112 Woodland Loop Unit A · Lincoln, NH 03251

$829,000

4 bd · 3.5 ba · 1,892 sqft · Condo public records · 36 Days on market

Built 2006 $438/sqft · 43% above area Est $842k · at est. $645/mo HOA · 8% 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 +16.0/30.0
• ARV discount +8.2/15.0
• Appreciation +6.1/10.0
• DSCR +4.9/10.0
• 1% rule +4.4/10.0
• Schools +3.6/10.0
• Livability +3.4/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0

Listing remarks

Experience mountain living in Forest Ridge, where comfort meets convenience just minutes from Loon Mountain. This inviting 4-bedroom, 4-bathroom home offers plenty of room for family and guests, along with the kind of outdoor space that makes life in Lincoln so enjoyable. Step out onto the expansive deck and take in the peaceful surroundings or unwind after a day of adventure by the fireplace. When winter arrives, the community shuttle to the mountain makes ski days effortless. In every season, you’ll love being close to hiking, biking, restaurants, and all the charm of the White Mountains. A wonderful opportunity to own a home that truly supports the mountain-town lifestyle.

Key facts

• Close to restaurants
• Close to hiking
• Community shuttle

Tags

• EXPANSIVE DECK
• COMMUNITY SHUTTLE
• CLOSE TO HIKING
• CLOSE TO BIKING
• CLOSE TO RESTAURANTS

Property features AI

Finance

• Other: Development name: Forest Ridge; Road frontage maintained by association
• HOA & community: Condo fees (monthly) with services including landscaping, plowing, recreation, trash and condo association administration; Monthly condo fee; One-time buy-in fee; Association amenities: clubhouse, exercise facility, common acreage, hot tub, indoor heated pool, outdoor pool, locker rooms, tennis court, snow removal, trash removal, pool heated

Exterior

• Parking: Attached garage with capacity for 1 car; Paved driveway
• Utilities: Public water; Public sewer; NH Electric Co-op power with circuit breakers; Propane fuel (Irving Energy); Cable and internet (Spectrum)
• Home design: Townhouse; Existing construction; Unit A; Built in 2006; Shingle roof
• Construction: Wood frame construction
• Exterior features: Condo development setting; Landscaped grounds; Pond on property; Near walking paths; Close to shopping; Near skiing and snowmobile trails; Porch

Interior

• Kitchen: Kitchen on main level; Range - Gas; Microwave; Exhaust hood; Dishwasher
• Bedrooms: Master bedroom on level 2; Two additional bedrooms on level 2; Basement bedroom
• Bathrooms: Three full bathrooms; One half bathroom
• Heating & cooling: Propane hot air heating; Central air conditioning
• Interior features: Finished walkout basement; 7 total rooms; Foyer; Porch
• Laundry & utility: Washer and dryer; Utility room in basement

What this means for you Summary

Snapshot

• This is a 4-bed/3.5-bath condo listed at $829k.

Deal economics

• At list price, monthly cash flow is $408 ($5k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $783k (5.6% below list).
• Recommended offer: $783k (5.6% below list) — sets the bar for 1% rule.
• Cap rate 6.9% 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-, 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) — zoned schools at 35% FRL track the district average.
• Zoned-school proficiency averages 57% at this address vs 40% district-wide (+17 pts) — the actual schools serving this property are materially stronger than the Lincoln-Woodstock School District average implies; a family-tenant draw the district grade alone would hide.
• Market conditions: 114 active listings in the ZIP; 2 comparable units currently listed for rent nearby; 487 units permitted in Grafton County in 2024 (127 in 5+ unit buildings).

Forward outlook

• In year one you build about $24k of equity ($6k loan paydown + $18k 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 $232k cash investment doubles in ~7 years — after that, you're playing with house money.
• By year 3, paydown + projected appreciation supports a ~$60k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 36 days — a 3% lower offer ($804k) is reasonable based on typical stale-listing flexibility.

Recommended offer $782,523 (5.6% below list)

Questions for the listing agent

1. It's been on market 36 days. Have you received any prior offers? Is the seller open to a 6% 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: 0.94% ✗
• Cap rate: 6.88%
• Cash-on-cash: 2.11%
• DSCR: 1.09
• GRM: 8.8

CMA / ARV

• ARV (median comp): $842,033
• List price: $829,000
• Delta: -1.55%
• Verdict: FAIR
• Comps: 20 within 1.0 mi

Projected returns pro-forma

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

5-year hold

• IRR: 7.2%
• Equity multiple: 1.39×
• Total profit: $91,267
• Equity at exit: $335,782

10-year hold

• IRR: 10.4%
• Equity multiple: 2.44×
• Total profit: $333,471
• Equity at exit: $490,385

Cash invested: $232,120 (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: 114
• Price-to-rent: 8.8×

Monthly cashflow live

• Estimated rent: $7,825 medium
• Mortgage (P&I): −$4,347
• Tax from tax record: −$436 /mo · $5,229/yr
• Insurance: −$345
• HOA: −$645
• Vacancy / Maint / Mgmt: −$1,643
• Net cashflow: $408

Break-even live

Break-even rent $7,308

Max offer price $829,000

Occupancy floor 90%

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: $207,250
• Closing costs: $24,870
• Reserves months: —
• Total cash needed: —

Rent comps 2 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
249 Pollard Rd Lincoln, NH	3.0	2.0	1652	$2,000	$1.21	44d	1	0.53mi
15 Winter Way #4 Lincoln, NH	3.0	2.5	1443	$18,000	$12.47	43d	1	0.81mi

HOA detail condo

• Monthly dues: $645 · $7,740/yr
• Assessments: None detected in remarks — confirm with the listing agent.

Listing history 16 events

1. 2026-06-18
   price $829,000 Active 36 DOM
2. 2026-06-18
   days on market $849,000 Active 36 DOM
3. 2026-06-17
   days on market $849,000 Active 35 DOM
4. 2026-06-16
   days on market $849,000 Active 34 DOM
5. 2026-06-15
   days on market $849,000 Active 33 DOM
6. 2026-06-13
   days on market $849,000 Active 31 DOM
7. 2026-06-12
   days on market $849,000 Active 30 DOM
8. 2026-06-09
   days on market $849,000 Active 27 DOM
9. 2026-06-08
   days on market $849,000 Active 26 DOM
10. 2026-06-07
    days on market $849,000 Active 25 DOM
11. 2026-06-07
    days on market $849,000 Active 24 DOM
12. 2026-06-04
    days on market $849,000 Active 21 DOM
13. 2026-06-02
    days on market $849,000 Active 20 DOM
14. 2026-06-01
    days on market $849,000 Active 19 DOM
15. 2026-05-31
    days on market $849,000 Active 18 DOM
16. 2026-05-13
    listed $849,000 Active 690-char remark

ⓘ 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: $5,229 · $436/mo
• Projected year-2 tax: $11,651 · $971/mo
• Expected delta: +$6,422/yr (+$535/mo · 122.8%)

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

Taxation est. · year 1

• Rental income: $93,903
• − Mortgage interest: −$46,437
• − Property taxes: −$5,229
• − Insurance: −$4,145
• − Repairs & maintenance: −$7,512
• − Management: −$7,512
• − HOA: −$7,740
• − Depreciation: −$24,116
• Taxable loss: −$8,789
• Est. tax savings @ 24.0%: +$2,109
• After-tax cash flow: $7,010/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

• Census place: Lincoln, NH
• 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

• 2026-05-13 Listed $849,000 PrimeMLS

Property tax history

+1.1%/yr

Latest (2024): $5,229 · +0.0% YoY. Source: county tax records.