1339 Hearthstone Ct · McCall, ID 83638

$62,000

2 bd · 3.0 ba · 1,915 sqft · Townhouse public records · 80 Days on market

Built 2003 2,178 sqft lot $604/mo HOA · 57% of rent ↓ 45% since listing

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Why this score? — see what drove the D- 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).

• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• Schools +5.7/10.0
• Livability +3.6/5.0
• Cash flow +3.3/30.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• DSCR +0.0/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

Enjoy 1/8th ownership in a beautifully appointed Hearthstone townhome in McCall, Idaho, offering a truly hassle-free way to experience mountain living. Current reservations include June 12–19, June 19–26, and October 22–29, with the flexibility to adjust your schedule based on availability. The townhomes are thoughtfully designed with a warm, mountain style, featuring spacious open floor plans, high-end finishes, and comfortable gathering spaces. Interiors include gourmet kitchens with quality appliances, cozy living rooms with fireplaces, large windows that bring in natural light, and private outdoor spaces. Each residence is fully furnished and turnkey, allowing you to arrive and immediately settle into the McCall lifestyle without the stress of maintenance or upkeep. Ownership also includes full access to the amenities at Spring Mountain Ranch, where you can enjoy a seasonal pool, outdoor hot tub, steam room, fitness center, pickleball courts, It's the perfect place to unwind after a day on the mountain, on the lake, enjoying everything McCall has to offer. In addition, this ownership includes a transferable membership with The Registry Collection, along with included points

Key facts

• Mountain living
• Gourmet kitchens
• Seasonal pool

Tags

• MOUNTAIN LIVING
• GOURMET KITCHENS
• PRIVATE OUTDOOR SPACES
• FULLY FURNISHED
• TURNKEY
• SEASONAL POOL

Property features AI

Finance

• Other: Located in the Spring Mountain Ranch subdivision; Directions: Spring Mountain Blvd to Hearthstone Ct; turn in at the ranch house entrance
• HOA & community: HOA with annual association fee; Association fee $7,250 per year

Exterior

• Parking: Attached garage (1 car); 1 covered parking space
• Utilities: City water service; Sewer connected
• Home design: Townhouse; Private road frontage
• Construction: Frame construction; Composition roof; Built in 2003
• Exterior features: Community pool access; Small lot; Golf course access; Tennis courts on or near the property; Wooded setting; Winter access

Interior

• Kitchen: Breakfast bar; Concrete countertops
• Bedrooms: 3 bedrooms — two on the main level and one on the lower level
• Flooring: Hardwood; Carpet
• Bathrooms: 3 bathrooms
• Heating & cooling: Electric forced-air heat; Central air conditioning; Propane fireplace
• Interior features: Primary bedroom with an attached bath; Double vanity; Breakfast bar; Concrete countertops
• Laundry & utility: Electric water heater

What this means for you Summary

Snapshot

• This is a 2-bed/3.0-bath townhouse listed at $62k.

Deal economics

• At list price, monthly cash flow is $-194 ($-2k/yr) — negative.
• To cash-flow at today's rent, offer at most $34k (45.3% below list).
• Meets the 1% rule at list price ($1k rent vs $62k).
• Recommended offer: $34k (45.3% below list) — sets the bar for cash-flow.

Location & tenants

• Location reads 72/100 on livability (#49 in ID) — a middle-class / working-renter tenant base. Strengths: 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.
• Zoned schools: Barbara R Morgan Elementary (math 64% / reading 70%, grade B+, #31 of 357 statewide, top 10%, 428 students, 21% FRL); Payette Lakes Middle School (math 55% / reading 78%, grade A-, #2 of 109 statewide, top 1%, 310 students, 19% FRL); Mccall-Donnelly High School (math 62% / reading 82%, grade B+, #7 of 169 statewide, top 4%, 429 students, 11% FRL).
• Market conditions: 525 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 $429 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.

Negotiation context

• It's been on market 80 days — a 6% lower offer ($58k) is reasonable based on typical stale-listing flexibility.
• 7 sale attempts since 18y ago; this cycle's ask has dropped $21k (25%) from the opening price — seller is motivated, your offer sets the floor, not the list.

Risks & watch-outs

• Watch-outs: HOA is 57% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $33,935 (45.3% below list)

Questions for the listing agent

1. What do current leases actually rent for vs. the listed asking? Can we see a recent rent roll and the last 12 months of T-12 income?
2. It's been on market 80 days. Have you received any prior offers? Is the seller open to a 45% concession, seller financing, or rate buy-down credit?
3. What does the HOA fee cover, when was the last increase, and are there any pending special assessments or reserve-fund shortfalls?
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 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?
7. The area grade is low — what's the realistic commute time and amenity access for the typical tenant pool here? Any planned neighborhood developments (good or bad) we should know about?
8. 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.
9. 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.
10. 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: 1.71% ✓
• Cap rate: 2.54%
• Cash-on-cash: -13.41%
• DSCR: 0.40
• GRM: 4.9

CMA / ARV

• ARV (on-the-fly): $821,535
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1339 Hearthstone Ct	0.00mi	3/3.0 (+1)	1,915 (0%)	0mo	$62,000	$32	95
1329 Hearthstone Ct Unit 5A	0.02mi	3/3.0 (+1)	1,915 (0%)	9mo	$59,900	$31	86
1371 Hearthstone Ct Unit 14H	0.03mi	3/3.0 (+1)	2,000 (+4%)	8mo	$65,000	$33	80
1321 Hearthstone Ct Unit 4G	0.03mi	3/3.0 (+1)	2,000 (+4%)	8mo	$65,000	$33	79
1319 Hearthstone Ct Unit 3-A	0.04mi	3/3.0 (+1)	2,050 (+7%)	12mo	$65,000	$32	71
1425 Clements Rd #5	0.30mi	3/3.0 (+1)	2,007 (+5%)	7mo	$789,000	$393	67
1432 Birdie Glen Blvd #9	0.12mi	3/2.5 (+1)	1,679 (-12%)	14mo	$720,000	$429	55
722 Lick Creek Rd #8	0.74mi	3/3.0 (+1)	1,857 (-3%)	3mo	$799,000	$430	53
1517 Roosevelt Ave	0.72mi	3/3.0 (+1)	2,002 (+4%)	8mo	$995,000	$497	47
601 Bluewater Cir	0.61mi	3/2.0 (+1)	1,719 (-10%)	10mo	$739,900	$430	37
613 Blue Water Cir	0.64mi	3/2.0 (+1)	1,719 (-10%)	10mo	$750,400	$437	36
619 Blue Water Cir	0.63mi	3/2.5 (+1)	1,719 (-10%)	14mo	$785,000	$457	35

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: -40.2%
• Equity multiple: -0.27×
• Total profit: $-22,012
• Equity at exit: $9,244

10-year hold

• IRR: -56.1%
• Equity multiple: -0.93×
• Total profit: $-33,502
• Equity at exit: $5,361

Cash invested: $17,360 (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: 525
• Price-to-rent: 4.9×

Monthly cashflow live

• Estimated rent: $1,061 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$604
• Vacancy / Maint / Mgmt: −$223
• Net cashflow: $-194

Break-even live

Break-even rent $1,307

Max offer price $33,935

Occupancy floor —

Sensitivity live

Price	-10% $-151	-5% $-173	+0% $-194	+5% $-215	+10% $-237
Rent	-10% $-278	-5% $-236	+0% $-194	+5% $-152	+10% $-110
Rate	-1.0pp $-163	-0.5pp $-178	base $-194	+0.5pp $-210	+1.0pp $-226

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: $15,500
• Closing costs: $1,860
• Reserves months: —
• Total cash needed: —

HOA detail

• Monthly dues: $604 · $7,248/yr
• Likely covers: poolgym

Listing history 23 events

1. 2026-06-14
   status $62,000 Pending 80 DOM
2. 2026-06-12
   days on market $62,000 Active 80 DOM
3. 2026-06-09
   days on market $62,000 Active 77 DOM
4. 2026-06-08
   days on market $62,000 Active 76 DOM
5. 2026-06-07
   days on market $62,000 Active 75 DOM
6. 2026-06-04
   days on market $62,000 Active 71 DOM
7. 2026-06-02
   days on market $62,000 Active 70 DOM
8. 2026-06-01
   days on market $62,000 Active 69 DOM
9. 2026-05-31
   days on market $62,000 Active 68 DOM
10. 2026-05-31
    days on market $62,000 Active 67 DOM
11. 2026-05-12
    price $62,000

    Show marketing remark (1214 chars)

    Enjoy 1/8th ownership in a beautifully appointed Hearthstone townhome in McCall, Idaho, offering a truly hassle-free way to experience mountain living. Current reservations include June 12–19, June 19–26, and October 22–29, with the flexibility to adjust your schedule based on availability. The townhomes are thoughtfully designed with a warm, mountain style, featuring spacious open floor plans, high-end finishes, and comfortable gathering spaces. Interiors include gourmet kitchens with quality appliances, cozy living rooms with fireplaces, large windows that bring in natural light, and private outdoor spaces. Each residence is fully furnished and turnkey, allowing you to arrive and immediately settle into the McCall lifestyle without the stress of maintenance or upkeep. Ownership also includes full access to the amenities at Spring Mountain Ranch, where you can enjoy a seasonal pool, outdoor hot tub, steam room, fitness center, pickleball courts, It's the perfect place to unwind after a day on the mountain, on the lake, enjoying everything McCall has to offer. In addition, this ownership includes a transferable membership with The Registry Collection, along with included points

12. 2026-05-12
    price $62,000 1214-char remark

    Show marketing remark (1214 chars)

    Enjoy 1/8th ownership in a beautifully appointed Hearthstone townhome in McCall, Idaho, offering a truly hassle-free way to experience mountain living. Current reservations include June 12–19, June 19–26, and October 22–29, with the flexibility to adjust your schedule based on availability. The townhomes are thoughtfully designed with a warm, mountain style, featuring spacious open floor plans, high-end finishes, and comfortable gathering spaces. Interiors include gourmet kitchens with quality appliances, cozy living rooms with fireplaces, large windows that bring in natural light, and private outdoor spaces. Each residence is fully furnished and turnkey, allowing you to arrive and immediately settle into the McCall lifestyle without the stress of maintenance or upkeep. Ownership also includes full access to the amenities at Spring Mountain Ranch, where you can enjoy a seasonal pool, outdoor hot tub, steam room, fitness center, pickleball courts, It's the perfect place to unwind after a day on the mountain, on the lake, enjoying everything McCall has to offer. In addition, this ownership includes a transferable membership with The Registry Collection, along with included points

13. 2026-03-25
    price $62,900
14. 2026-03-20
    listed $82,900 Active
15. 2026-03-18
    listed $62,900 Active 1214-char remark

    Show marketing remark (1214 chars)

    Enjoy 1/8th ownership in a beautifully appointed Hearthstone townhome in McCall, Idaho, offering a truly hassle-free way to experience mountain living. Current reservations include June 12–19, June 19–26, and October 22–29, with the flexibility to adjust your schedule based on availability. The townhomes are thoughtfully designed with a warm, mountain style, featuring spacious open floor plans, high-end finishes, and comfortable gathering spaces. Interiors include gourmet kitchens with quality appliances, cozy living rooms with fireplaces, large windows that bring in natural light, and private outdoor spaces. Each residence is fully furnished and turnkey, allowing you to arrive and immediately settle into the McCall lifestyle without the stress of maintenance or upkeep. Ownership also includes full access to the amenities at Spring Mountain Ranch, where you can enjoy a seasonal pool, outdoor hot tub, steam room, fitness center, pickleball courts, It's the perfect place to unwind after a day on the mountain, on the lake, enjoying everything McCall has to offer. In addition, this ownership includes a transferable membership with The Registry Collection, along with included points

16. 2025-02-12
    soldstatus
17. 2014-07-01
    soldstatus
18. 2014-07-01
    soldstatus
19. 2014-04-16
    listed $33,500
20. 2014-04-15
    listed $33,500
21. 2010-06-06
    listed $54,900
22. 2009-03-25
    listed $54,900
23. 2008-03-05
    listed $111,999

ⓘ 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 7 d/yr ≥87°F today · 16 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: $12,737
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,019
• − Management: −$1,019
• − HOA: −$7,248
• − Depreciation: −$1,804
• Taxable loss: −$3,066
• Est. tax savings @ 24.0%: +$736
• After-tax cash flow: $-1,592/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

-44.6% since first listed

13 events — show timeline

• 2026-05-12 Price Changed $62,000 IMLS
• 2026-05-12 Price Changed $62,000 MCAOR
• 2026-03-25 Price Changed $62,900 IMLS
• 2026-03-20 Listed $82,900 IMLS
• 2026-03-18 Listed $62,900 MCAOR
• 2025-02-12 Sold (Public Records) — Public Records
• 2014-07-01 Sold (MLS) — MCAOR
• 2014-07-01 Sold (MLS) — IMLS
• 2014-04-16 Listed $33,500 MCAOR
• 2014-04-15 Listed $33,500 IMLS
• 2010-06-06 Listed $54,900 MCAOR
• 2009-03-25 Listed $54,900 MCAOR
• 2008-03-05 Listed $111,999 MCAOR

Property tax history

-0.4%/yr

Latest (2025): $3,780 · +0.8% YoY. Source: county tax records.