suite with ski slope views and skiing, summer mountain biking and non stop year-round family fun for all. Enjoy the convenience of the on-site underground garage where you can park out of the weather and walk right into your hallway, two on-site restaurants, full health & day-spa amenities, plus all the fun of Loon and the White Mts. year round. You can rent your suite through the on-site front desk rental service when you aren't able to be here, or privately trade your ownership here worldwide with "like for like" accommodations through RCI or II. A truly versatile ownership opportunity. You're going to LOVE it here ~ Please call ahead to preview as rentals are abundant.

ⓘ 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: $401 · $33/mo
• Expected delta: +$231/yr (+$19/mo · 135.9%)

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

Taxation est. · year 1

• Rental income: $24,920
• − Mortgage interest: −$1,624
• − Property taxes: −$170
• − Insurance: −$145
• − Repairs & maintenance: −$1,994
• − Management: −$1,994
• − HOA: −$8,856
• − Depreciation: −$844
• Taxable income: $9,294
• Est. tax owed @ 24.0%: −$2,230
• After-tax cash flow: $6,460/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

-17.1% since first listed

3 events — show timeline

• 2026-02-25 Price Changed $29,000 PrimeMLS
• 2025-11-13 Price Changed $32,000 PrimeMLS
• 2025-04-09 Listed $35,000 PrimeMLS

Property tax history

-7.7%/yr

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