1361 Hearthstone Ct Unit 12-H · McCall, ID 83638

$65,000

3 bd · 3.0 ba · 2,000 sqft · SingleFamily · 193 Days on market

Built 2004

---

Why this score? — see what drove the B 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 +30.0/30.0
• 1% rule +10.0/10.0
• DSCR +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

1/8th interest in a Hassle-free ownership with all amenities. Current reservations include:Two Homes April 3rd - April 10th, May 28th - June 4th, July 24th - July 31st, and 10/15-10/22. Buyer may cancel and rebook any of these dates based on availability. Each owner receives at least 6 weeks of planned time each year in a fully appointed home. Access to all Spring Mountain Ranch amenities including seasonal pool, outdoor hot tub, steam room , gym, pickleball courts, and massage facilities. Owner services, maintenance, and housekeeping staff available 7 days a week to meet your every need.

Key facts

• Pickleball courts
• Outdoor hot tub
• Steam room

Tags

• SEASONAL POOL
• OUTDOOR HOT TUB
• STEAM ROOM
• GYM
• PICKLEBALL COURTS
• MASSAGE FACILITIES

Property features AI

Finance

• Other: Subdivision: Hearthstone Townhouse; Directions: Adjacent to the SMR Ranch House. SMR Blvd to Hearthstone Ct. Take a left and stop at Owner Services (first building on the left).
• HOA & community: Homeowners association; Community golf

Exterior

• Parking: One total parking space; One covered parking space; One-car garage; Shared driveway; Open parking available
• Utilities: Public water; Public sewer; Electric service on property; 220 volt electric; Underground electric
• Home design: Residential timeshare; Updated/remodeled condition; Two levels (2 stories)
• Construction: Frame construction with wood siding; Concrete perimeter foundation
• Exterior features: On golf course; Near golf course; Sloped lot; Wooded; Paved road; Has view; Composition roof

Interior

• Kitchen: Range; Oven; Dishwasher; Disposal; Microwave; Refrigerator; Freezer
• Bathrooms: Three full bathrooms
• Heating & cooling: Baseboard heating
• Interior features: Vaulted ceilings; Window treatments; Propane fireplace; Basement
• Laundry & utility: Washer; Dryer

What this means for you Summary

Snapshot

• This is a 3-bed/3.0-bath single-family listed at $65k.

Deal economics

• At list price, monthly cash flow is $631 ($8k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $65k).
• Recommended offer: $57k (12.0% below list) — sets the bar for market timing.

Location & tenants

• Location reads 72/100 on livability (#49 in ID) — a middle-class / working-renter tenant base. Strengths: schools A, health & safety A, housing B; Watch: amenities F, commute F.
• Mccall-Donnelly Joint School District (rural): math 59% / reading 74% proficiency, ranked #8 of 92 in ID (top 9%) — acceptable for families but not a draw, mixed tenant base, ~2y average lease.
• Market conditions: 519 active listings in the ZIP; 250 units permitted in Valley County in 2024 (0 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $449 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Valley County population projected at +7% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $18k cash investment doubles in ~3 years — after that, you're playing with house money.

Negotiation context

• It's been on market 193 days — a 12% lower offer ($57k) is reasonable based on typical stale-listing flexibility.
• 4 sale attempts since 9y 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

• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $57,200 (12.0% below list)

Questions for the listing agent

1. It's been on market 193 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are A-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
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 for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 2.10% ✓
• Cap rate: 17.94%
• Cash-on-cash: 41.59%
• DSCR: 2.85
• GRM: 4.0

CMA / ARV

• ARV (on-the-fly): $906,000
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1389 Hearthstone Ct Unit 17-H	0.03mi	3/3.0	2,000 (0%)	6mo	$68,500	$34	94
133 Brundage View Ct	0.40mi	3/3.0	1,998 (-0%)	1mo	$875,000	$438	80
917 Camas	0.21mi	4/3.0 (+1)	2,167 (+8%)	1mo	$989,000	$456	71
1381 Hearthstone Ct Unit 16-B	0.03mi	3/3.0	2,300 (+15%)	4mo	$68,500	$30	70
1013 Penstemen Pl	0.18mi	3/3.0	1,714 (-14%)	7mo	$1,095,000	$639	62
1034 Fireweed	0.27mi	3/3.0	1,706 (-15%)	2mo	$850,000	$498	61
910 Camas Pl	0.27mi	2/2.5 (-1)	1,812 (-9%)	4mo	$909,000	$502	61
1685 Ginney Way	0.62mi	3/2.0	1,952 (-2%)	7mo	$884,900	$453	57
1414 Dawson	0.62mi	3/3.0	1,818 (-9%)	0mo	$849,900	$467	56
1484 Dragonfly Loop	0.70mi	3/2.5	2,082 (+4%)	6mo	$749,900	$360	54
1409 Dragonfly Loop	0.59mi	3/2.0	1,855 (-7%)	3mo	$759,000	$409	54
1105 Graham Dr	0.71mi	3/2.0	1,954 (-2%)	7mo	$869,900	$445	53

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

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

5-year hold

• IRR: 38.2%
• Equity multiple: 2.63×
• Total profit: $29,662
• Equity at exit: $9,692

10-year hold

• IRR: 44.7%
• Equity multiple: 5.27×
• Total profit: $77,644
• Equity at exit: $5,620

Cash invested: $18,200 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 91 Strongly Landlord-Friendly
• State Idaho: 91 Strongly Landlord-Friendly · R+18
• County: — inherits STATE
• City: — inherits STATE

3-day pay-or-quit; preempted; minimal tenant protections.

Methodology + full state rankings →

ZIP-level market 83638

• Active inventory: 519
• Price-to-rent: 4.0×

Monthly cashflow live

• Estimated rent: $1,367 medium
• Mortgage (P&I): −$341
• Tax est. 1.5%: −$81 /mo · $975/yr
• Insurance: −$27
• HOA: −$0
• Vacancy / Maint / Mgmt: −$287
• Net cashflow: $631

Break-even live

Break-even rent $569

Max offer price $65,000

Occupancy floor 49%

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: $16,250
• Closing costs: $1,950
• Reserves months: —
• Total cash needed: —

Listing history 19 events

1. 2026-06-17
   status $65,000 Pending 193 DOM
2. 2026-06-16
   days on market $65,000 Active 193 DOM
3. 2026-06-15
   days on market $65,000 Active 192 DOM
4. 2026-06-14
   days on market $65,000 Active 190 DOM
5. 2026-06-12
   days on market $65,000 Active 189 DOM
6. 2026-06-09
   days on market $65,000 Active 186 DOM
7. 2026-06-08
   days on market $65,000 Active 185 DOM
8. 2026-06-07
   days on market $65,000 Active 184 DOM
9. 2026-06-04
   days on market $65,000 Active 180 DOM
10. 2026-06-03
    days on market $65,000 Active 179 DOM
11. 2026-05-31
    days on market $65,000 Active 178 DOM
12. 2026-05-31
    days on market $65,000 Active 177 DOM
13. 2026-02-12
    price $65,000
14. 2026-02-11
    listed $65,000 Active
15. 2025-12-04
    listed $68,500 Active
16. 2017-05-11
    soldstatus
17. 2017-05-11
    soldstatus
18. 2017-01-12
    listed $18,500
19. 2017-01-12
    listed $18,500

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 2/10 Low 6 d/yr ≥87°F today · 14 d/yr by 30 yrs out
• 💨 Wind 1/10 Low
• 🫁 Air quality 7/10 Severe 12 unhealthy d/yr today · 13 by 30 yrs out

Taxation est. · year 1

• Rental income: $16,405
• − Mortgage interest: −$3,641
• − Property taxes: −$975
• − Insurance: −$325
• − Repairs & maintenance: −$1,312
• − Management: −$1,312
• − Depreciation: −$1,891
• Taxable income: $6,948
• Est. tax owed @ 24.0%: −$1,668
• After-tax cash flow: $5,902/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: Mccall-Donnelly Joint School District
• NCES district ID: 1602030
• Math proficiency: 59% ▼ -1.00%
• Reading proficiency: 74% ▼ -5.00%
• Median HH income: $52,333
• Composite: 56.63/100
• National rank: #1137
• State rank: #8 of 92 in ID

Livability — McCall

• Score: 72/100
• State rank: #49
• US rank: #6315

Category grades

Amenities F Commute F Cost of living C Crime C+ Employment C+ Housing B Health & safety A User ratings A+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: McCall, ID
• Population (ZIP): 7,507

Population outlook (Valley County) Hauer SSP2

• Today (2025): 10,964 people
• By 2030: 11,279 · +2.9%
• By 2040: 11,584 · +5.7%
• By 2050: 11,754 · +7.2%
• By 2075: 12,246 · +11.7%
• By 2100: 11,948 · +9.0%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (93%)
• Race & ethnicity: White 93% Hispanic / Latino 6% Two or more races 3%
• Hispanic origin (detail): Mexican 1% Puerto Rican 4%
• Common ancestry: Lithuanian 5% Italian 3% Romanian 2%
• Foreign-born: 0%
• Languages at home: 99% English-only · Spanish 1%

Political lean MEDSL · Valley

• 2024 margin: R (+18.6) · D 39.6% · R 58.2% · Other 2.2%
• 2008→2024 swing: -11.6pp toward R · 2008: -6.9pp · 2024: -18.6pp
• All cycles: 2024: R+18.6 2020: R+13.7 2016: R+18.6 2012: R+11.6 2008: R+6.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -242.11%
• Current HPI: 301.1886
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 4.51%
• F500 in state: 6

Industry mix (Fortune 500 HQ in ID)

Industry	F500 HQs	Revenue
▸Retail	1	$79B
▸Technology	1	$25B
▸Food / Agriculture	1	$6B

Price history

+251.4% since first listed

7 events — show timeline

• 2026-02-12 Price Changed $65,000 MCAOR
• 2026-02-11 Listed $65,000 IMLS
• 2025-12-04 Listed $68,500 MCAOR
• 2017-05-11 Sold (MLS) — MCAOR
• 2017-05-11 Sold (MLS) — IMLS
• 2017-01-12 Listed $18,500 MCAOR
• 2017-01-12 Listed $18,500 IMLS