1379 Hearthstone Ct Unit 15-H · McCall, ID 83638

$62,000

4 bd · 3.0 ba · 1,915 sqft · Townhouse

Built 2005 Good condition $617/mo HOA · 43% of rent ↓ 11% 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 +21.4/30.0
• 1% rule +10.0/10.0
• ARV discount +7.5/15.0
• DSCR +6.8/10.0
• Schools +5.7/10.0
• Condition / age +4.0/5.0
• Livability +3.6/5.0
• Rent growth +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks MLS

Hassle-free home ownership with all of the amenities! Hearthstone's 1/8 Fractional entitles each owner to at least 6 weeks of fun in their fully appointed McCall Home. Enjoy the Spring Mountain Ranch amenities and the concierge services of Hearthstone. Pool, Tennis, Gym, and Golf just out your front door. HOA covers every thing from taxes & utilites to departing housekeeping service. Week long reservations begin 6-11 & 7-2 for summer of 2026, plus two 3 night stays. For a complete understanding of how Hearthstone may work for you, call listing agent.

Key facts

• $617 HOA
• Garage
• Community pool

What this means for you Summary

Snapshot

• This is a 4-bed/3.0-bath townhouse listed at $62k. Condition is rated good.

Deal economics

• At list price, monthly cash flow is $91 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($1k rent vs $62k).

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); Mccall-Donnelly High School (math 62% / reading 82%, grade B+, #7 of 169 statewide, top 4%, 429 students, 11% FRL).
• 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 $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

• Only 0 days on market — expect competitive offers; lowballing is unlikely to land.
• 4 sale attempts 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

• Watch-outs: HOA is 43% of rent.
• Climate carrying-cost: major wildfire risk — expect insurance premiums to compound above CPI over the hold.

Recommended offer $62,000

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. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. 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?
4. 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.
5. 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.
6. 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: 2.32% ✓
• Cap rate: 8.06%
• Cash-on-cash: 6.32%
• DSCR: 1.28
• GRM: 3.6

CMA / ARV

• ARV (on-the-fly): $752,595
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
1379 Hearthstone Ct Unit 15-H	0.00mi	4/3.0	1,915 (0%)	0mo	$62,000	$32	100
1391 Hearthstone Ct Unit 18-D	0.02mi	4/3.0	1,915 (0%)	1mo	$65,000	$34	98
1339 Hearthstone Ct	0.04mi	3/3.0 (-1)	1,915 (0%)	0mo	$62,000	$32	93
1329 Hearthstone Ct Unit 5A	0.05mi	3/3.0 (-1)	1,915 (0%)	9mo	$59,900	$31	85
1371 Hearthstone Ct Unit 14H	0.01mi	3/3.0 (-1)	2,000 (+4%)	8mo	$65,000	$33	80
1321 Hearthstone Ct Unit 4G	0.06mi	3/3.0 (-1)	2,000 (+4%)	8mo	$65,000	$33	78
1425 Clements Rd #5	0.28mi	3/3.0 (-1)	2,007 (+5%)	7mo	$789,000	$393	68
722 Lick Creek Rd #8	0.70mi	3/3.0 (-1)	1,857 (-3%)	3mo	$799,000	$430	55
611 Blue Water Cir	0.62mi	4/3.0	2,066 (+8%)	7mo	$928,000	$449	52
1517 Roosevelt Ave	0.70mi	3/3.0 (-1)	2,002 (+4%)	8mo	$995,000	$497	48
1520 Roosevelt Ave	0.73mi	4/3.0	2,100 (+10%)	8mo	$1,199,000	$571	44
1504 Roosevelt	0.72mi	4/3.0	2,100 (+10%)	9mo	$1,180,000	$562	43

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: -5.9%
• Equity multiple: 0.78×
• Total profit: $-3,822
• Equity at exit: $9,244

10-year hold

• IRR: 4.4%
• Equity multiple: 1.33×
• Total profit: $5,799
• 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: 519
• Price-to-rent: 3.6×

Monthly cashflow live

• Estimated rent: $1,439 medium
• Mortgage (P&I): −$325
• Tax est. 1.5%: −$78 /mo · $930/yr
• Insurance: −$26
• HOA: −$617
• Vacancy / Maint / Mgmt: −$302
• Net cashflow: $91

Break-even live

Break-even rent $1,323

Max offer price $62,000

Occupancy floor 89%

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: $617 · $7,404/yr
• Likely covers: poolgymdoorman

Listing history 4 events

1. 2026-06-01
   remarks 646-char remark
2. 2026-06-01
   listing id $62,000 Pending
3. 2026-06-01
   remarks 560-char remark
4. 2026-06-01
   listed $62,000 Pending

ⓘ 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 · 15 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: $17,269
• − Mortgage interest: −$3,473
• − Property taxes: −$930
• − Insurance: −$310
• − Repairs & maintenance: −$1,382
• − Management: −$1,382
• − HOA: −$7,404
• − Depreciation: −$1,804
• Taxable income: $586
• Est. tax owed @ 24.0%: −$141
• After-tax cash flow: $957/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.

Condition & rehab AI · 12 photos

Good 80/100 Cosmetic rehab

This townhouse is in good condition with minimal repairs needed. It offers a great location with amenities and is move-in ready.

Value-add opportunities

• Both Paint exterior — Enhances curb appeal and resale value
• Both Replace gutters — Improves home's appearance and functionality

Renovation cost estimate screening

Value-add ROI direction

• Both Paint exterior — Enhances curb appeal and resale value ↑
• Both Replace gutters — Improves home's appearance and functionality ↑

ⓘ Cost ranges are severity-bucket heuristics (US national rule-of-thumb). Get contractor quotes + a written scope before underwriting a rehab budget.

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

-10.8% since first listed

12 events — show timeline

• 2026-06-12 Listing Removed — IMLS
• 2026-06-01 Listed $62,000 IMLS
• 2026-05-31 Delisted — MCAOR
• 2026-05-30 Listed $62,000 MCAOR
• 2025-08-14 Sold (MLS) — IMLS
• 2025-08-14 Sold (MLS) — MCAOR
• 2025-08-07 Pending — MCAOR
• 2025-08-07 Pending — IMLS
• 2025-06-14 Price Changed $66,000 MCAOR
• 2025-06-14 Price Changed $66,000 IMLS
• 2025-04-30 Listed $69,500 MCAOR
• 2025-04-29 Listed $69,500 IMLS